North Cook News

City of Elgin Design Review Subcommittee met Aug. 27

Here is the minutes provided by the committee:

The meeting of the Design Review Subcommittee was called to order at 6:00 p.m. in the City Council Chambers (Located on the 2nd floor of City Hall) by Chairman Savel.

MEMBERS PRESENT:

Scott Savel, Chloe Burkhart, Michael Burns, Rebecca Hunter, and Carly Gorick

MEMBERS ABSENT:

Krissy Palermo and Joey Crist

CITY STAFF PRESENT:

Christen Sundquist, Historic Preservation Planner and Ben Saxton, DRSC Secretary

APPROVAL OF MINUTES:

Motion made by Commissioner Burns to approve the minutes of August 13, 2024.

The motion was seconded by Commissioner Burkhart.

The motion passed 4-0-1 (Savel abstained).

RECOGNIZE OTHER PERSONS PRESENT:

None

PROPERTIES ON AGENDA FOR DISCUSSION:

Old Business

N/A

New Business

1. 415 S. Liberty Street – Solar Panels

2. 156 Hill Avenue – Reconstruct front porch stoop

NEW BUSINESS

415 S. Liberty Street – Solar Panels

Project Background:

The applicant has submitted an application for a Certificate of Appropriateness to install 19 solar panels on home at the north and south roof planes at the rear.

The panel location is at the rear on later additions and will be minimally visible from the street. To note, the roof was replaced in 2008.

Elgin Design Guideline Manual Specifications:

Solar Panels

The below guidelines for solar systems in historic districts were provided by the National Alliance of Preservation Commissions. For additional information regarding solar options please visit EnergySage.

When planning the installation of solar panels the overall objective is to preserve characterdefining features and historic fabric while accommodating the need for solar access to the greatest extent possible.

All solar panel installations must be considered on a case-by-case basis recognizing that the best option will depend on the characteristics of the property under consideration. Some guidelines apply to virtually all installation options and are repeated in each section below.

Solar Panels…

A. should also follow regulations subject to the provisions of Chapter 19.90 of the city’s zoning ordinance.

Primary Elevations

For most properties, locating solar panels on the primary façade is the least desirable option because it will have the greatest adverse effect on the property’s character defining features. All other options should be thoroughly explored.

A. Utilization of low-profile solar panels is recommended. Solar shingles laminates, glazing, or similar materials should not replace original or historic materials. Use of solar systems in windows or on walls, siding, and shutters should be avoided.

B. Panels should be installed flat and not alter the slope of the roof. Installation of panels must be reversible and not damage the historic integrity of the resource and district.

C. Solar panels should be positioned behind existing architectural features such as parapets, dormers, and chimneys to limit their visibility.

D. Use solar panels and mounting systems that are compatible in color to establish roof materials. Mechanical equipment associated with the photovoltaic system should be treated to be as unobtrusive as possible. 

Secondary Elevations

A. Solar panels should be installed on rear slopes or other locations not easily visible from the public right-of-way. Panels should be installed flat and not alter the slope of the roof. Installation of panels must be reversible and not damage the historic integrity of the resource and district.

B. Flat roof structures should have solar panels set back from the roof edge to minimize visibility. Pitch and elevation should be adjusted to reduce visibility from public right-ofway.

C. Solar panels should be positioned behind existing architectural features such as parapets, dormers, and chimneys to limit their visibility.

D. Use solar panels and mounting systems that are compatible in color to established roof materials. Mechanical equipment associated with the solar panel system should be painted or treated to be as unobtrusive as possible.

Historic Accessory Structures

A. Solar panels should be installed on rear slopes or other locations not highly visible from the public right-of-way. Panels should be installed flat and not alter the slope of the roof. Installation of panels must be reversible and not damage the historic integrity of the resource and district.

B. Flat roof structures should have solar panel installations set back from the roof edge to minimize visibility. Pitch and elevation should be adjusted to reduce visibility from public right-of-way.

C. Solar panel installations should be positioned behind existing architectural features such as parapets, dormers, and chimneys to limit their visibility.

Use solar panels and mounting systems that are compatible in color to the property’s roof materials. Mechanical equipment associated with the photovoltaic system should be as unobtrusive as possible. Freestanding or Detached 

Consideration to the visibility of solar panels from neighboring properties should be taken, without infringing upon the required solar access.

A. Freestanding or detached on-site solar panels should be installed in locations that minimize visibility from the public right-of-way. These systems should be screened from the public right-of-way with materials elsewhere in the district such as fencing or vegetation of suitable scale for the district and setting.

B. Placement and design should not detract from the historic character of the site or destroy historic landscape materials. 

New Construction On-Site

A. Solar panels should be integrated into the initial design of new construction or infill projects, when possible, to assure cohesion of design within a historic context.

B. Solar panels should be installed on rear slopes or other locations not highly visible form the public right-of-way whenever possible. Panels should be installed flat and not alter the slope of the roof.

C. Flat roof structures should have solar panels set back from the roof edge to minimize visibility. Pitch and elevation should be adjusted to reduce visibility from the public right-of-way.

D. Use solar panels and mounting systems that are compatible in color to established roof materials. Mechanical equipment associated with the solar plane system should be treated to be as unobtrusive as possible.

E. Use of solar systems in windows or on walls, siding or shutters should be installed with limited visibility from the public right-of-way.

Not Recommended for Any Reason

A. Removal of historic roofing materials during the installation of solar systems.

B. Removing or otherwise altering historic roof configuration – dormers, chimneys or other features – to add solar systems.

C. Any other installation procedure that will cause irreversible changes to historic features or materials.

Staff Recommendation:

Staff would recommend the following:

Panels

1. The panels are black in color.

2. The panels have a low profile and shall not be raised more than 4 inches.

3. The installation of the panels shall not destroy or remove historic material or alter the roof configuration.

Additional Equipment

1. Mounting system shall be black and not left metallic in color.

2. Any additional equipment that relates to the solar panel system shall not be visible from the public right-of-way.

3. The location and installation of the equipment shall not destroy or remove historic material.

4. The location of the equipment shall be located next to the electrical meter – do not install equipment at the front elevation of the house.

5. Conduit shall run inside the attic on the main house to connect with the equipment at the rear. If this is not possible, then it shall run along the underside of the soffit/eave and be painted to match the soffit color to blend in and not be noticeable. Do not run conduit over the roof ridge. 

Additional Requirements

1. All other requirements shall meet Title 19 of the Elgin Municipal Code entitled “Zoning” relating to solar energy systems.

Applicant was present for tonight’s COA discussion:

The contractor explained that the color of the panels will match the roof. Staff pointed out that the panels would be minimally noticeable from the street since they are so far back.

Commissioner Savel stated that the proposed location of the panels is acceptable.

Commissioner Burns asked if the panels could be on the garage to which staff responded that they would be more visible compared to the proposed location on the house.

Motion made by Commissioner Gorick to approve with staff recommendations and permitting minor design changes to be reviewed by staff.

The motion was seconded by Commissioner Burns.

The motion passed unanimously.

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156 Hill Avenue – Reconstruct front porch stoop

Project Background:

The property owner has submitted an application for a Certificate of Appropriateness (COA) to rebuild the front stoop. This is a corrective action for work beginning without a permit.

The applicant noted that the stairs were in disrepair. She previously spoke with staff regarding the work but did not realize she needed a permit for the work. As she is removing more than just the handrails, a stoop will be required to meet building code. The applicant also purchased materials and requests those materials be reviewed. The applicant noted that the handrail they purchased is 2 ½” (includes the coved area) in height and 3 ¼” high. Staff noted that this handrail’s dimensions are too small and would not recommend their use.

The porch was enclosed after 1950. If the porch was open, a stoop would not be required, only stairs and handrails, as it is currently.

Elgin Design Guideline Manual Specifications:

PORCHES

A. should be maintained in their original design with original materials and detailing.

B. should not be removed if original to the dwelling.

C. should be repaired or replaced to match the original in design, materials, scale, and placement. 

D. should be screened only if the structural framework for the screen panels is minimal and the open appearance of the porch is maintained. Screen panels should be placed behind the original features such as columns or railings and should not hide decorative details or result in the removal of original porch materials.

E. should have steps of the same material as the porch floor (e.g. porches with wood floors should also have steps made of wood, not concrete or brick).

F. should have poured concrete steps if the porch, patio or terrace floor is made of concrete (see section on Porch Steps).

G. should have 1x4 wood tongue and groove flooring running perpendicular to the façade, if the porch floor is made of wood.

H. should have trellises made of wood, if trellises are appropriate.

I. should have porch skirting that is installed to match the type and style of the house, which may include decorative wood framed skirting, vertical slats, or lattice panels..

J. should not be enclosed with wood, glass, or other materials which would alter the porch's open appearance.

PORCH COLUMNS AND RAILING

A. should be preserved and maintained. Where repair is required, use materials to match the original in dimensions and detailing.

B. should be rebuilt in historic designs if the original columns and railings have been removed or replaced.

C. should have new balusters for the railing, if required. Porch balusters (also called spindles) should be appropriate for the building's style and period. The height of the railing should be in line with the window sill level, if present, and no greater than 30 inches in height.

PORCH STAIRCASES AND STEPS

A. should be retained in their original location and configuration, if original to the property. Wood and concrete steps should be repaired with materials to match the original.

B. should be replaced with wood rather than brick or concrete, if the porch floor is made of wood.

C. should have their tread constructed in either 5/4x12 or 2x12 lumber. The ends of the treads should be bull-nosed and overhang the riser by no less than 1 inch.

D. Should have newel posts and balusters, treads and risers, to match original porch 

Staff Recommendation:

Staff recommends approval of the Certificate of Appropriateness as submitted and with the following conditions:

Stoop

1. Top rail shall be a 2x6 cut down to 4 inch width and shall be chamfered to a point. Must then install ¾” cove molding (PVC or pressure treated) under the top rail on either side of the spindle. Spindle shall be 2x2 with sharp corners and spaced a maximum of 2 inches apart. The bottom rail shall be a 2x6 cut down to a 4 inch width with chamfered edges. Do not use purchased bottom rail as the cupped area where the spindle will sit will trap water and accelerate deterioration/rot.

2. Newel posts shall be 6x6 with a pummeled top edge with a 5” diameter ball cap.

3. Stairs treads are to be 5/4"x12 treated wood or pvc tread with bullnosed edges on all 3 sides to extend past riser 1 1/2". 3/4" pvc cove molding installed on all 3 sides under lip of tread

4. The decking shall be 1x4 tongue and groove installed perpendicular to the house with a 1” overhang on all sides. The decking shall be of rot resistant wood or PVC (recommended).

5. All stoop details shall match the attached drawing.

All stoop details shall be of rot resistant wood and be primed and painted.

*****

Applicant was present for tonight’s COA discussion:

The owner and all of the commissioners approve of the design.

Motion made by Commissioner Hunter to approve with staff recommendations and permitting minor design changes to be reviewed by staff.

The motion was seconded by Commissioner Burns.

The motion passed unanimously.

TABLED ITEMS AT MEETING

None

OTHER:

None

ADDITIONAL STAFF COMMENTS:

Staff announced that the Heritage Commission will have a tent at the farmers market and is looking for volunteers.

CORRESPONDENCE:

None

Motion to adjourn was made by Commissioner Burns.

The motion was seconded by Commissioner Gorick.

The motion passed unanimously.

The meeting of the Design Review Subcommittee was adjourned at 6:32 p.m.

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