Historic Preservation Commission

Meeting Agenda CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION MEETING LOCATION & HPC INFORMATION TUESDAY, JULY 15, 2014 MEETING Location: 1. Call to Order Geneva City Hall 2. Roll Call Council Chambers 3. Approval of Meeting Minutes 109 James Street June 17, 2014 Geneva, IL 60134 4. HPC Review of Building Permit Applications Time: A. 404 South Third Street CASE 2014-053 7:00 p.m. Applicant: Mike Simon The Little Traveler Application for: Window Replacement Commissioners: Scott Roy, Chairman B. 522 Campbell Street CASE 2014-002 Applicant: Maurice McNally / Ken Overstreet Nanette Andersson Avondale Custom Homes Al Hiller Kevin and Donna Greshuck, Owners Zachary Ploppert Application for: New Residence Carolyn Zinke 5. Secretary’s Report 6. New Business Staff Liaison: A. From the Commission Michael A. Lambert B. From the Public Preservation Planner 7. Adjournment 630/938.4541 preservation@geneva.il.us Next meeting August 19, 2014 The Historic Preservation Commission meeting is audio-recorded and summary minutes are taken by a recording secretary. The City of Geneva complies with the requirements of the Americans with Disabilities Act of 1990. Individuals with disabilities who plan to attend this meeting who require accommodations in order to allow them to observe and or participate in this meeting are required to contact the Planning Division at 630/232.0818 at least 48 hours in advance of the meeting to allow the City of Geneva to make reasonable accommodations for those persons.  HISTORIC PRESERVATION COMMISSION MINUTES 109 James Street - Council Chambers Geneva, Illinois 60134 June 17, 2014, 7:00 p.m. 1. Call to Order Chairman Roy called the June 17, 2014 meeting of the Geneva Historic Preservation Commission to order at 7:00 p.m. All commissioners were present. 2. Roll Call Present HPC: Chairman Roy, Commissioners Andersson, Hiller, Ploppert, Schock- Soderberg, Zinke Staff Present: Preservation Planner Lambert Others Present: Michael Huneke, 17 N. 4th Street; Joe Stanton; Mike McFarlane, 806 Steeple Chase, St. Charles; Residents Karen and Mike Leone; Ken Overstreet, 1120 E. Main St., St. Charles; Mary Mackin, 410 S. 4th St., Geneva; Lynn and Jim Bishop, 228 S. Fifth St., Geneva; and Recording Secretary Celeste Weilandt 3. Approval of the May 20, 2014 Minutes The May 20, 2014 minutes were approved on motion by Commissioner Hiller, seconded by Commissioner Schock-Soderberg. Motion carried by voice vote of 5-0-1 (Ploppert abstains). 4. HPC Review of Building Permit Application A. 515 Hamilton Street (Case No. 2014-045); Sidewalk Replacement; Applicant: Joe Stanton - Mr. Lambert explained that after a tree had fallen and cracked a few sections of the concrete sidewalk, the applicant would like to replace the sections with brick pavers to accentuate the entrance to the contributing building. Mr. Joseph Stanton stated he was replacing the two cement sections with brick pavers to mitigate the responsibility to the tree company that broke the sidewalk sections. Installing new concrete would not blend well with the old concrete and would stand out. Commissioner Ploppert moved to approve the request for 515 Hamilton Street as presented. Seconded by Commissioner Hiller. Roll call: Aye: Andersson, Hiller, Ploppert Shock-Soderberg, Zinke, Roy Nay: None MOTION PASSED. VOTE: 6-0 B. 310 S. Fourth Street (Case No. 2014-043): New Garage and Driveway; Applicant: William & M.K. Mackin, McFarlane Enterprises, Inc. - Mr. Lambert explained for the commissioners that this property (contributing) is adjacent to the Warner’s property at 402 Franklin Street where the Warners were removing their one-car garage and were in the process of removing their half of a shared driveway between this property and their property. Images of the 1923 and 1945 Sandborn maps were depicted, noting the garage did not exist as late as 1945. Images of the 1999 Architectural Survey were also presented. The proposed garage will be moved back to accommodate a two-car garage and a turning area. Elevations of the garage were shown with Mr. Lambert noting the elevations show a flat grade, but the real grade does rise towards the rear.  Historic Preservation Commission June 17, 2014 Mr. McFarlane, with McFarlane Enterprises and contractor for the project, explained that the garage floor elevation would be the same as the existing and the project had received approval for the setbacks by the Zoning Board of Appeals.. The garage was two and one-half feet off the lot line to allow for a turning area. In reviewing the adjacent properties, Mr. Lambert stated the properties were exceeding the lot coverage allowable under zoning. Garage materials would include a composite siding (cement fiber) with an 8” inch reveal. Some of the features of the old garage would be mimicked on the new garage. Commissioner Ploppert moved to approve the request, as presented. Seconded by Commissioner Schock-Soderberg. Roll call: Aye: Andersson, Hiller, Ploppert, Shock-Soderberg, Zinke, Roy Nay: None MOTION PASSED. VOTE: 6-0 C. 17 N. Fourth Street (Case No. 2014-042); New Dining Deck/Parking Lot Re-striping; Applicant: Michael Huneke / Firehouse Pizza and Grill - Mr. Lambert summarized the proposal is for an outdoor dining deck and the restriping of an existing parking lot. However, the plans being presented tonight were different than those in the commissioners’ packets. The site will retain the same number of parking spaces with the new deck. Petitioner, Mr. Huneke, along with Joe Stanton, was present and explained that the parking spaces for the area were originally oversized for the area where the new deck would be located. The dining deck (12 feet x 30 feet) would be constructed on bison pedestals which were removable. A six-foot privacy fence would be located on the western portion of the deck. Decking materials include pressure-treated wood with cedar rails (36” height) and balustrades. Umbrellas and tables will be used -- no awnings. Per a question, Mr. Stanton clarified that the building to the north was unoccupied and the railings on that side were lowered to keep the building’s windows unobstructed. Questions were raised regarding vehicle turning radius near the deck and safety issues, wherein Mr. Lambert stated that the building department was still reviewing the request. Commissioner Andersson moved to approve the petition, as presented. Seconded by Commissioner Ploppert. Roll call: Aye: Andersson, Hiller, Ploppert, Shock-Soderberg, Zinke, Roy Nay: None MOTION PASSED. VOTE: 6-0 5. HPC Concept Review of Proposed Development Projects A. 528 Campbell Street (Case No. 2014-044); New Residence; Applicant: Ken Overstreet / Avondale Homes - Mr. Lambert reported that this lot was located at the corner of Campbell and Sixth Streets. Concept elevations, site plan, floor plans, and a streetscape were depicted on the overhead. Mr. Lambert stated that on the Campbell streetscape plan the highest line was representative of the ridge of the former Merritt King house off of Fifth Street, as requested prior by the commissioners. Mr. Ken Overstreet, for Avondale Homes, was present to answer questions on the proposed home. He reviewed those homes that were previously reviewed by the commission. Commissioner Zinke discussed the status of the white pine located on Lot 2, which Mr. Overstreet indicated would be removed to allow for a 10-foot utility area, but he still had to submit a tree plan. As to the western lot line on Lot 5, ad the wall of trees there, Mr. Overstreet indicated he was thinking of removing the pine trees but locating the driveway around one of the larger trees. Commissioner Zinke reminded the commissioners she was addressing the historical 2  Historic Preservation Commission June 17, 2014 standard from the Secretary of Interior Standards as it related to changing the environment in a historical district. The mature trees on the lot, to her, pertained to the environment. Per commissioner questions, the home’s materials would be stucco and brick/stone with a detached garage. Commissioners appeared to be comfortable with the home’s massing for the historic district. Per a question about the garage, Mr. Overstreet indicated he was considering relocating a utility area on the far side of the garage and relocating it to the opposite side of the garage to save a tree. Setbacks of the other homes, along with this home, were confirmed to be the same. Questions also arose regarding the 6-foot side yard setbacks depicted on the site plan, wherein Mr. Lambert stated they were allowed. Lastly, Mr. Lambert mentioned that the window on the second floor facing Campbell Street was for a closet space and the rear window over the patio would become a blind window with shutters since it was a shower area. Commissioners were fine with those details. Mr. Overstreet had no further questions or comments. No comments received from the public. 6. Secretary’s Report Mr. Lambert reported on the following: 1) a conceptual project which is being considered for the old Cetron building located at 7th and State Street, with a small section of the building falling under the historic district; 2) a resume form from the Illinois Historic Preservation Association that the commissioners need to fill out and submit to Mr. Lambert who will file the form with the State of Illinois; 3) a copy of the annual report submitted by Mr. Lambert to the IHPA; 4) a copy of staff’s monthly activity report; and 5) the statistics from the city’s Facebook page regarding Historic Preservation Month. 7. New Business A. From the Commission - Commissioners Hiller and Andersson announced the Patton House is open for business. Zinke mentioned she met with City Admin. McKittrick, the two aldermen from Ward 5, and Ellen Davita to discuss the new TIF district for the city’s east side, pointing out that three historic properties are located there. Andersson reported she attended the I.I.T. public town meeting regarding the preservation of the Farnsworth House which had three proposals. Details of each proposed followed, with Commissioner Andersson believing the third option -- using hydraulic jacks to raise the structure -- was the best option since the jacks were reversible. Hiller mentioned he visited the various business who had posters placed in their windows for Preservation Month and thanked them for their support. Lastly, it was suggested that there be a scavenger hunt for next year’s Preservation Month activities. B. From the Public - None. 8. Adjournment The meeting was adjourned at 7:58 p.m. on motion by Commissioner Ploppert, seconded by Schock-Soderberg. Motion carried unanimously by voice vote of 6-0. 3 Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 4A 404 South Third Street July 15, 2014 Permit Review Applicant: BACKGROUND Mike Simon The proposed window replacement is within a circa 1968-1972 vestibule The Little Traveler enclosure. The vestibule enclosure is not a historic area of the building which is ranked as a Significant property within the Geneva Historic District. The windows have rotted and are beginning to fail noticeably. The windows are utilized for merchandise display but the deteriorating condition has created a dangerous condition. Request: Permit Review REQUEST Window Replacement The Applicant proposes to replace each of the single, 9-lite fixed windows with three (3) custom windows with a 1-1/2 inch structural mullion between the individual sashes. While the character will be somewhat HPC Case Number: altered, the change in appearance will be minimal. The request for the 2014-053 structural mullions is for the purpose of attaching shelving brackets to a strong element (rather than to the window muntins as existing at the present time). The wood windows will be custom-made to fit the existing Staff Liaison: openings. Michael Lambert STAFF ANALYSIS Preservation Planner 630/938.4541 The proposed window modification does not significantly alter the overall character of the vestibule windows. The existing windows are preservation@geneva.il.us not historic in-and-of-themselves and are not part of the historic sections of the building. The existing window openings appear to have been modified to accommodate the installation of the existing multi-lite picture windows. The proposed windows, constructed of wood interiors and exteriors, are consistent with the Geneva HPC Window Policy. The installation of the proposed window system will provide a safe merchandising condition at one of the prime entrances to The Little Traveler complex. Top Row: Fulton Street Vestibule, constructed circa 1966-70 Middle Row: Close-up of east and West windows at Entry Vestibule Bottom Row: Deteriorated exterior sill at East window; Existing display shelving attached to non-structural glazing muntins; Dropping sash at East window due to deteriorated sill and bottom rail Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 4B 522 Campbell Street July 15, 2014 Permit Review Applicant: BACKGROUND Avondale Custom Homes The proposed infill residence is part of a larger redevelopment proposal Maurice McNally for the properties formerly designated as 212 South Fifth Street and 520 Ken Overstreet, Architect Campbell Street. The proposed residence is one of four (4) new, single- family residences that will be built on the vacant land surrounding the former Merritt King home and property. The proposed construction replaces a circa 1958 ranch home that was Request: identified as anon-contributing structure within the Historic District and Permit Review that, subsequent to a demolition request, was razed in 2013. New Infill Residence The proposed infill residence will be situated mid-block between Fifth and Sixth and occupy Lot 4 (designated as 522 Campbell Street). HPC Case Number: The original architectural design concept, with a side-loaded, “snout- 2014-002 nosed” garage configuration was presented for review and comment on February 18, 2014. At that time the HPC recommended several architectural revisions to modify the concept plans to be more consistent Staff Liaison: with the Design Guidelines for Historic Properties, adopted by the HPC in Michael Lambert 2010. The primary concerns expressed at the initial review included the Preservation Planner overall mass and bulk of the proposed residence; the lack of a functional front porch; and the incorporation of a “snout-nosed” garage design 630/938.4541 which is strongly discouraged under the adopted Design Guidelines. preservation@geneva.il.us Subsequently, an alternate concept was brought forward for HPC review on May 20, 2014. The “snout-nosed” garage concept was modified to provide a street-facing, two car garage. The HPC raised concerns about the street-facing garage; however, the HPC also acknowledged that the narrow lots may not allow for side-load or rear yard, detached garages. The HPC requested that the garage be recessed as far as possible from the street and front façade of the residence. Also, the HPC identified that the use of traditional forms and materials as well as a functional porch were moving the design in the appropriate direction. However, preliminary Staff Review identified that the proposed house appeared to exceed both lot coverage and bulk regulations as identified in the Zoning Ordinance. The review was continued and the Applicant was encouraged to work with Staff to develop a concept that would be more consistent with the objectives of the Design Guidelines and compliant with all zoning regulations.  Agenda Item 4B Page 2 of 3 Permit Review REQUEST Following extensive discussions with City Staff (Building and Preservation Divisions), the Applicant has submitted, for approval, a two-story home with traditional massing, materials and architectural elements as well as a street-facing, two-car garage. STAFF ANALYSIS The proposed residence has been modified to meet zoning requirements for lot coverage and building bulk. Architecturally, the Applicant has made numerous modifications to the original, conceptual design so that the proposed residence is more consistent with the overall goals of the adopted Design Guidelines. Specifically, the modifications include: • reduction of overall building volume and street massing; • relocation of the stairwell mass from the east elevation to a largely internal location at the west elevation; • reduction of the overall second floor massing with the second floor massing and architectural emphasis shifted over the porch entry at the main level; • a functional entry porch with period-inspired proportions, including substantial porch columns; • massing that draws attention to the main entrance and away from the garage; • employing architectural materials and massing that anchors the first floor while reducing the visual mass of the second floor; • recessing the street-facing garage below a deep overhang to minimize its impact on the neo- traditional rhythm of the street block; and • incorporation of period-inspired overhead garage doors that provide neo-traditional street character for and a period-sensitive scale to the house. The proposed architecture is sympathetic to historic elements of 19th century homes in the surrounding Historic District but is not a duplication of other homes within the Geneva Historic District. Exterior materials (stone veneer at the main level; shingle siding at the sides, rear and second floor; and asphalt shingled roof) are consistent with materials found throughout the Geneva Historic District. The outstanding issue that the HPC members must resolve amongst themselves is the issue of allowing street- facing garages under certain circumstances. The Design Guidelines recognize that street-facing, attached garages, most often, are not appropriate within a historic neighborhood. However, the Design Guidelines do not specifically prohibit street-facing garages but do “recognize the need for continual adaptation, maintenance and improvements” within the Historic District. Importantly, the recommendations outlined within the Design Guidelines are not mandated by ordinance, but the Design Guidelines document serves as a policy statement intended to illustrate methods of achieving new construction design goals that are compatible with and complementary to the Secretary of the Interior’s Standards for Rehabilitation for historic properties. Additionally, the Design Guidelines must be implemented in a manner that does not diminish rights—specifically lot coverage rights—that are granted under the codified zoning provisions for a particular development district. The Design Guidelines, effectively, are an attempt to outline typical examples of new construction that blend with the historic character of the immediate neighborhood of the Historic District. Although the proposed residence at 522 Campbell Street may not meet 100% of the Design Guideline objectives, the Applicants have made a very deliberate effort to be sympathetic to the historic neighborhood and to comply  Agenda Item 4B Page 3 of 3 Permit Review with the intent of the Design Guidelines and past direction of the HPC. Consequently, the HPC must determine whether or not the Applicants’ integration of specific architectural design elements into the proposed residence and proposed streetscape effectively minimizes the impact of street-facing garages along the Campbell Street frontage and, further, that the proposed construction does not adversely impact the overall architectural character of the Historic District.