Historic Preservation Commission

Regular Meeting

Geneva, IL · August 19, 2014

Minutes

HISTORIC PRESERVATION COMMISSION MINUTES 109 James Street - Council Chambers Geneva, Illinois 60134 August 19, 2014, 7:00 p.m. 1. Call to Order Vice Chair Andersson called to order the August 19, 2014 meeting of the Geneva Historic Preservation Commission. 2. Roll Call Present HPC: Vice Chair Andersson, Commissioners Hiller, Zellmer, Abplanalp Absent: Commissioner Craft, Zinke, Chairman Roy Staff Present: Preservation Planner Lambert; Community Development Dir. Untch Others Present: Glorianne and Colin Campbell, 18 S. Sixth Street; Resident Donna Grescheck, owner of lot 4 of the former Merritt King property; and Recording Secretary Celeste Weilandt New commissioners Paul Zellmer and Jennifer Abplanalp were welcomed by HPC Vice- Chair Andersson. Zellmer and Abplanalp shared their backgrounds. 3. Approval of the July 15, 2014 Minutes The July 15, 2014 minutes were deferred due to commissioners Zinke and Craft being absent and the new commissioners not being able to vote on the minutes. Andersson asked to reflect that Commissioner Craft was formerly known as Commissioner Ploppert and noted a change in the Secretary Report, Item 6, Part 3: delete the word “dratt” and insert the word “draft”. Mr. Lambert also stated that Commissioner Craft’s name was misspelled on tonight’s agenda and he apologized for the error. 4. HPC Review of Building Permit Application A. 302 N. First Street (Case No. 2014-068); Window Replacement; Applicant: Rosalie McCafferty - Mr. Lambert reported that the subject window is viewable from a rear side yard and it was replaced in the late 1950s or 1960s. The home is a contributing structure with remodeling done throughout the years. Only two original windows remain on the home and are located on the side street elevation. The proposed windows will match the existing configuration, except for having casement flanking windows, they will be double-hung windows. Owner Rosalie McCafferty stepped forward and explained that the window being replaced was installed by her aunt and uncle in the 1950s and has fallen in disrepair. Commissioner comments were positive and that the window was being replaced with double hung windows which was more appropriate for the house. Asked why she was choosing another Chicago-style window (a central, fixed window with narrower, operable windows flanking either side), Ms. McCafferty stated the original window was a single window pane and was replaced with what currently exists. She was just replacing it in-kind. Andersson suggested Historic Preservation Commission August 19, 2014 installing a more historically appropriate window such as two or three double-hungs next to each other, but she left that up to the owner. Comments from Commissioner Zinke were read into the record: I realize that the requested window is almost a duplicate in terms of appearance to the window that is being replaced. However I wonder, without any additional cost or trouble to Ms. McCafferty, would it be possible that this window could be a set of 3 identical sized double-hung windows rather than the window shown in the drawing? A three double-hung arrangement might fit the character of the house more than the requested window, which I feel is reminiscent of a 1950s and 1960s ranch-style window. However, if this suggestion is not feasible, I have no further concern. Motion by Commissioner Hiller, seconded by Commissioner Zellmer to accept the proposal as presented, with the opportunity of a change by the homeowner if they desire, and with staff to review. Roll call: Aye: Andersson, Hiller, Zellmer, Abplanalp Nay: None MOTION CARRIED. VOTE: 4-0 B. 528 Campbell Street (Case No. 2014-069); New Residence; Applicant: Ed Saloga/Saloga Builders; Owners Mike and Karen Leone - Mr. Lambert shared that this proposal was on one of the lots being developed on the former Merritt King property. When the concept was presented to the commissioners in the spring, the commissioners had no concerns at that time. The site plan, elevations, floor plans and streetscape plans were placed on the overhead. General Contractor Ed Saloga, with Saloga Design Build and on behalf of the owners, discussed that the architecture had not changed since the concept review. Minor changes would include a small cupola added to the carriage house and the roof would be architectural asphalt shingle with a copper standing seam. Gutters to be aluminum. Ms. Karen Leone, future owner, recalled that a question back in June was in regards to the preservation of a tree. She reported that the storage area had been transferred to the opposite side to preserve the existing tree. Mr. Lambert confirmed the zoning compatibility worksheet was received and met all requirements. Comments from Commissioner Zinke were read into the record: “I wonder which is correct -- The site plan showing patios and pool and railing or the drawings which show none of these? I assume that all the patios and pool and railing are included in the project and I think they visibly fill up the lot too much. However, I’m glad to see the three trees are to be protected.“ Andersson pointed out that Zinke was not aware that such changes were shown on an elevation. Mr. Lambert added that the landscaped walls and the fences were allowed per the zoning ordinance and while it appeared those were filling up the lot, they were all allowable under the zoning ordinance. Commissioner Hiller moved to approve the proposal, as presented. Seconded by Commissioner Zellmer. Roll call: Aye: Andersson, Hiller, Zellmer, Abplanalp Nay: None MOTION CARRIED. VOTE: 4-0 2 Historic Preservation Commission August 19, 2014 5. HPC Review of Zoning Permit (PUD) Application Mr. Lambert prefaced the discussion, noting three properties were under consideration at the corner of James and 6th Street, but would be discussed and considered separately. A. 621 James Street (Case No. 2014-070); Demolition of Storage Building; Applicant: Shodeen Development/Dave Patzelt, Superintendent - Mr. Lambert located the property on the overhead and discussed the three historical districts that were created in Geneva: one in 1979, one in 1982 and local district in 1982. In 1999 a historical survey was done of the local district which determined structures to be either contributing, non-contributing or significant or potentially significant. The subject property sat within the local historic district and was considered a contributing property. Three structures were proposed to be razed but would be discussed independently. Mr. Dave Patzelt with Shodeen Development, 77 N. First St., Geneva, had nothing to add on this item but was available for questions. Comments followed that the building was not historic and Mr. Lambert had no additional staff comments. No public comments were received. Commissioner Zellmer moved to approve the request for demolition, seconded by Commissioner Hiller seconded. Roll call: Aye: Andersson, Hiller, Zellmer, Abplanalp Nay: None MOTION CARRIED. VOTE: 4-0 B. 627 James Street 13-17 S. Seventh Street (Case No. 2014-071); Demolition of Residence and Commercial Office Building; Applicant: Shodeen Development/Dave Patzelt, Superintendent – Mr. Patzelt indicated to the new commissioners that this proposal was before the commissioners several meetings ago as a concept plan and these applications were consistent with the concept plan presented to the HPC. Mr. Lambert pointed out that this property was the next parcel to the west and consisted of a 1904 four-square at the corner of James and Seventh. Images of deteriorations within the interior and exterior building were referenced. Another building (former Shodeen office building) sat to the north of this property which had been gutted. Per Mr. Patzelt, the former Shodeen Office building (building to the north) had been on the market for the past 4 to 5 years with no interest by a tenant. Because there was no interest, it prompted him to revisit the corner and revitalize the entire property. The four-square initially was considered for revitalization but the figures did not work and were submitted to staff. Staff concurred. Mr. Lambert added that the cost analysis numbers presented were almost identical as the numbers for 426 S. Fifth Street (a small cape cod) and he believed the numbers were in line. Commissioner Hiller even pointed out that the corner of Sixth and James had lost its historical context for the area and the proposed townhomes fit the context of the street. However, he did express concern about the demolition of 627 James, noting that he saw demolition by neglect and poor maintenance. Dave Patzelt, representative for Shodeen Development, stated that Shodeen had assumed a good deal of deferred maintenance when they acquired the building “about seven years ago.” Yet, at the same time, Commissioner Hiller said, given the condition of the building, it was probably the best solution to raze the building. Commissioner Zellmer concurred with the comments being stated and added that other multi-unit homes existed on James Street as well as similar commercial-type buildings. He agreed demolition by neglect was not a solution. Mr. Patzelt shared the challenges of not only the former Shodeen office building but 3 Historic Preservation Commission August 19, 2014 also with the four-square building. He reported he purchased the home with many of the neglect issues already existing and continued to argue that if he was neglecting the properties, the white home to the east would not have been rehabbed as it was. Adding to the discussion, Vice chair Andersson, pointed out that historically, Shodeen did not neglect properties and, in fact, renovated many properties, if there was a economic benefit to them. In this instance, Andersson stated the economics may not bear it out. She believed the structure was a very good example of a four square and, if it was in a better location it would make a larger difference to save it. However, it was on the edge of the historic district. Referring to the city’s architectural survey that was done, Mr. Lambert explained that the text in the survey was based on a variety of factors, including architectural form, and the designations did not necessarily consider the type of condition the building was in at the time the survey was taken but how they contributed to the character of the district. Dir. Untch also added that the B2 District zoning had to be considered, since this was a transitional district. The zoning was in place for a number of years but he stated there was a lack of market response for some reason – i.e., poor parking conditions, less than ideal retail space, etc., and possibly the condition that the building was in and the cost of bringing it into compliance. Asked if Shodeen Development would consider someone to purchase the four square for a $1.00 cost and relocating it, Mr. Patzelt was open to the advertising the structure for 30 days. Vice chair Andersson proceeded to read Commissioner Zinke’s comments into the record indicating that Zinke had no issues with the storage building. For this building – 627 James Street and 13-17 Seventh Street – Demolition of Residence and Commercial Office Building: “The is American Four Square is considered contributing to our historic district and I believe it is not unique to in the district. Its exterior appearance is seems to be in very poor condition due to much neglect. I have no issues with the demo of the 60’s brick office building.” Mr. Lambert proceeded to review the interior conditions of the four square building stating it was a “rough” interior but because there was one prior owner he questioned whether the building started deteriorating when the owner began to get elderly. He stated the basement was shallow and the foundation was parged and no significant interior architectural details were found. It was recommended by Andersson that Mr. Patzelt provide documentation of the building to Geneva’s History Museum. The meeting was opened for public comment: Ms. Glorianne Campbell, 18 S. Sixth Street, recalled from another neighbor and her own memory that the original owner was elderly, which is when the structure began to deteriorate. No other public comment followed. In reviewing the photos of the interior, Dir. Untch summarized that the historic integrity of the four square’s interior was basically “gone” and it would have had to have been recreated and was not something the commission usually saw in the homes that came before the commission. Commissioner Hiller moved to approve the demolition to the parcel containing 13-17 S. 7th and 627 James Street with the condition that the house be offered for sale for one month and that historic documentation be provided to the History Museum should the home not sell. Seconded by Commissioner Zellmer. Roll call: Aye: Andersson, Hiller, Zellmer, Abplanalp 4 Historic Preservation Commission August 19, 2014 Nay: None MOTION CARRIED. VOTE: 4-0 C. 13-23 S. Seventh Street (Case No. 2014-072); Construction of a Six-Unit Townhome Building; Applicant: Shodeen Development/Dave Patzelt, Superintendent - Mr. Lambert shared that this proposal replaces the buildings that will be demolished, as discussed above. Proposed elevations were shown and were revised as of late this afternoon. Petitioner, Mr. Patzelt, Shodeen Development 77 N. First Street, discussed the townhome elevations, particularly noting that the James Street elevation is to look like a home versus a townhome building. The initial elevation, as presented on the overhead, was to wrap the corner with a porch and add a box bay for architectural interest. Mr. Patzelt walked through the changes that had occurred to the elevations over time. He shared some of the challenges with the powder room and window placement which resulted in the latest plan. He also noted that there will be no wrapped porch on 7th in order to keep the focus on James Street. Due to staff concerns regarding the east elevation, there will be windows on the garage doors and the roofline will be better developed. Screening along James Street was next addressed, with Mr. Patzelt explaining that the landscaping will be mainly new. He proceeded to point out the locations of trees, shrubs and bushes. Vice Chair Andersson suggesting improving the roof line and, for the windows, instead of having the first floor single window, to either eliminate the window or move the laundry room so the windows make sense. Mr. Patzelt was fine with the suggestions and appreciated the input. Per concerns raised by Commissioner Hiller, Mr. Lambert briefly discussed the motions that could be made for this petition, mentioning to clearly state what is acceptable and what is not, and explaining that timing issues existed. Andersson stated that because it was not the first detail that had to be worked on, she suggested approving the larger portion of the petition and then approve the elevation at the next meeting. Commissioner Zellmer suggested giving the Plan Commission direction but having a staff review of the final design. Mr. Patzelt answered questions about ridge lines and gable sizes on the various elevations. Looking to the front elevation, commissioners asked if another feature could be added to the new elevation since a couple of the second floor windows were eliminated and it looked plain. Mr. Patzelt said a closed shutters feature was added prior but then, after he and Mr. Lambert reviewed it on paper, it looked too busy. Commissioners agreed that some smaller detail needed to be added. Andersson stated her issues were with the James Street side roof line and the windows. For the east elevation, Vice Chair Andersson read into the record Commissioner Zinke’s comments: “I have several comments on this proposal concerning setbacks, treatment of the end façade facing James Street and the number of units included. I appreciated the attempt to make the James Street façade of the end unit look more like the front of the building; however, I would like to see more detail added to this. Perhaps the single window can be made bigger, taller, peaked or emphasized more in some fashion. I would also like the yard in front of the James Street elevation be more of a front yard rather than a side yard as it in this plan. I believe that this façade’s setback should respect the established setback of the other houses on the block. I am concerned with the clear visibility of row of garage doors as one walks or drives west on James Street to Seventh Street. Attempts to minimize this, I believe, need to be made.” On that note, Andersson suggesting creating a darker color for the garage so it recedes, wherein Mr. Patzelt then noted that he and staff discussed whether to soften the elevation with a tree or an evergreen at the right-hand side or the east side of the drive in front of the white house with the conclusion 5 Historic Preservation Commission August 19, 2014 being to add landscaping to break up the view when driving west on James. Andersson was fine with that. Continuing, Andersson further read Commissioner Zinke’s comments: “I believe that this building should be five units instead of six. A smaller building would take up less of the lot, allowing the James Street setback to match those of its neighbors. Its mass would be reduced, allowing for more green space and the garage door row would be less visible from James Street.” Questions followed on how the James Street setback was determined wherein Dir. Untch explained that it was set by the development parameters that were proposed as part of the Planned Unit Development process and by the side setback created in the Mews and the Second Street townhomes located on Second Street. In summary, Dir. Untch explained that when reviewing the relationship of the proposed setbacks as compared to some of the other setbacks along James Street, there is variety in the setbacks and the proposed concept of the row houses was purposely to place the homes as close to the front setback as possible and it worked. Vice chair Andersson noticed on the character elevations there was a notation that stated “no brick on north façade”, wherein Mr. Patzelt confirmed it was correct and clarified it was the elevation up against the Cocoa Bean and there would be no walkway from the townhomes to Seventh Street because he did not want encourage a walkway. In response to the concern about the low walls on the Seventh Street elevation, Mr. Patzelt stated they were for a raised garden. As part of staff’s comments, Mr. Lambert stated the applicant has been responsive to staff’s concerns but the proposal may still have some fine tuning. Dir. Untch also followed up and explained the review process for the new commissioners. The public was invited to speak: Resident, Mr. Colin Campbell, 18 S. Sixth Street, stated his property sits to the east of the site. Mr. Campbell discussed how the area has changed over many years and he and his wife were one of two residential properties left on this block. His plan for landscaping his backyard was to isolate his home from the parking lot. He and his wife believed this was the best plan for the neighborhood since other similar developments existed in the area. However, he asked Mr. Patzelt to landscape his property by using the tallest trees possible against his property. Mr. Patzelt was supportive. Per a question about the landscaping plan not matching the civil plans, Mr. Patzelt explained a comment will be coming back on the plans to pull the asphalt back. Motion by Commissioner Zellmer, seconded by Commissioner Abplanalp to approve the proposed townhome development at 13-23 S. 7th Street using the hand drawn James Street elevation and with staff approval of eliminating the first floor windows. The powder room and laundry room can be removed or revised per staff approval. On the 7th Street elevation, add a design element above the entrances where there used to be windows. The site plan will match the landscape plan in regards to the rear parking area. The owner will work with the adjacent property owners to select correct height of landscape materials as a buffer and to provide additional evergreen screening between the existing 2-story building and the James Street driveway. Roll call: Aye: Andersson, Hiller, Zellmer, Abplanalp Nay: None MOTION CARRIED. VOTE: 4-0 6 Historic Preservation Commission August 19, 2014 6. HPC Review of Proposed Project Concept A. 516 Campbell Street (Case No. 2014-074); New Infill Residence; Applicant: Avondale Custom Homes/Ken Overstreet, Architect – Mr. Lambert reported this was a concept review and the last home for Lot 3. Mr. Ken Overstreet, with Avondale Custom Homes, presented a concept elevation of the home as well as a streetscape plan on the overhead. He confirmed this was the last lot for the in-fill project. A site plan and floor plan drawing followed. He recalled that the commissioners initially saw a concept home that was a snout-nose drawing which was discourage by the commission. Commissioner comments followed. Commissioner Hiller had no issues with the setbacks for now. Zellmer was pleased to see the study extend as far as it could go. Per questions, Mr. Overstreet confirmed the height for this home was 28 feet versus 34 feet for the Merritt King home. The original concept house was 30 feet high. Vice chair Andersson did not support the frontloaded garages but understood their need. She had issues with the following: detailing of the front-loaded garage which drew attention to one’s eye; the diagonal planking on the door (she suggested receding the doors); the diagonal front entrance door (she suggested it to be more square with the street with more detail); and the edges of the roofline. Mr. Overstreet responded that the design elements seen on the garage had a light over them to bring them out and were elements expressed to him while reviewing the other houses. The front door was on an angle to be more inviting and useable and because it had issues with the interior study room. Andersson disagreed and said there were ways to make the garage fit with the house and have it recede more. Other suggestions followed. Andersson read into the record Commissioner Zinke’s comments: “I would have liked a new streetscape provided for us. The building is radically different than the one included in the streetscape of June 17, (2014). I had very much hoped that this house would have a garage in the back of the building with a long driveway alongside of the building. This would have eliminated a Campbell Street view of six garage doors which now appears eminent. In this proposed residence, as drawn, the garage doors, while are nicely recessed into a sort of a courtyard, are emphasized with details that make the eye immediately drawn to them. Please change that. The front door is almost invisible and needs many more details to draw the eye there first. Please change this too. The massing and materials used in the concept plan seem to be acceptable. I would have appreciated all of the elevations.” Commissioners asked if some of the detail on the garage could be incorporated onto the opposite side to draw attention away from the garage, wherein Mr. Overstreet asked what elements were the commissioners looking for. Mr. Overstreet proceeded to present his 3-D video of the streetscape. After viewing the video, Dir. Untch noted the receding was very good on the subject home especially from the views down the street. Mr. Overstreet also stated he planned to add trees between the homes to buffer the garages. For the new commissioners, Mr. Lambert stated that the garage issues were discussed with the commissioners prior to this meeting. He suggested that in working with Mr. Overstreet, there could be some landscaping opportunity along the driveway to soften the garage doors even more. Andersson suggested making the detail of the study and front door more prominent to make the garage doors go away. Mr. Lambert offered to follow up with Mr. Overstreet and the owners, if necessary, to come up with some options to address the issues raised. The public was invited to speak. 7 Historic Preservation Commission August 19, 2014 Mr. Colin Campbell, 18 S. Sixth Street, shared a story about an art fundraiser he and his wife participated in when living near the Hamptons on the East Coast, recalling that back in the 1970s, people in the community there knew about Geneva as “the little town with the lovely homes” as well as Third Street. Mr. Campbell shared his love for the various architectural homes in the community, but also wondered why people so desperately wanted to move into Geneva’s historic district and construct something that belonged in Eagle Brook. Ms. Donna Grescheck, owner of lot 4, asked if the commissioners had counted the number of front-loaded garages in the historic district, which she noted were over 30 homes, since it appeared this issue was a sticking point. Commissioner Zellmer asked that the architect provide an accurate streetscape at the next meeting. Commissioner Hiller appreciated the architect bringing the 3-D rendering. 7. Secretary’s Report Mr. Lambert informed the commission that he will have a commission training session by staff after the next HPC meeting. He recently attended the state’s tax credit workshop in Aurora on August 7, 2014 which will mirror the federal tax credit program for renovations and hopes it passes the House of Representatives. He will discuss the interpretation of windows next month. Lambert reviewed his monthly report and some of the statistics for permits, noting that overall, permits were increasing over the years. He is in the process of revising the 20 year-old HPC ordinance and explained some of the research he has been participating in with other communities and agencies as well as reviewing preservation law. Dir. Untch and Lambert explained that the ordinance will eventually come forward as a public hearing but that staff intends to keep moving forward with this as a priority project and keep the commissioners informed along the way. Dir. Untch also mentioned, for the new members, that he will be retiring January 16, 2015. 8. New Business A. From the Commission – Commissioner Hiller commented on the garage being constructed at Fifth and Hamilton and was glad the HPC scaled it down. B. From the Public – None. 8. Adjournment The meeting was adjourned at 9:30 p.m. on motion by Commissioner Abplanalp, seconded by Commissioner Hiller. Motion carried unanimously by voice vote of 4-0. 8

Agenda

Meeting Agenda CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION MEETING LOCATION & HPC INFORMATION TUESDAY, AUGUST 19, 2014 MEETING Location: 1. Call to Order Geneva City Hall 2. Roll Call Council Chambers 3. Approval of Meeting Minutes 109 James Street July 15, 2014 Geneva, IL 60134 4. HPC Review of Building Permit Applications Time: A. 302 N. First Street CASE 2014-068 7:00 p.m. Applicant: Rosalie McCafferty Application for: Window Replacement Commissioners: B. 528 Campbell Street CASE 2014-069 Scott Roy, Chairman Applicant: Ed Saloga, Saloga Builders Mike and Karen Leone, Owners Nanette Andersson Application for: New Residence Jennifer Abplanalp Zachary J. Chase 5. HPC Review of Zoning Permit (PUD) Application Al Hiller A. 621 James Street CASE 2014-070 Paul Zellmer Applicant: Shodeen Development Carolyn Zinke Dave Patzelt, Superintendent Application for: Demolition of Storage Building Staff Liaison: B. 627 James Street / 13-17 S. Seventh Street CASE 2014-071 Michael A. Lambert Applicant: Shodeen Development Preservation Planner Dave Patzelt, Superintendent 630/938.4541 Application for: Demolition of Residence and Commercial Office Building preservation@geneva.il.us C. 13-23 South Seventh Street CASE 2014-072 Applicant: Shodeen Development Dave Patzelt, Superintendent Application for: Six-Unit Townhome Building 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. Meeting Agenda CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION MEETING LOCATION & HPC INFORMATION TUESDAY, AUGUST 19, 2014 MEETING Location: 6. HPC Review of Proposed Project Concept Geneva City Hall Council Chambers A. 516 Campbell Street CASE 2014-074 Applicant: Avondale Custom Homes 109 James Street Ken Overstreet, Architect / Project Manager Geneva, IL 60134 Application for: New Infill Residence 7. Secretary’s Report Time: 8. New Business 7:00 p.m. B. From the Commission C. From the Public Commissioners: Scott Roy, Chairman 9. Adjournment Nanette Andersson Jennifer Abplanalp Next meeting September 16, 2014 Zachary J. Chase Al Hiller Paul Zellmer Carolyn Zinke Staff Liaison: Michael A. Lambert Preservation Planner 630/938.4541 preservation@geneva.il.us 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 July 15, 2014, 7:00 p.m. 1. Call to Order Chairman Roy called the July 15, 2014 meeting of the Geneva Historic Preservation Commission to order at 7:00 p.m. 2. Roll Call Present HPC: Chairman Roy, Commissioners Craft, Hiller, and Zinke Absent: Commissioner Andersson Staff Present: Preservation Planner Lambert Others Present: Ken Overstreet with Avalon Custom Homes; Elizabeth Safanda, 1013 Dunstan Road; Bob Rasmussen, representing The Little Traveler; Kevin and Donna Greschuk, 1440 Jeffrey Dr., Addison; Residents Margaret Eagan, Rod McCleary, Jennifer A____; George Salomon; and Recording Secretary Celeste Weilandt 3. Approval of the June 17, 2014 Minutes The June 17, 2014 minutes were approved on motion by Commissioner Hiller. Seconded by Commissioner Craft. Motion carried by voice vote of 4-0. 4. HPC Review of Building Permit Application A. 404 S. Third Street (Case No. 2014-053); Window Replacement; Applicant: Mike Simon/The Little Traveler - Mr. Lambert reported this project comes from the Little Traveler Shops. It is an emergency window replacement project that is located on the Fulton Street side of the building. The two picture windows flanking the central doors on that side are rotting and sagging within their jambs due to internal shelving brackets attached to the muntins of the window. From his site visit, the windows appear to be a window replacement from earlier years in an area of the building that dates to the 1960s/1970s. Photos of the interior windows were referenced. The proposal is to replace the two picture windows with wooden windows, with a one-and one-half inch wide structural mull to continue the shelving and to have the basic look of a nine-light window but to allow for structural stability. Mr. Bob Rasmussen, representing The Little Traveler, filled in the details of the windows and indicated there was about a one-inch gap in the glass. He stated that Mr. Simon did want to continue to use merchandise in the window and keep the look the same from the exterior. Mr. Rasmussen believed this was a long-term solution and also allowed for the same shelving to be retained. The new wooden windows (SDL) will be insulated, single-pane glass and include spacer bars with the wooden muntin bar inside and outside, maintaining the same look. Any trim, sills, etc., will be replaced as close to existing as possible to carry the architectural nature of the exterior. Commissioner Craft moved to approve the proposal, as presented, seconded by Commissioner Hiller. Roll call: Historic Preservation Commission July 15, 2014 Aye: Craft, Hiller, Zinke, Roy Nay: None MOTION CARRIED. VOTE: 4-0 B. 522 Campbell Street (Case No. 2014-002); New Residence; Applicant: Maurice McNally/Ken Overstreet / Avondale Custom Homes - Mr. Lambert reviewed the site plan for this home and noted that the city’s zoning regulations/setbacks have been met. The commission saw this proposal as a concept review back in February and it has been returned and revised based on commissioner input. The garage has been set back, as requested by the commission, the massing reduced, and the porch is a full 8 feet in depth. A streetscape plan of Campbell Street was referenced on the overhead. Mr. Ken Overstreet, architect for Avondale Custom Homes, was present to answer questions. None followed. Commissioner comments on the plan were very positive. Regarding lot coverage, Commissioner Hiller noted that the building went to the maximum coverage and cautioned Mr. Overstreet to reduce it so that the owners could add outside amenities. Mr. Lambert elaborated that other developments the city has been reviewing lately are maximizing lot coverages and the homeowners are being informed of the decisions they are making. Owner, Ms. Donna Greschuk, 1440 Jeffrey Dr., Addison, IL, indicated she was very aware of this which was why she and her husband added the screened area so that her table could be inside and protected from the outside. Chairman Roy opened up the meeting to public comments. Ms. Liz Safanda, questioned where the garage was located on the plans and confirmed with the developer that it was set back. She shared a comment about an in-fill home at the corner of 4th and South Street and how the owners have screened that garage in a very positive way. Commissioner Zinke moved to approve the proposal for 522 Campbell Street, Lot 4, being constructed by Avondale Custom Homes, as presented. Seconded by Commissioner Craft. Roll call: Aye: Craft, Hiller, Zinke, Roy Nay: None MOTION CARRIED. VOTE: 4-0 6. Secretary’s Report Mr. Lambert reported that staff: 1) is working on filling the commission’s two vacancies; 2) is very busy with processing building permits; and 3) will be reviewing the HPC’s zoning ordinance since the ordinance is 20 years old and needs to be updated. He anticipates to bring a drat ordinance to the commission sometime in the fall with the goal to present it to the City Council in early winter. Mr. Lambert stated that on July 21, 2014 the Community Development department will be making a presentation to the City Council on historic preservation and he will be discussing the successes of the department and the commission. Commissioners were encouraged to attend. 7. New Business A. From the Commission - Commissioner Hiller inquired about property the located on First Street between Peyton and Hamilton and what, exactly, was being requested, wherein 2 Historic Preservation Commission July 15, 2014 Mr. Lambert explained that Shodeen was looking for relief on lot coverage. While the building met the bulk regulations, it did not meet the floor area ratio for the lot. The Historic Preservation Commission previously approved this proposal and would only return to this commission if there were some changes made. In speaking with Shodeen representatives today, Mr. Lambert stated there was the potential for an alternative design. Also, in speaking with Dir. Untch, Mr. Lambert shared that Geneva was one of those communities that did not have an expiration date on its HPC approvals and believed expiration date should be issued and be spelled out in the HPC’s ordinance. Per Commissioner Zinke’s question, staff stated that in either 2002 or 2004 the site was approved for a two-story duplex with front-loaded garages. (It is zoned multi-family in that area.) Addressing the Cetron site, Commissioner Hiller noted there is a five-story, mixed-use development planned for the site which abuts the historic district (Hiller shared renderings for commissioners) and he asked if this commission should provide some input. Mr. Lambert reported that Parcel 2 on the site plan would be reviewed by the HPC but no formal review of what is abutting the district would take place. Mr. Lambert explained that because he is part of the Community Development department he is sometimes called in to meet with staff and developers to provide input on projects abutting the historic district. He expected the same practice would take place with this conceptual development. However, he suggested that the commissioners appear as residents before the Plan commission to express their views. Commissioner concerns followed regarding the building’s location on the edge of the historic district, its massing, increased traffic, etc., wherein Mr. Lambert explained that he will keep the commission informed of this project. As an added comment, Mr. Lambert pointed out that the entire block to the west, which currently includes a commercial use and a number of residential dwellings, has been marketed as a “redevelopment block.” Commissioner Hiller shared his disappointment that the commission did not have input on the fire pit located on Third Street, wherein Mr. Lambert stated that according to the HPC’s ordinance, the commissions’ purview is to review historic properties and not historic right-of-ways. He believed historic right-of-ways, however, were one of those items that should be addressed in the ordinance in the future. Other projects, as mentioned by Lambert, that did not have commissioner input included the LED lights used for the bus routes at the Metra train station and the possible removal of the Route 31 railroad overpass. Dialog then followed regarding owner consent and the fact that Mr. Lambert did not want to jeopardize the city’s Certified Local Government status as it relates to the HPC’s ordinance. He stated the owner consent issue becomes a matter of a complex balance of individual property rights and communal expectations. Commissioner Zinke praised Avondale Custom Homes and its owners for working with the commission and staff to meet everyone’s expectations. B. From the Public - Ms. Margaret Egan, 402 Campbell Street, voiced concern about the proposed five-story development which was “alarming” to her since it will change Geneva as a historic community. She asked staff if the zoning issues will be discussed wherein Mr. Lambert offered to forward her question to Dave DeGroot at the City’s planning department, stating the same topic has arisen by others. Zinke shared a story about an Oak Park high-rise development and suggested staff use Oak Park’s ordinance as a resource. Ms. Liz Safanda, 1013 Dunstan Road, recalled the survey that was done some time ago for a potential historic district to the west of 7th Street and she believed it should be reviewed again since there were a large number of significant contributing homes in that area. Regarding the owner consent verbiage in the ordinance, Ms. Safanda shared that less than three years ago this issue was reviewed closely by the HPC, its staff, and Dir. Untch. She stated there were emails 3 Historic Preservation Commission July 15, 2014 written by residents of the entire community, not just the SW quadrant where this was the issue, and, at that time, and the aldermen listened to the issues very well. However, she was not supportive of opening up the entire issue again but maybe refining certain items instead. She stated there were members of the community and the preservation community that were dismayed by a challenge to something that has worked in Geneva for a very long time and she believed the process was very balanced and worked well. Ms. Safanda offered the resources of Preservation Partners, if needed. She supported bringing the zoning code up to date but not necessarily readdressing old issues. Chairman Roy agreed that city council most likely did not want to readdress that topic again either. 8. Adjournment The meeting was adjourned at 7:55 p.m. on motion by Commissioner Hiller, seconded by Commissioner Zinke. Motion carried unanimously by voice vote of 4-0. 4 Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 4A 302 North First Street August 19, 2014 Permit Review Applicant: BACKGROUND Joe and Rosalie McCafferty, This window replacement request is made because the existing window Owners has deteriorated beyond repair and is no longer weathertight. REQUEST The request is to replace a non-historic window with a new window that Request: is minimally-visible from the street right-of-way at an interior side yard Permit Review location. The existing window was installed in the mid-1960s (possibly Window Replacement earlier) by a grandparent of one of the present owners. When installed, the existing window altered the historic fenestration pattern of the north elevation of the residence, constructed circa 1867. In fact, all but two windows in the residence have been replaced and/or altered over time. HPC Case Number: 2014-068 The Applicant seeks to replace the existing mid-century window with a similarly-configured wood window: a fixed-sash (picture) window with operable, flanking units. The request is to alter the operation of the Staff Liaison: flanking units from casement to double-hung sash. Michael Lambert The Applicant is seeking approval of the proposed window material and Preservation Planner configuration/operation. 630/938.4541 preservation@geneva.il.us STAFF ANALYSIS The applicant is proposing a wood window, consistent with the requirements of the Window Policy. The replacement window with a similar configuration will not further adversely affect the historic character of the considerably-altered residence. The proposed modification of the operation of the flanking windows eliminates a non- compatible window type (casement) at the home (all other operational sash are double-hung). The proposed window replacement is not located on a street-facing elevation; however, the window is minimally-visible from the public right-of-way when proceeding south on First Street. HPC Meeting – August 19, 2014 302 N. First Street – Agenda Item 4A HISTORIC SIGNIFICANCE & PROJECT COMPLIANCE SUMMARY – STAFF ANALYSIS 1. 1999 COG Architectural Survey Designation Contributing (NC, C, PS, S): 2. Associated Architectural Style(s) or Type: Gable Front 3. Significant Architectural Features : Form 4. Date of Construction: circa 1867 5. Date(s) of Significant Addition(s) and/or Full width porch removed after 1930; Exterior siding has been covered with Alteration(s): synthetic siding, circa 1980; all but 2 original, double-hung windows have been replaced over time; pattern of original front façade windows has been altered; front door has been replaced, probably post-1965. 6. Period of Significance (POS): circa 1867 – circa 1945 7. Historic Names Associated None verified with Property: 8. Historic Images: None provided 9. Historic Map Representation: Sanborn Fire Insurance Maps: 1891, 1897, 1905, 1912, 1923, 1930, 1945 10. Why is it Important? Civil War-era residence; likely built within first 30 years of the establishment of (Context / Significance) Geneva. 11. Proposed Architectural Features Consistent with The proposed alteration work is located on an interior side yard, towards the Architectural Style and POS: rear of the historic residence. (Exterior Rehab / Additions) 12. Proposed Architectural Features Inconsistent with Window opening proposed for replacement window was altered in size and Architectural Style and POS: configuration during the mid-1960s, disrupting the historic fenestration pattern. (Exterior Rehab / Additions) Historically, the window was a single, double-hung window. 13. Significant Landscape n/a Elements: 14. Application of COG Proposed window is constructed of wood per the COG Window Policy; the HPC Design Guidelines: proposal is not intended to return the window to its historic configuration; the proposed flanking windows are double-hung per the original operation of the windows. 15. Compliance with COG Windows will be wood units per Window Policy; configuration is not consistent HPC Window Policy: with the historic window configuration. 16. Compliance with COG HPC Siding Policy: n/a 17. Summary IHPA Comments: (Projects utilizing or n/a potentially utilizing Rehab Tax Credit or Tax Assessment Freeze) HPC Meeting – August 19, 2014 302 N. First Street – Agenda Item 4A FINDING OF FACT – STAFF ANALYSIS COMPLIANCE WITH THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal The property will continue to be used residentially. change to the defining characteristics of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic The historic character will be no further compromised with the materials or alteration of features and spaces that installation of the proposed window towards the rear of the interior characterize a property shall be avoided. yard elevation. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that The proposed window is similar in character to the existing window create a false sense of historical development, that was installed in the mid-1960s. such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired historic significance in their The altered window has gained no special significance in its own right. own right shall be retained and preserved. 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that The proposed work will not further adversely affect the architectural characterize a property shall be preserved. character of the residence. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of The existing window is beyond repair and it is infeasible to attempt to deterioration requires replacement of a distinctive repair the window for continued use. The proposed replacement feature, the new feature shall match the old in window will match the existing window in material, configuration and design, color, texture, and other visual qualities design; however, the operation of the flanking windows will be and, where possible, materials. Replacement of changed from casement to double-hung sash. missing features shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of n/a structures, if appropriate, shall be undertaken using the gentlest means possible. 8. Significant archeological resources affected by a project shall be protected and preserved. If such n/a resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials No historic materials will be further altered to complete the proposed that characterize the property. The new work shall window replacement work. be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner The proposed window replacement will not further marginalize the that if removed in the future, the essential form historic form or integrity of the property. and integrity of the historic property and its environment would be unimpaired. Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 4B 528 Campbell Street – Lot 5 August 19, 2014 Permit Review Applicant: BACKGROUND Ed Saloga, The infill residence proposed for the vacant lot at the southeast corner of Ed Saloga Design-Build Campbell Street and Sixth Street. The property is a vacant lot that had Mike & Karen Leone, Owners been adjacent to a circa 1958 ranch home that was razed in 2013. The preliminary drawings were reviewed, in concept, by the HPC on June 17, 2014. At that time, the HPC expressed no concerns about the proposed design, provided that the submitted permit drawings complied with all zoning requirements. Request: Permit Review REQUEST New Infill Residence The proposed residence is the third of four (4) new residences that will be built on the vacant land adjacent to the former Merritt King home and property. The entire development site is bounded by Fifth Street, HPC Case Number: Campbell Street and Sixth Street. The property abuts the former Sixth 2014-069 Street School and historic residences of clapboard and stucco. The proposal is for a two-story home with a detached, side-load garage facing Sixth street. The architecture of the proposed home incorporates Staff Liaison: traditional forms, massing, materials and details but is not replicative of Michael Lambert any house in the Historic District. The general scale, massing and details Preservation Planner appear to complement the existing historic context of the Historic District. 630/938.4541 preservation@geneva.il.us STAFF ANALYSIS The submitted permit drawings are virtually unchanged from the concept plans submitted to the HPC in June 2014. The Zoning Compatibility Worksheet has been submitted by the Applicant and reviewed by staff; the proposed residence complies with lot coverage and bulk regulations. The overall form and detailing is consistent with the recommendations of the Design Guidelines. The proposed materials are consistent with building materials (brick and stucco) found throughout the Historic District. PROPOSED SITE PLAN: THE LEONE RESIDENCE 528 CAMPBELL STREET GENEVA, IL Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 5A 621 James Street August 19, 2014 Demolition Permit Review Applicant: BACKGROUND Dave Patzelt, The property at 621 James Street consists of a contributing, front-facing, Shodeen Development gabled residence; a non-historic, detached, two-car garage; and a storage shed that was used in conjunction with an adjacent office building. REQUEST Request: As part of a Planned Unit Development for the properties at 621 James Permit Review Street, 627 James Street, and 13-15 South Seventh Street, the Applicant Demolition of a proposes to demolish the existing Storage Building on the 621 James Street parcel while retaining the historic residence and detached garage. Storage Building HPC Case Number: 2014-070 Staff Liaison: Michael Lambert Preservation Planner 630/938.4541 Above: Storage Building proposed for Demolition preservation@geneva.il.us Above: View of Historic Residence Above: View of Detached Garage (to remain) from Storage Building to remain Agenda Item 5A Page 2 of 2 Demolition Permit Review Above: Storage Building as viewed from James Street Right: Site Plan with location of Storage Building outlined in red STAFF ANALYSIS The utilitarian Storage Building is not historic and is not associated with any significant recent event or individual. The demolition of the structure does not adversely alter the historic character of the immediate neighborhood or the overall character of the designated local or National Register Historic District. Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 5B 627 James Street August 19, 2014 Demolition Permit Review Applicant: BACKGROUND Dave Patzelt, The property at 627 James Street consists of a contributing, American Shodeen Development Foursquare residence and a non-historic, one-story commercial / office building. REQUEST Request: As part of a Planned Unit Development for the properties at 621 James Permit Review Street, 627 James Street, and 13-15 South Seventh Street, the Applicant Demolition of a Residence and proposes to demolish the existing buildings on the 627 James Street parcel which includes the vacant commercial /office building, addressed Vacant Commercial/Office at 13-15 South Seventh Street. Building HPC Case Number: 2014-071 Staff Liaison: Michael Lambert Preservation Planner 630/938.4541 Above: American Foursquare residence, built circa 1904 preservation@geneva.il.us Above: Rear of circa 1963 Above: View of circa 1963 commercial / office building commercial / office building from Seventh Street looking northeast Agenda Item 5B Page 2 of 3 Demolition Permit Review Above: View of side and rear of 627 James Street residence Right: Site Plan with location of Residence and Commercial / Office Building outlined in red STAFF ANALYSIS The Applicant has provided images of the two structures proposed for demolition (see attachments). Additionally, the Applicant has provided a brief market analysis based on probable rehabilitation costs of the American Foursquare residence (see attachments). Staff toured the circa 1904 residence in December 2013 and found that the interior had been largely altered over time. What original architectural elements remain have been altered or purposefully-damaged, over many years, by tenants of the home and remodeling efforts. The interior of the home retains few, intact elements from its period of construction. The foundation of the home is in poor condition, and the basement is very shallow. While the full-width front porch and original siding materials remain intact, the condition of the exterior is fair to poor. The roofs at the main house and porch are in poor condition with sections of the eave significantly deteriorated (see attachments). Base on staff observations, it is unclear whether or not the residence could be rehabilitated and be sold, without loss, given the current real estate market in Geneva. The residence is identified as a contributing property within the Historic District, according to the 1999 architectural survey of the District. However, the location of this property was excluded from the National Register Historic District but was included in the boundaries of the local historic district (see attachment). Consequently, this property may serve as a western gateway into the Historic District. Agenda Item 5B Page 3 of 3 Demolition Permit Review The commercial / office building—while identified as the early office of the locally-significant Shodeen Development Group—was identified, in 1999, as a non-contributing property within the Historic District. The one- story, masonry veneer building does not exhibit any particular architectural character and has been altered from its appearance when it served as the founding headquarters of the Shodeen Development Group. The building has been vacant for several years, reportedly, due to its location and lack of parking. CITY OF GENEVA DESIGNATED HISTORIC RESOURCES HISTORIC DISTRICTS North Geneva Historic District, listed in the National Register of Boundary of the Historic Places, 1982 Geneva Historic District. Designated by the City of Geneva in 1987 627 James Street Central Geneva Historic District, listed in the National Register of Historic Places, 1979 July 17, 2014 Michael Lambert City of Geneva 22 S. First Street Geneva, IL 60134 Re: 627 James Street Demolition Permit Dear Michael: Attached hereto please find a copy of our demolition permit request and Historic Preservation approval of Building Elevations for the properties located at: A. 13 South 7th Street B. 15 South 7th Street C. 627 James Street The properties are described as follows: A. 13 South 7th Street Exterior elevation along 7th Street. Constructed of brick veneer and metal storefront. Interior of building constructed of metal deck on metal bar joist on concrete block walls. Based on the above photographs, the materials used to construct the buildings and the estimated age of the buildings we do not believe that this building is of historic significance. B. 15 South 7th Street Exterior elevation along 7th Street constructed of common brick with metal storefront. Interior of building at 15 South 7th. Constructed of plywood deck on wood trusses with concrete block and wood framed walls. Based on the above photographs, the materials used to construct the buildings and the estimated age of the buildings we do not believe that this building is of historic significance. C. 627 West James Street Exterior elevation with aluminum siding, area of roof repair and chimney tuck- pointing. Interior kitchen with exposed heating duct and taped door for weather stripping. Ceiling indicating water damage Mold cleanup required Window replacement needed Interior of front porch, triple track windows, plywood walls. Electrical upgrade needed Interior paneling needing replacement Bathroom #1 with standup shower stall requires replacement. Unfinished wall construction inside home. Window replacement required. Second bathroom requires update. Soffit, roof and roof rafter replacement. Soffit and roof repair. Window replacement needed. Foundation cracking and settling requires repair Heating system in need of replacement Based on our tour of the home the following items are required to bring the home up to code and make the property saleable: • New heating and air conditioning • New electrical service and wiring throughout • New plumbing throughout • New kitchen and bathrooms • Roof rafter, sheathing, soffit, fascia and gutter replacement • Window and door replacement • Porch repair and possible tear-off and replace • Foundation repair and possible jacking • Insulation • Siding removal and replacement • Mold removal • Drywall, painting and flooring • Stair replacement Based on R.S. Means Construction Cost Data, the cost to remodel this home and put the home back into “Average” finish is $121.00 per square foot of living space plus a location multiplier factor of 1.22. This brings the estimated cost to $148 per square foot. Due to many unforeseen items, we believe you need to add a 15% contingency for a total of $170.20 per square foot. This does not include the cost to initially acquire the property. In comparison, Summer Commercial Realty and Century 21 Affiliated conducted a comparative market analysis on the subject property, which provided the following sold properties: Address Sq. Ft. Sold Price Price Per Sq. Ft. 212 N. 3rd Street 1,775 $261,000 $147.00 328 Richards 2,184 $295,000 $135.00 114 South Sixth 1,634 $199,500 $122.00 Average $135.00 Based on the above, it is not cost effective to reconstruct the home. In addition to the demolition request, as submitted, reviewed and supported by the Historic Preservation Commission, we herewith submit our plans to redevelop the property with six (6) town home units. Sincerely, David A. Patzelt Shodeen Construction Company, L.L.C. President HPC Meeting – August 19, 2014 627 James Street – Agenda Item 5B HISTORIC SIGNIFICANCE & PROJECT COMPLIANCE SUMMARY – STAFF ANALYSIS 1. 1999 COG Architectural Survey Designation Residential: Contributing (NC, C, PS, S): Commercial: Non-Contributing 2. Associated Architectural Style(s) or Type: Residential: American Foursquare Commercial: no style 3. Significant Architectural Features : Residential: Form, broad eaves, full-width front porch 4. Date of Construction: Residential: circa 1904 Commercial: circa 1963 5. Date(s) of Significant Addition(s) and/or Residential: Front porch enclosed circa 1960 Alteration(s): Commercial: one-story office building constructed at rear of lot circa 1963 6. Period of Significance (POS): Residential: circa 1904 – circa 1968 (death of original owner/occupants) Commercial: circa 1963 – circa 1980 (original offices of Shodeen Development) 7. Historic Names Associated Unknown with Property: Shodeen Development 8. Historic Images: none 9. Historic Map Representation: 1930 Sanborn Fire Insurance Map 10. Why is it Important? Residential: Single Owner for more than 60 years; American Foursquare; and (Context / Significance) Entry point into local historic district 11. Proposed Architectural Features Consistent with n/a Architectural Style and POS: (Exterior Rehab / Additions) 12. Proposed Architectural Features Inconsistent with Demolition will result in loss of all architectural features of the property Architectural Style and POS: (Exterior Rehab / Additions) 13. Significant Landscape Elements: none 14. Application of COG HPC Design Guidelines: Design Guidelines recommend repair rather than removal/demolition 15. Compliance with COG HPC Window Policy: n/a 16. Compliance with COG HPC Siding Policy: Demolition will result in loss of original siding material 17. Summary IHPA Comments: (Projects utilizing or potentially utilizing Rehab n/a Tax Credit or Tax Assessment Freeze) HPC meeting – August 19, 2014 627 James Street – Agenda Item 5A FINDING OF FACT – STAFF ANALYSIS COMPLIANCE WITH THE SECRETARY OF THE INTERIOR’S STANDARDS FOR REHABILITATION 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal The demolition of the ca. 1904 residence does not represent a minimal change to the defining characteristics of the change to the defining characteristics of the building, site and building and its site and environment. environment. The effect of the demolition of the ca. 1963 commercial / office building is, likely, less significant. 2. The historic character of a property shall be retained and preserved. The removal of historic Demolition does not preserve or retain the historic character of a materials or alteration of features and spaces that property. characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that n/a create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes The alteration / remodeling of the early Shodeen Development Group that have acquired historic significance in their office building does not represent an architectural character that has own right shall be retained and preserved. attained significance over time. 5. Distinctive features, finishes, and construction Demolition does not preserve distinctive features; however, the techniques or examples of craftsmanship that integrity of architectural features appears to have been adversely characterize a property shall be preserved. impacted prior to this request for demolition. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of Demolition does not repair features which have deteriorated. The deterioration requires replacement of a distinctive proposed redevelopment of the parcels precludes the repair and feature, the new feature shall match the old in preservation of deteriorated features. design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic n/a materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. 8. Significant archeological resources affected by a project shall be protected and preserved. If such n/a resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials Demolition, by its nature, destroys historic materials and forms that that characterize the property. The new work shall characterize the property. New construction is proposed that is be differentiated from the old and shall be differentiated from the existing structures in scale, materials and form. compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner Demolition precludes the opportunity for proposed new construction that if removed in the future, the essential form to be reversible in the future in order to preserve the essential form and integrity of the historic property and its and integrity of the property. environment would be unimpaired. Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 5C 13-23 South Seventh Street August 19, 2014 Permit Review Applicant: BACKGROUND Dave Patzelt, The property at 13-23 South Seventh Street is proposed to be Shodeen Development redeveloped for townhomes fronting along South Seventh Street. REQUEST As part of a Planned Unit Development (PUD) for the properties at 621 Request: James Street, 627 James Street, and 13-15 South Seventh Street, the Permit Review Applicant proposes to construct a six-unit townhome building. New Six-Unit Townhome The Applicant’s preliminary request was heard, as a Concept Review, Building before the Historic Preservation Commission in May 2014. STAFF ANALYSIS HPC Case Number: The Applicant has provided details for the proposed redevelopment of 2014-072 the property (see attached), pending approval of the demolition of several existing structures on the combined parcel. Staff Liaison: Based on the May 2014 Concept Review, the major concerns of the Michael Lambert Historic Preservation Commission included: an appropriate architectural Preservation Planner massing, appearance and use of materials found within the Historic District; the proximity of the structure to James Street (whether 5 or 6 630/938.4541 units seemed to best blend with the established character of James preservation@geneva.il.us Street); the relationship to South Seventh Street; the architectural design of the south wall of the townhome building such that it was reflective of the residential facades that line James Street; and the screening of the townhome form adjacent single-family, historic homes to the east of the proposed development (including the residence at 621 James Street). The Applicant has submitted a townhome development plan that attempts to meet many of the concerns raised by the Historic Preservation Commission and has provided site plans that indicate the actual relationship of the proposed townhome building to other homes fronting on James Street. However, the Applicant and Historic Preservation Commission may choose to continue discussions regarding the final resolution of one or more of the preliminary concerns. One additional concern identified by Staff review is the potential need for additional screening of the east side of the proposed townhome building and its overhead garage doors which will be clearly visible when viewing Agenda Item 5C Page 2 of 2 Demolition Permit Review Above: View of the existing eastern exposure of 627 James Street. This view will consist of a series of overhead garage doors if the proposed townhomes and site are constructed as submitted. the proposed development from westbound James Street. 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Built to provide smooth, reliable • Designed with durable, • Optional PG rating upgrade performance this durable door is an ideal choice for self-leveling rollers to make is available on many sizes opening this door smooth for additional strength and your home. and effortless durability • Fusion-welded, heavy duty • Fully assembled for fast vinyl frame and panels and easy installation make a sturdy and durable • Industry-leading limited door lifetime warranty† • Interlocking panels help • ENERGY STAR® qualified provide an effective seal with the appropriate energy against drafts efficient options†† • Tempered glass helps reduce the risk of injury • Steel reinforced panels offer added strength PATIO DOOR HANDLES This door offers color coordinated, key-lock handles as well as a stylish satin nickel option. White | Beige | Sandtone | Satin Nickel ENHANCE YOUR VIEW Create an eye-catching view to the outdoors by adding coordinating side lites or transoms to your door. Side lites placed near or next to your door widen your view while transoms stacked on top of the door draw your eyes up and out to virtually expand the height of your room. We offer the sizes and options you need to create a welcoming space in your home. † See the limited lifetime warranty for details. †† Visit www.silverlinewindows.com for performance information. CHOOSE THE FEATURES & OPTIONS THAT ARE RIGHT FOR YOU. COLOR GRILLE OPTIONS HARDWARE Most Silver Line® windows and doors are Grilles are available in several different All of our durable hardware is designed to available in white and beige while select types and patterns that can add style to attractively coordinate with the window and to products are available in sandtone. The color any home. provide smooth, easy operation. We offer low is consistent throughout the frame and sash, profile locks and handles to secure our windows making scratches virtually invisible. so you can feel safe while enjoying a clear view of the outdoors. GRILLES-BETWEEN-THE-GLASS CAM LOCK Our grilles-between-the-glass options are Our color coordinated cam lock is offered on specially designed to enhance your home’s these Preferred double-hung, single-hung and décor and make cleaning your windows and sliding windows. It is designed to bring the doors a breeze. window sash closer together for a snug and secure hold. White Beige White | Beige Flat Contour FOLDING HANDLE AND LOCK These Silver Line® casement and awning * GRILLES OUTSIDE THE GLASS windows come standard with a color Sandtone Many Preferred windows and doors offer coordinated folding handle that eliminates Simulated Divided Lites (SDL) with grilles interference with shades and blinds. The attached to the outside of the glass to coordinating, slim profile lock offers easy and GLASS OPTIONS give the traditional look of individual panes secure operation. These Silver Line® windows and doors are of glass. We also offer a Check Rail on available with energy efficient, dual-pane glass Preferred casement windows with horizontal options to achieve the level of comfort and energy grilles attached to the outside of the glass savings you are looking for. to give the look of either a hung window or a mulled window with a transom. LOE2 GLASS Designed to efficiently and transparently reflect heat, this glass helps keep your home warmer in the winter and cooler in the summer. This can help reduce your energy bills while still ensuring exceptional clarity. White | Beige White | Beige LOE3 GLASS This highly efficient glass helps reflect even more heat, resulting in increased comfort and energy SDL Check Rail savings year-round. GRILLE PATTERNS ARGON GAS FILL Our windows and doors are available with An odorless, non-toxic gas that helps reduce a variety of grille patterns. Choose from heat loss, helping to save on heating costs. patterns such as: TEMPERED GLASS Heat treated glass that shatters into pebble- sized pieces instead of larger shards to reduce the risk of injury. OBSCURE GLASS Textured glass that provides a translucent effect for added privacy. Colonial Prairie Diamond *Not available on all products or in all areas. Printing limitations prevent exact color duplication. See your Silver Line dealer for actual color samples. Silver Line reserves the right to change product designs, specifications, details and pricing at any time without prior notification. Silver Line does not warrant that inert gas infills (such as Argon gas), sealed in the insulated glass unit at the point of manufacture, will not dissipate over time. For additional features and options, visit www.silverlinewindows.com. Not all options are available on all products and in all areas. Steel Garage Door Model 9100 & 9600 Page 1 of 4 Home • Garage Doors • Classic Steel • Steel Garage Door Model 9100 & 9600 Steel Garage Doors Model 9100 & 9600 Our Classic Steel Garage Door Model 9100 and 9600 feature pinch resistant door panels. Chosen by homeowners for its strength, durability, and gracious design, this steel garage door models have polyurethane foamed-in-place insulation. The steel garage door Model 9100 is constructed with a steel-polyurethane "Toughguard" backer and has an R-value* of 9, and the Model 9600 door has an R-value of 11, giving both of these garage doors excellent insulating ability to your home's thermal efficiency. Garage Door Model 9100 and 9600 offer safety, beauty, and durability at the most affordable prices for steel doors. Embossed, high tensile steel panels give the look of Garage Door Brochures wood with the strength of steel adding style and curb appeal to your home. Steel Garage Door - 9100 * Wayne Dalton uses a calculated door section R-value for our insulated doors. Steel Garage Door - 9600 Steel Garage Doors 9100- View Model Comparison Chart 9600 Garage Door Warranty Choose a Panel Design Warranty 9100 & 9600 Choose from 4 different designs. Windload Options Windload 9100 Windload 9600 Colonial Ranch Sonoma Contemporary Choose a Color White Almond Taupe Desert Tan Brown Gray (9100 only) Green (9600 only) Online color swatches are only digital reproductions of actual standards and will vary in appearance due to differences in monitor and video card output. These digital http://www.wayne-dalton.com/residential/classic-steel/Pages/garage-door-model-9100-960... 8/14/2014 Steel Garage Door Model 9100 & 9600 Page 2 of 4 representations should not be used to finalize color selection(s). Please contact your local Wayne Dalton Dealer for actual color samples to match with your home or business. Choose a Window Not all window options are available with every panel style. Window options are not interchangeable between panel options. Check with your closest Wayne Dalton Dealer for details. Colonial & Contemporary Panel Window Options: Cascade I Cathedral I Clear I Clear II* Prairie I* Sherwood I Sherwood II* Stockton I Stockton II* Waterton I Williamsburg I Williamsburg II* Decor™ Windows Majestic Brass Reflections Brass Majestic Leaded Reflections Leaded Majestic Brass II* Majestic Leaded II* Reflection Brass II* Reflection Leaded II* *Available only on 9600 Ranch Panel Window Options: Cascade II Cathedral II Clear II Prairie II* Sherwood II Stockton II Waterton II Williamsburg II Decor™ Windows Majestic Brass II* Majestic Leaded II* Reflection Brass II* Reflection Leaded II* *Available only on 9600 Sonoma Panel Window Options: http://www.wayne-dalton.com/residential/classic-steel/Pages/garage-door-model-9100-960... 8/14/2014 Steel Garage Door Model 9100 & 9600 Page 3 of 4 Arch Stockton Cascade I Cascade III Cathedral I Clear I Clear III Stockbridge Stockton I Stockton III Waterton I Waterton III **Not available in all areas. Please consult your local dealer for details. Choose your Hardware Every piece of our garage door hardware is made from black powder coated steel with a hand-hammered look. Additional accent pieces are available to match or complement each collection. Euro Collection Fleur-de-Lis Barcelona Spear The American Collection Aspen Conifer Arrow Hammered Knockers Fleur-de-Lis Barcelona Spear Aspen Conifer Arrow Lift Handles Fleur-de-Lis Barcelona Spear Aspen Conifer Arrow Garage Door Features • TorqueMaster® Plus Counterbalance • Pinch-resistant door panels • Bottom weather seal • Tamper-resistant safety bottom brackets • Integral Struts • Polyurethane foamed-in-place insulation Warranty Wayne Dalton offers a Lifetime Limited Warranty on this garage door. Please reference the warranty document for details. http://www.wayne-dalton.com/residential/classic-steel/Pages/garage-door-model-9100-960... 8/14/2014 Landmark ® TL - Luxury - Residential - Roofing - CertainTeed Page 1 of 2 Need an Estimate? Find a Pro ► The images on our website can be used to assist in your decision, but should not be relied on as the sole reference point. Due to variation in computer monitors and printers, the images shown may not exactly replicate the corresponding color, texture or appearance. To verify actual product color, texture or appearance, ask to see the actual product, available through a CertainTeed contractor or distributor. Read More » Overview Technical Information Installation Warranty Your home deserves the Triple Crown. Three laminated layers of the industry's most durable materials, providing a dramatically thick roofing product styled with the classic appeal of wood shakes. Landmark TL is the triple performance shake that has the hand- split look of cedar and the durable dimension of tri-laminate technology. • Tough, patented 3-layer laminate design provides ultimate durability and the dramatically thick roofing style of classic wood shakes. • Random tab design and unique natural shadows gives luxurious dimensional character to the shingles http://www.certainteed.com/products/roofing/residential/308956 8/14/2014 DRAWN BY TREE PLAN REVISIONS DATE REDBUD TO BE REMOVED RIVER BIRCH TO BE REMOVED VOLUNTEER ELMS TO BE REMOVED 7TH STREET PROPERTY REDEVELOPMENT FENCE PROTECTION AROUND HACKBERRY TOPOGRAPGHIC SURVEY GENEVA, ILLINOIS 3699 PROJ. MGR.: PROJ. ASSOC.: DRAWN BY: DATE: SCALE: SHEET OF Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 6A 516 Campbell Street – Lot 3 August 19, 2014 Concept Review Applicant: BACKGROUND Avondale Custom Homes The infill residence proposed for the vacant lot at the mid-block of Maurice McNally Campbell Street between Fifth and Sixth streets is part of a larger Ken Overstreet, Project redevelopment. Manager / Architect REQUEST The proposed residence is the fourth of four (4) new residences that will be built on the vacant land surrounding the former Merritt King home and Request: property. The entire parcel is bounded by Fifth Street, Campbell Street and Sixth Street. Concept Review New Infill Residence The proposal is for a two story home with an attached street-facing, front- load garage. HPC Case Number: The architecture of the proposed home incorporates traditional forms, 2014-074 massing, materials and details. STAFF ANALYSIS Staff Liaison: In order to provide informal feedback to the applicant, the conceptual Michael Lambert plans are provided for HPC review and comment. Preservation Planner Preliminary Staff Review has been unable to identify whether or not the 630/938.4541 house complies with the bulk regulations identified in the Zoning preservation@geneva.il.us Ordinance. No calculations have been provided by the Applicant to verify that lot coverage complies with Zoning Regulations for the site. The proposed architecture is sympathetic to historic elements of 19th century homes but is not a duplicate of other homes within the Geneva Historic District. Exterior materials (brick, stone, shingle siding, and asphalt shingle roof) are consistent with materials found throughout the Geneva Historic District. Based on previous discussions for new houses at this block in the Historic District, the design attempts to strike a compromise between the preferred prohibition of street-facing and snout-nosed garages (as identified in the Design Guidelines) by setting the garage a greater distance from the street. While the distance helps to minimize the impact of the garage from the street, the garage elevation is highly detailed and Agenda Item 6A Page 2 of 2 Concept Review which draws attention to the garage elevation, away from the primary street-facing mass of the house. Based on the Design Guidelines and objective to minimize the impact of street-facing garages within the Historic District, the architectural expression of the street-facing elevations should emphasize the primary street mass rather than the recessed plane of the overhead garage doors. The adopted Guidelines are policies intended to encourage harmonious development that is sympathetic to the architectural rhythms and character of the existing and long-established neighborhood patterns throughout the Historic District. However, the Guidelines were not adopted as mandatory requirements (e.g. zoning regulations) for the development of properties within the Historic District.