Historic Preservation Commission

Meeting Agenda CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION MEETING LOCATION & HPC INFORMATION TUESDAY, SEPTEMBER 16, 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 August 19, 2014 4. HPC Review of Building Permit Applications Time: A. 227 South Third Street CASE 2014-077 7:00 p.m. Applicant: BHBB, LLC (Coleman Land Co.) Tad Hemming, Hemming Construction Commissioners: Application for: Door Replacement Scott Roy, Chairman Jennifer Ablanalp B. 228 North Fifth Street CASE 2014-078 Nanette Andersson Applicant: Susan Cunningham, Owner Application for: New Street Yard Fence Al Hiller George Salomon C. 21 North Third Street CASE 2014-080 Paul Zellmer Applicant: Ashland Ventures Carolyn Zinke Mara Hauser, 21 N Community Coworking Application for: Façade Renovations Staff Liaison: Michael A. Lambert D. 527 Campbell Street CASE 2014-081 Preservation Planner Applicant: Tom Kraakevik, Contractor Application for: Façade Renovations / New Porch 630/938.4541 preservation@geneva.il.us E. 318 North Fourth Street CASE 2014-082 Applicant: Tyler DeLarme Rachel Johnson, Owner Application for: Siding Replacement 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, SEPTEMBER 16, 2014 MEETING Location: 5. 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, Project Manager Geneva, IL 60134 Application for: New Infill Residence 6. Secretary’s Report Time: 7. New Business 7:00 p.m. B. From the Commission C. From the Public Commissioners: Scott Roy, Chairman 8. Commissioner Training Session Jennifer Ablanalp 9. Adjournment Nanette Andersson Al Hiller George Salomon Next meeting October 21, 2014 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  HISTORIC PRESERVATION COMMISSION MINUTES 109 James Street - Council Chambers Geneva, Illinois 60134 August 19, 2014, 7:00 p.m. 1. Call to Order Vice Chairman 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. Yet, at the same time, he said 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 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 3  Historic Preservation Commission August 19, 2014 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 Nay: None MOTION CARRIED. VOTE: 4-0 4  Historic Preservation Commission August 19, 2014 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 Chairwoman 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 being to add landscaping to break up the view when driving west on James. Andersson was fine with that. 5  Historic Preservation Commission August 19, 2014 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 Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 4A 227 South Third Street September 16, 2014 Door Replacement Applicant: BACKGROUND Tad Hemming The structure at 227 South Third Street was constructed circa 1854 as a Berry House Shops single family residence. The original Greek Revival building has been significantly expanded and altered after 1945. The structure is treated with synthetic siding and numerous replacement windows. The existing wood doors located at the ground level are not historic openings. The existing doors have been exposed directly to weather and Request: the elements and have deteriorated over time. In particular, the Permit Review: insulated glazing has “fogged” due to broken seals for the glazed Door Replacement window unit. The building is rated “non-contributing” according to the 1999 Survey. HPC Case Number: 2014-077 REQUEST Due to the exposure and minimal visibility of the non-historic doors at the far east end of the south elevation and at the east alley elevation, Staff Liaison: the Applicant is requesting to install paired doors that are aluminum clad at the exterior (white, in color, to match existing) with wood Michael Lambert interiors. This is consistent with prior requests made in March 2014 and Preservation Planner July 2013. 630/938.4541 mlambert@geneva.il.us Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 4B 228 North Fifth Street September 16, 2014 Permit Review Applicant: BACKGROUND Susan Cunningham, The Applicant is requesting permission to erect a 42” high fence in the Owner street yard. REQUEST The Applicant is seeking approval to erect a picket-style fence (see Request: attached) in a street yard where no fence now exists. Additionally, the Permit Review Applicant is erecting a rear yard fence which does not require HPC review. Street Yard Fence STAFF ANALYSIS The subject property is contributing according to the 1999 HPC Case Number: Architectural Resources Survey. The proposed fence complies with City of Geneva regulations for height and style; the proposed fence 2014-078 does not infringe on the “visibility triangle” at corner properties. The case is brought to the HPC for review based on the requirements of the Permit Review Matrix. Staff Liaison: Michael Lambert Preservation Planner 630/938.4541 preservation@geneva.il.us Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 4B 228 North Fifth Street September 16, 2014 Permit Review Applicant: BACKGROUND Ashland Ventures, The existing building is a former grocery store, built in 1954, and an Owner adjacent one-story commercial building that was combined into a single 21N Community Coworking, commercial building in 1967 for the First National Bank of Geneva. Tenant REQUEST The Applicant is requesting permission to modify the exterior street- Request: facing elevations and install a new patio and free-standing pergola. Permit Review STAFF ANALYSIS Façade Renovations The subject property is non-contributing property according to the 1999 Architectural Resources Survey. The case is brought to the HPC for review based on the requirements of the Permit Review Matrix. Specifically, the HPC Case Number: review is required for the construction of a new patio and pergola feature. 2014-080 However, the Applicant is seeking the opinion of the HPC regarding proposed façade improvements for a prominent Mid-century Modern commercial building located in the historic core of Geneva’s designated Staff Liaison: districts. Michael Lambert Preservation Planner 630/938.4541 preservation@geneva.il.us  1954 Combined Into Single Building: 1967 Pre-1954 Post-1954 Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 4D 527 Campbell Street September 16, 2014 Permit Review Applicant: BACKGROUND Tom Kraakevik, The Applicant has submitted a request to complete additional Contractor architectural and landscape work in conjunction with an exterior rehabilitation project. The property is adjacent (across the street) form the new infill homes being erected along Campbell Street between Fifth and Sixth streets. Request: REQUEST Permit Review Exterior Rehabilitation and As part of an exterior rehabilitation project, the Applicant is requesting permission to install a new stoop and freestanding pergola at the existing New Side Porch Campbell Street (front) entrance and to construct a new user-friendly, covered porch where an existing concrete stoop exists at the west elevation of a later north addition. HPC Case Number: 2014-081 STAFF ANALYSIS The subject property, a late Cottage Bungalow with Tudor Revival massing and minimalistic architectural details, consists of the original ca. 1939 Staff Liaison: home with a later addition that provided an attached single-car garage. Michael Lambert The original portion of the home was clad in 7 inch wide clapboard; the Preservation Planner later (north) addition is clad in shingle with a 5 inch exposure. The property is identified as a contributing property within the Historic District 630/938.4541 according to the 1999 Architectural Resources Survey. preservation@geneva.il.us The Applicant has worked with Staff to complement the existing minimal architectural details as elements of the proposed construction. The Applicant. The proposed work appears to be consistent with the SOI Standards. The requested landscape improvements do not alter the character of the residence. New stoops and porches are to provide safe access to the home for its aging owners. The proposed work complies with lot coverage requirements for the subject property. However, the proposed west porch extends into a required street yard and, if the proposed work is deemed acceptable and appropriate to the HPC, approval must be conditional upon setback relief granted by the Zoning Board of Appeals (ZBA). Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 4E 318 North Fourth Street September 16, 2014 Permit Review Applicant: BACKGROUND Rachel Johnson, The property, which includes a ca. 1855 Upright and wing with multiple Owner rear additions, is identified as a contributing property according to the Tyler DeLarme 1999 Architectural Resources Survey. The house had been covered with synthetic siding after ca. 1965. Previously, the aluminum siding that covered the exterior was removed without the permission of the Applicant. The Applicant wishes to improve the appearance of her home but has limited funds to accomplish the work. The exposed historic siding Request: was removed, and the Applicant was in the process of removing the Permit Review historic siding and replacing with cementitious siding. The work was Siding Replacement initiated without a building permit, and a Stop Work order has been issued. HPC Case Number: REQUEST 2014-082 The Applicant is requesting permission to install wood siding where historic wood siding had been removed. The Applicant is seeking approval to install new wood siding (including period-sensitive window surrounds) at the south elevation to match the early 20th century Staff Liaison: replacement siding, installed at the south, east and north elevations. Michael Lambert Preservation Planner STAFF ANALYSIS 630/938.4541 The Applicant immediately conferred with Staff once the work was preservation@geneva.il.us stopped and is motivated to complete the work in accordance with the siding policies of the City of Geneva HPC. Although evidence exists of earlier siding with a 4.25 inch exposure, the majority of the home was re- sided (ca. 1908) with 3 inch exposure wood siding. Because more than 10% of the existing siding has been modified and requires replacement, the approval could not be accomplished by administrative review per the Permit Review Matrix and, therefore, has been referred to the HPC. Community Development Department Report CITY OF GENEVA, HISTORIC PRESERVATION COMMISSION AGENDA ITEM 5A 516 Campbell Street – Lot 3 September 16, 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 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 This is a revised architectural concept based on HPC feedback at the August 19, 2014 regular meeting. The proposal is for a two story home with an attached street-facing, front-load garage. HPC Case Number: 2014-074 The architecture of the proposed home incorporates traditional forms, massing, materials and details. STAFF ANALYSIS Staff Liaison: Michael Lambert In order to provide informal feedback to the applicant, the conceptual plans are provided for HPC review and comment. Preservation Planner 630/938.4541 Preliminary Staff Review has been unable to identify whether or not the preservation@geneva.il.us house complies with the bulk regulations identified in the Zoning 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.  Agenda Item 5A Page 2 of 2 Concept Review 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 emphasizes 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.