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HomeMy WebLinkAboutMinutes 1997 - 1998n Evanston Preservation Commission January 21, 1997 - Minutes Page 1 EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, January 21, 1997 7:00 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: John M. Byrne, Kirk Irwin, George Halik, James M. Knox, Mary Mumbrue, Gregory Nowesnick, Susan Regan, Mark Sarkisian, Julie Thomas (late arrival) MEMBERS ABSENT: Jessica Deis, Will Van Dyke OTHERS PRESENT: Molly J. Schiff, Guy Van Swearingen, Ron Hunter, Peter Newsom, Victor Nelson, Brian Arwine PRESIDING: Kirk Irwin & James M. Knox, Vice -Chair STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM Mr. Kirk Irwin (in the temporary absence of Mr. James M. Knox, Vice -Chair) called the meeting to order at 7:11 p.m., a quorum being present. U. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 744 Sheridan Road - Addition Ms. Molly 1. Schiff, owner, and Mr. Guy Van Swearingen, architect, presented drawings for a one story addition at 744 Sheridan Road. The building is located within the Lakeshore Historic District. Ms. Schiff, who is an artist, said that she needed the additional space to work. Evanston Preservation Commission January 21, 1996 - Minutes Page 2 Mr. Carlos D. Ruiz said that 744 Sheridan Road is not listed as a contributing structure to the Lakeshore Historic District. The proposed one-story addition is on the south east corner of the existing house. The minimum front yard requirement in a R-1 district is 27, the proposed addition is at 28'. However, when the average setback is larger than 27', the average front yard setback supersedes the minimum 27' front yard requirement. The average front yard setback along the west side of the 700 block of Sheridan Road is 45.10'. Therefore, the proposed addition is subject to a major zoning variance. Mr. Ruiz listed the preservation issues which are under the purview of the Commission: 1. Land altering activity (Section 2-9-2) 2. Historic District (Section 2-9-2) 3. Review applications for zoning variances (Section 2-9-3 (G)) 4. Standards for review of construction 5, 10, 11, & 15 (Section 2-9-9 (B)) The Commission viewed slides of the property and the adjacent buildings. It was observed that the attached garage of the house located immediately to the south of 744 Sheridan Road, projects about 10 in front of it. Mr. Swearingen said that the addition would follow the style of the existing house. The roof has two levels, allowing additional natural light into the studio. The new wood windows and the exterior finish materials would also match the existing materials. Mr. Irwin said that standard 5 which relates to: "Rhythm of spacing and structures on streets, the relationship of a structure or object to the open space between it and adjoining structures or objects shall be visually compatible with the properties, structures, sites, public ways, objects, and places to which it is visually related." Another concern he had was the massing of the new addition (16' high and 22' deep), relative to the other houses. Ms. Schiff said that unfortunately, the site did not allow an addition to the rear. Mr. Halik said that he was not concerned the height of the structure. Mr. Byme said that he was not worried with setting a precedent, given the nature of the lot. Mr. Halik noted that some of the houses on the block to the north are even farther out. Ms. Susan Regan said that because this was not happening in the middle of the block, she would not vote against it. Mr. Halik moved to accept the applicant's proposal for the addition which complies with the minimum front yard setback (27'), but not with the average setback (45,10'). The project reasonably complies with standards for construction 5 (the rhythm of spacing and Evanston Preservation Commission January 21, 1996 - Minutes Page 3 structures on the street) considering the location on a comer lot and the adjacent house to the north, 10 (scale) it is compatible with the house and the other houses on the block, and 11 (directional expression of front elevation). Mr. Mark Sarkisian seconded the motion. Discussion: Mr. Sarkisian said that the final drawing should clearly specify the addition's building materials and exterior finishes. The motion passed. Vote: 6 aye, l nay. 2. 2940 Harrison Street - Window Replacement Mr. Ron Hunter, owner, presented a proposal to change the second story steel casement windows for wood casement windows at 2940 Harrison Street. The first floor original windows are wood. The house is an Evanston Landmark. Mr. Ruiz said that the proposal falls under standards for review of alterations 1, 2, 3, 4, 5, 6, and 9. These standards refer to the impact of alterations on the integrity of a building. The windows are important components of the design of the building. The new proposed wood casement windows are manufactured by Pella. The Commission viewed slides of the existing windows. Note: Ms Julie Thomas arrived at this time Mr. Hunter said that the design and proportion of the wood windows would be the same as the steel windows. He said that he would prefer to keep the original steel windows or similar windows. The problem with the existing windows is the damage that is continually caused by the sweating of the windows and the lack of insulation. Regarding colors, Mr. Hunter said that Pella offers at Ieast 50 colors to choose from. He has selected a color that would closely match the existing pale green color. Discussion ensued regarding the quality of the house design and the careful treatment of the windows. Commissioners felt that the architect (Lawrence B. Perkins) indented to create a balance between the larger windows with heavier wood frames and the delicate smaller steel windows on the second floor. Mr. Hunter expressed his desire to explore other options to his proposal to the Commission . Mr. Knox moved to table this item until Mr. Hunter has determined the feasibility of other alternatives, from restoring the windows on the whole or partially, to replacing with new windows that would better match the dimensions and the muntins profile of the existing steel windows. The motion, seconded by Mr. Irwin, was approved unanimously. Evanston Preservation Commission January 21, 1996 - Minutes Page 4 3. 1142 Hinman Avenue - Alteration and Addition Mr, Peter Newsom, owner, and Mr. Victor Nelson, architect, presented drawings for alterations and a rear addition at 1142 Hinman Avenue. The house is located in the Lakeshore Historic District and is not listed as a contributing structure to the district. Mr. Ruiz summarized the proposed work as follows: 1. Removal of existing enclosed porch and replacing it with an open porch, which would closely recreate what is believed to be the original open porch. 2. Additions to the sides and rear of the building. Exterior finish materials would be wood siding or brick, depending on the location. The new proposed windows would match the existing wood windows. 3. Replacing existing side yard 6' high wood fence with a 6' high brick wall. Standards for review of alteration that apply are: 1, 2, 4, 5, and 6. In response to a question from Mr. Halik, Mr. Nelson said that they did not know for sure that the original design of the front open porch looks as it was being proposed. They assumed that there was an open porch as far as 1899. Sometime between 1910 and 1920 the existing porch was added. Also, where the new plans show a study (south side yard) there was a one story frame structure in 1899. There is a sleeping porch on the back (rear corner) above the eating area that was also added between 1910 and 1920. The two story structure now called the study and the eating area, was always there. Originally, the main house a two-story masonry building. The rest of the building is framed. Mr. Nelson said that he was assuming that the front porch was open, that the siding that appears on the existing house was originaIIy there in the 1910 and 1920 era. Mr. Newsom said that the foundation for the porch that wraps around the house and the study is original. The foundation is visible in the basement of the house. They are proposing a one-story study over the same foundation. However, the study would require a major zoning variance, due to the minimum side yard requirement of 5'. He also said that there was an earlier rear addition. The new rear addition would require a minor zoning variation. After viewing slides of the house the Commission made the following comments: Evanston Preservation Commission January 21, 1996 - Minutes Page 5 1. Proposed elevations did not show lintels above new windows consistently. 2. On the west and south elevation of the new addition cornice detail is missing. 3. The south side yard requirement of 5' is a preservation issue as well as a zoning issue. 4. The rear angled eating area should be wood sided rather than brick. The roof should be the same material as the new study rather than glass. 5. Further study of the design, location and height of the proposed north side yard brick wall to replace the existing 6' high wood fence. Take the new fence from the new addition to the rear. Consider the massing of a 6' high wall for a lower wall and consider introducing landscaping. 6. Match as close as possible new brick size, texture and color with existing. 7. Define the juncture of the new family room roof with the existing cornice. 8. Show more detail of the chimney and define finish materials. 9. Define ornamentation of windows and lintels. 10. Show rear deck design on elevation. 11. Show details on porch such as columns, railings, etc. Mr. Halik suggested that the Commission review the project once again, because the number of issues raised by the Commission could potentially change the schematics of the project. All Commissioners agreed with Mr. Halik's suggestion. Mr. Haiik moved to table the application for alterations at 1142 Hinman Avenue until the next Commission meeting with the following comments : Show where the stone lintels occur on the brick wall areas. 2. Deal with the upper fascia, so that it has more continuity across the building 3. That the back entry be considered to be the back porch, and that the Evanston Preservation Commission January 21, 1996 - Minutes Page 6 triangular area be wood sided instead of brick, so that the wood siding wraps around and runs into the family room addition. 4. Show the detail at the juncture of the roof of the addition with the existing roof. S. Show detail where the upper part of the chimney intersects the new fascia and roof of the addition family room. 6. Show the new deck (porch) at the back entrance in elevation. 7. Show a roof plan or build a model of the building that shows the roofs and how they come together. 8. Show more detail on the brick wall (elevation) 9. Mr. Byrne amended the motion by adding to show greater details of the front porch components (columns, spindles, railings, etc). Ms. Mumbrue seconded the motion as amended. Discussion: Ms. Thomas asked if the motion endorsed the one-story study room being one foot away from the south property line. Mr. Halik said that his motion implied no objection to the location of the study room. Mr. Ruiz said that the proposed V setback would require a major zoning variance. He said that he will inform the Zoning staff about the Commission's motion on this matter. The Commission approved the motion as amended unanimously. 4. 1322 Hinman Avenue - Revised Alteration NOTE: Ms. Susan Regan recused herset(fronr the meeting at this time. Mr. Brian Arwine submitted revised drawings for alterations at 1322 Hinman Avenue. The house is located in the Lakeshore Historic District, and it is not listed as a contributing structure to the District. Mr. Ruiz said that the Commission had previously approved alterations to this house. The revised alteration is for enlarging previously approved window openings facing the south side yard. Evanston Preservation Commission January 21, 1996 - Minutes Page 7 Mr. Halik moved to accept the revised elevation as drawn and dated 1/10/97. The motion, seconded by Mr. Knox, passed. Vote: 8 ayes, 1 abstention. S. 2404 Ridge Avenue - Alterations to a Barn Mr. Ruiz said that the applicant was not present. The applicant would like to obtain a preliminary review of proposed alteration to the barn building at 2404 Ridge Avenue. The property is an Evanston Landmark. After reviewing the elevations and plan drawings and viewing slides of the barn the Commission made the following Comments: The roof line on the east and west elevations do not seem to correspond. 2. Reduce to a minimum new windows on the east, west, and south elevations. On the east elevation, the existing doors reduced to shutters flanking the new sliding doors and the fixed undivided piece of insulated glass are not appropriate. 4. On the south elevation, taking an existing window and drastically changing the character of it is inappropriate. 5. On the west elevation, undivided fixed piece of insulated glass replacing the existing door and new skylights are inappropriate. 6. The proposed alterations change drastically the integrity and character of the barn. III. MINUTES Mr. Irwin moved to approve the Commission minutes of December 17, 1996 as submitted. Ms. Regan seconded the motion. Discussion: Mr. Knox said that he had trouble arriving to the meeting at 7.00 p.m. He felt that other Commissioners now and in the future may have the same problem. After additional discussion, the Commissioners agreed to start the meetings at 7:30 p.m. Mr. HaIik said that the new approach of reviewing projects seems to be working. Mr. Byrne said that he would like the Commission continue to take on matters other than architectural review. The motion was approved unanimously. Evanston Preservation Commission January 21, 1996 - Minutes Page 8 IV. OLD BUSINESS Election of 1997 EPC Officers Mr. Knox said that the Commission had previously nominated Ms. Jessica Deis as Chair, Mr. James M. Knox as Vice -Chair, and Mr. Kirk Irwin as Secretary. Ms. Thomas moved to accept the slate of EPC officers for 1997 as presented. The motion, seconded by Mr. Halik, was approved unanimously. V. STAFF REPORT Mr. Ruiz submitted a list of goals for 1997 for the Commission review. He asked Commissioners to comment on these at the next meeting. Mr. Ruiz also reported that the Plan Commission continues to work on the Comprehensive General Plan. The preservation chapter will be addressed in the near future. He mentioned that the Commission should consider the revision of its own preservation plan of 1981. Another issue concerning preservation is the potential demolition of the Common Wealth Edison building on Clark Street. The Research Park board has made public plans for potential additional redevelopment of the park, which includes the area where the Evanston Landmark is located. VI. ANNOUNCEMENTS Mr. Ruiz announced that the next Commission is Tuesday, February 18, 1997, Evanston Civic Center, 2100 Ridge Avenue, Room 2403, at 7:30 p.m. VH. ADJOURNMENT The meeting adjourned at 10:1 S p.m. STAFF:A,1 ll� DATE: 4r� 1 LR Evanston Preservation Commission February 18, 1997 - Minutes Page 1 EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, February 18,1997 7:30 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: John M. Byrne, Jessica Deis, Kirk Irwin, James M. Knox, Mary Mumbrue, Gregory Nowesnick, Susan Regan, Mark Sarkisian, Julie Thomas, Will Van Dyke. MEMBERS ABSENT: George Halik OTHERS PRESENT: Peter Sarasek, Julie Sheker, Stephanie and Peter Newsom, Victor Nelson, Charlie Clarke PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz 1, DETERMINATION OF QUORUM Ms. Jessica Deis, Chair, called the meeting to order at 7:30 p.m., a quorum being present. H. MINUTES Mr. John Byrne amended the minutes of January 21, 1997, page 7, last sentence to read: Mr. Byrne said that he would like the Commission to continue to take on matters other than architectural review. Mr. James M. Knox moved to approve the Commission minutes of January 21, 1997, as amended. J. Byrne seconded the motion. The motion was approved unanimously. Evanston Preservation Commission February 18, 1997 - Minutes Page 2 III. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 701 Forest Avenue - Rear Addition Mr. Peter Sarasek, owner, and Ms. Julie Sheker, architect, presented drawings for a rear addition at 701 Forest Avenue. The building is an Evanston Landmark, located within the Lakeshore Historic District, Mr. Sarasek said that at the back of the house there is an earlier shed type structure addition that it is not functional and not insulated. The project converts the shed structure into a mud room and adds a deck in the back yard with a screened porch. Ms. Slicker said that the house has ornamental features such as the double brackets under the eaves on the front and sides, and the single brackets on the rear. The new design of the rear addition picks up the single brackets, as well as the elaborate casing and pediment above and around the windows. The rear screened porch and mud room are being treated as a unified structure by carrying around the same cornice detail and brackets. On the south elevation two existing windows would be reduced at the bottom with decorative wood paneling. This is preferable to accommodate the height of kitchen counters as part of the interior remodeling of the kitchen. Commissioners discussed whether eliminating the proposed window wood paneling in lieu of wood siding would be more appropriate. Commission's findings; Ms. Deis read the standards for review of alterations. The Commission found that the proposed project met standards 1 through 6, 9 and 10. Ms. Julie Thomas moved to approve the project as presented. The motion, seconded by Mr. Kirk Irwin, was approved unanimously. 2. 1142 Hinman Avenue - Side Rear Addition, Replacement of Corner Lot Fence Mr. Peter Newsom and Mrs. Stephanie Newsom, owners, and Mr. Victor Nelson, architect, resubmitted drawings for side and rear additions at 1142 Hinman Avenue. Also, the applicants resubmitted plans for a 6' high brick wall to replace an existing 6' high wood fence facing Hamilton Street. The house is located in the Lakeshore Historic District and is not listed as a contributing structure to the District. Mr. Nelson said that the revised drawings are in response to the nine items raised by the Commission at the last meeting. He listed the items and responses as follows. Evanston Preservation Commission February 18, 1997 - Minutes Page 3 1. Show where the stone lintels occur on the brick wall areas. R The new lintels are on the west and south elevations 2. Deal with the upper fascia, so that it has more continuity across the building. R The south side elevation and the west elevation show the upper fascia, where the existing sleeping porch is being re -sided. 3. That the back entry be considered to be the back porch, and that the triangular area be wood sided, instead of brick, so that the wood siding wraps around and runs into the family room addition. R. The rear entry addition shown in plait as a diagonal, will be sided instead of brick. 4. Show the detail at the juncture of the roof of the addition with the existing roof R. On the elevations, the top of new roof is lowered to come in below the cornice on the existing house. 5. Show detail where the upper part of the chimney intersects the new fascia and roof of the addition family room. R Tire chimney in the way it intersected the cornice was changed. 6. Show the new deck (porch) at the back entrance in elevation. R The rear porch was added to the elevations. 7. Show a roof plan or build a model of the building that shows the roofs and how they come together. R. A roof plat is being provided showing what is now there, and what the changes will be, 8. Show more detail on the brick wall (elevation). R A typical portion of the brick wall is provided in elevation. Evanston Preservation Commission February 18, 1997 - Minutes Page 4 9. Show greater details of the front porch components (columns, spindles, railings, etc). R. The columns that support the open porch roof are shown. In response to questions from Ms. Deis, Mr. Nelson said that the skylight on the south elevation would be hardly visible, if at all. The highest point of the brick wall would be 6', and the color of the brick would be compatible with the existing brick. Ms. Deis recommended that the brick wall be set in at least 12", preferably 18" from the inside line of the sidewalk. This space will make a tremendous improvement in the streetscape and allow some kind of planting such ivy or vines. Mr. Nelson said that they have considered landscaping outside of the wall. Mr. John Byrne disagreed with any kind of brick we. Brick walls, the height of the proposed one, do not exist in the neighborhood, he said. The brick walls he noticed are 2' to 3' high with wrought -iron extension above it. He said that he would feel more comfortable if that were proposed. Mr. Byrne said that this type of wall may set the wrong kind of tone for the entrance to the Lakeshore Historic District from Hamilton Street. He added that the brick fence extends far too long, from the garage to half way along the house. He recommended that the fence start from the back of the addition and continue back to the garage. Mr. Newsom said that they have incorporated the Commission's comments about the proposed brick fence into the design. The fence will have two ornamental gates, one at each end, with pillars at each side and along the wall, some ornamental corbelling, ornamental top, and ornaments at all sides of the pillars. The fence design will be consistent with the period of the house. Ms. Thomas said that she had driven by the site a few times, and felt very strongly that the brick wall is inappropriate to the scale and the spacing from the house. She considered the brick fence a substantial barrier, not a hospitable domestic fence, a wall that says something completely different. Another concern she had was the study on the south side sitting so close to the neighbor. She said the zoning side yard requirement is 10' between structures. She thought that the Commission would be setting a dangerous precedent if either are allowed. She concluded by saying that aside from the glass roof over the rear porch, the applicants have responded to the Commission's concerns very substantially. Mr. Greg Nowesnick said he understood the applicants' concern about being so close to the business district. He suggested considering a brick fence that would be at least 25% open and 75% solid. Mr. Knox supported Mr. Nowesnick's suggestion and said he did not have a concern about the study because there is an existing foundation in place. However, he was concerned about the length of the fence (approximately 60'). Evanston Preservation Commission February 18, 1997 - Minutes Page 5 Ms. Deis said that a brick wall with a pattern and color of the brick in harmony with the structure and a few modifications made to make it a little bit more hospitable, would be an improvement in comparison to the existing wood fence. Ms. Susan Regan said that when looking at wrought -iron and brick fences and piers in Evanston, they all sort of speak of the property that they are on and how they relate to the house. The diagonal portion of the proposed brick fence did not achieve that, she said. Mr. Newsom agreed to the fence returning to the house at a right angle where the family room begins. Mr. Byrne said that he was still concerned with the proposed brick fence, even with the changes as previously discussed. He noted that the current zoning ordinance does not allow new fences on corner lots. He said that the Commission would set the wrong precedent if it approves the brick fence. Mr. Nowesnick said that if the brick fence is approved, the Commission should clearly state that its replacement is an improvement to existing conditions. Ms. Deis added that even though the Iocation of the fence is not adjacent to commercial property, it has a visual connection to it. Mr. Newsom stated that some Commission members put forward a number of recommendations about the brick fence that he would be amenable to. Further discussion ensued regarding the appropriateness of a brick fence for the house and the Historic District, the more permanent nature of a brick fence, as oppose to a wood fence and the height and opacity of the fence. Mr. Byrne asked how high above ground the existing foundation was on the south side yard where the study would be. Mr. Nelson said approximately 4'. Mr. Newsom said that their house is much older than the house to the south, and that the study was part of the original house. Mr. Nelson displayed a model showing the roof slopes and lines. He said that where the roof meets the house would be leveled and the eave would be leveled. Ms. Thomas and Ms. Regan said that the elevations did not show that, and they expressed their concern whether or not that could be achieved. Mr. Nelson said that his roof design could be built. Commission's findings: Ms. Deis read the standards for review of alterations. The Commission found that the proposed project met standards I through 5, 7 and 9. Mr. Irwin moved to approve the proposal, exclusive of the proposed fence, meeting standards 1 through 5, 7 and 9. Mr. Nowesnick seconded the motion. The motion passed unanimously. Mr. Irwin moved to ask the applicant for 1142 Hinman Avenue to resubmit the fence portion of the proposal at the next Commission meeting, with the following revisions: That the fence returns to the house at a 90-degree angle, at the point at Evanston Preservation Commission February 18, 1997 - Minutes Page 6 which the west addition attaches to the existing house. 2. That the specific brick be reviewed by the Commission at the next meeting. 3. That openings be created in the brick wall by eliminating the row locks. 4. That the overall height of the fence be reduced to 6-0" maximum. 5. That the wail be set back from the sidewalk to allow plantings an the street side of the fence. 6. Provide additional detail of the two gates proposed on the street side of the fence. Mr. Van Dyke seconded the motion. Discussion: Mr. Byrne question the propriety of the suggestions from the Commission within the motion itself, as opposed to aside from the motion, table the issue and give the suggestions outside of a motion on a more informal basis and not holding the Commission to those suggestions. Mr. Nowesnick said that the Commission has frequently provided recommendations within a motion for approval. He did not see a conflict by providing suggestions as stated in the previous motion. Ms. Thomas made a motion amending Mr. Irwin's last motion. She moved that the setback for the fence on the north property line be 18", and that Mr. Irwin's motion is not tacit approval, instead is a direction to the applicant for further development of the fence design. Mr. Knox seconded the amendment. Mr. Sarkisian made a second amendment to Mr. Irwin's motion. He moved that landscaping be incorporated outside the fence. Mr. Knox seconded Mr. Sarkisian's amendment. Mr. Irwin's motion passed as amended. Ms. Thomas abstained. NOTE: Mr. Noi+�estuck left the meeting at 9:25 p.m. 3. 936-40 Hinman Avenue / 502-12 Lee Street - Replacement of Rear Windows and New Fence Mr. Charlie Clarke, owner, presented plans for the replacement of rear windows and a new fence at 93640 Hinman Avenue / 502-12 Lee Street. The building is an Evanston Landmark, located within the Lakeshore Historic District. The 29 unit apartment building is in the process of renovation and conversion to condominium. The proposal is for the replacement of rear windows facing south and west. The third floor window line would be changed to its original configuration as reflected on the first as second floors. The 91 louvered windows would be replaced with thermo-pane windows with screens on the Evanston Preservation Commission February 18, 1997 - Minutes Page 7 lower sash. Mr. Clarke said that the every effort was made to have the new windows fit in the existing openings, minimizing unnecessary infill between the brick and the new window frames. Existing brick from the building will be used for the infill areas. The new wood stockade fence is 6' high and would replace an existing metal fence on the south side of the building, providing privacy to the neighbors on that side. Commission's findings: Commission members felt that the proposed work would be a great improvement to the building and met all the applicable standards for review of alterations. Ms. Thomas moved that the Commission accepts the proposal as presented. The motion, seconded by Mr. Knox, was approved unanimously. IV. OLD BUSINESS A. Comprehensive General Plan (CGP) Mr. Ruiz said that Commission members have received copies of the 1986 Comprehensive General Plan (CGP), Preservation Chapter, and copies of the 1981 Evanston Preservation Plan. He noted that the Plan Commission is still in the process of reviewing the CGP and that, in the near future, the Plan Commission will ask the Preservation Commission for comments on the Preservation Chapter. According to the minutes of the Plan Commission, there have been at least a couple of occasions that the Plan Commission discussed opportunities in Evanston for redevelopment. In those occasions, Mr. Stephen Knutson, Plan Commission associate member, and former Preservation Commission member, emphasized the importance of preserving the character of the Historic Districts and Landmarks. His position is that the CGP should clearly establish the City's position in favor of preservation, and if redevelopment in Historic Districts is to occur, any redevelopment should be respectful of the Districts' historic character. In view of the current efforts to review the CGP, Mr. Ruiz recommended that the Commission form an ad hoc Committee to address the Comprehensive General Plan and review the Preservation Chapter. The Committee should develop new set of preservation goals and objectives so they can be incorporated into the CGP. As suggested by Mr. Richard Lehner, former Commission Chair, at a public meeting of the Plan Commission, Historic Preservation should be reflected across the CGP, particularly in the appropriate chapters. Ms. Deis said that this is an opportunity for the Commission to make a lasting statement and determine what are the Commission's preservation goals, and integrate them into the Evanston Preservation Commission February 18, 1997 - Minutes Page 8 CGP. Ms. Thomas, Mr. Irwin, Mr. Byrne and Ms. Deis, agreed to be members of the ad hoc Committee. The Committee announced its first meeting Wednesday, March 5, 1997, at 7:30 p.m., 816 Main Street, Evanston, Illinois. B. 1637 Orrington Avenue - Alteration Ms. Thomas asked what the status was of the application for alterations at 1637 Orrington Avenue ( on September 1997, the Commission had disapproved new dormers that were built without a building permit). Mr. Ruiz said that the applicants had requested an extension to their application until they complete their proposal. Mr. Ruiz said that.he will contact the applicants for an update. V. STAFF REPORT Housing Planner Mr. Ruiz informed the Commission that Ms. Roberta Schur is the new Housing Planner for the City. Downtown Building Facade Improvements Mr. Ruiz said that Ms. Lisa Lyon, Neighborhood Planner and he will meet Mr. Terry Jenkins of Evmark to discuss strategies for the improvement of facades of downtown buildings. He said he will suggest identifying character given buildings and identify potentially eligible buildings for landmark designation. VI. ANNOUNCEMENTS Mr. Ruiz announced that the next Commission meeting is Tuesday, March 18, 1997, at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue, Evanston, Illinois. VI. ADJOURNMENT With no further business in the agenda, Ms. Deis adjourned the meeting at 9:55 p.m. Respectfully Submitted: Carlos D. Ruiz Senior Planner, Pres ton Date: 3- IS- g7 i Evanston Preservation Commission March 18, 1997 - Minutes Page 1 EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, March 18, 1997 7:30 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: John M. Byrne, Jessica Deis, Kirk Irwin, James M. Knox, Mary Mumbrue, Gregory Nowesnick, Susan Regan, Julie Thomas. MEMBERS ABSENT: George Halik, Mark Sarkisian, Will Van Dyke. OTHERS PRESENT: Drew Heindel, Eric Eriksson, William Hanawalt, James T. Murray, Mary Koberstein, Barbara Gardner. PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM Ms. Jessica Deis, Chair, called the meeting to order at 7:30 p.m., a quorum being present. H. APPROVAL OF MINUTES Mr. James M. Knox amended the minutes of February 19, 1997. On page 1, last paragraph, first sentence, correction of his middle initial typo error A. to M. Mr. Gregory Nowesnick suggested a text change on page 4, last paragraph, second sentence, 25% transhicent to 25% open and 75% solid. Mr. John Byrne moved to approve the Commission minutes of February 18, 1997, as amended. Mr. Knox seconded the motion. The motion was approved unanimously. III. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 1112 Forest Avenue - New Chimney 1 Evanston Preservation Commission March 18, 1997 - Minutes Page 2 Mr. Drew Heindel, architect, presented drawings for a new chimney at 1112 Forest Avenue. The coach house building, now a residence, is listed as a contributing structure to the Evanston Lakeshore Historic District. Regarding the chimney termination, Mr. Heindel said that the new chimney is finished with stucco and capped in a similar fashion as the two existing chimneys. Commission's findings: Ms. Deis read the standards for review of alteration. The Commission found that the proposal met standards 1, 2, 5, 9 & 10. Standards 3, 4, 6, 7, & 8 did not apply to the project. Ms. Julie Thomas moved to approve the project as presented. The motion, seconded by Ms. Deis, was approved unanimously. . 2. 1615 Judson Avenue - Side addition and new two -car garage Ms. Deis said that the applicants for 1615 Judson Avenue were not present. The project will be reviewed when the applicants are available. III. NEW BUSINESS 1. 1740 Ridge Avenue - Proposed Subdivision Mr. James Murray, attorney, Mr. Erik Ericsson, architect, and Mr. William Hanawalt of the Vineyard Christian Fellowship Church, presented a proposal for a two -lot subdivision of 1740 Ridge Avenue. The property contains two buildings. The southern most building is an Evanston Landmark, Mr. Murray said that it appeared that the northern most building (1810-12 Ridge Avenue) was at one time a church. In the 1920s and 1930s it became an automobile dealership. The Landmark building was built in 1949-1950. The proposal is to divide the property into two parcels as it existed before 1981. In 1981 the two parcels were consolidated with the vacation of Lyons Street. The subdivision follows a line at the north end that is a public access easement. The easement separates the parking area of the 1810-12 Ridge Avenue building, from the 1740 Ridge Avenue Landmark building. Mr. Murray said that the only architectural change would be the removal of the 1981 personnel bridge that joins the two structures now. The intention of the subdivision is to convert the two-story brick structure at 1810-12 Ridge Avenue into a religious institution with offices and assembly area. The only Evanston Preservation Commission March 18, 1997 - Minutes Page 3 construction would be covering the openings with brick on both buildings created after the bridge is removed. Ms. Thomas asked Mr. Ericsson to elaborate on the closing of the openings. Mr. Ericsson said that the intention is to restore the exterior wall to its original materials and architectural components such as windows. Mr. Murray said that there is a possibility that the original brick was maintained. They intend to reuse it if found. Mr. Byrne asked for clarification in terms of the standards for subdivision. He wondered whether the rehabilitation of the Landmark building should be a separate issue. Mr. Ruiz said that standard 2 for subdivision requires that: "Alteration, construction, demolition and relocation shall be consistent with Section 2-9-9". Mr. Murray asked Mr. Ericsson for his professional assessment as to the impact of the proposed subdivision on the Landmark building. Mr. Ericsson said that the Landmark building would be preserved as is. He said that the removal of the bridge would improve the Landmark building by bringing it back to its original state. Kirk Irwin ask if Mr. Ericsson had any documentation of what the original condition was. Mr. Ericsson said, no. Mr. Ericsson said that he believed that it would not be difficult to restore the original condition since the bridge is a minor alteration to the Landmark building. Ms. Thomas asked that Mr. Ericsson catalogue for the Commission the brick size, color, texture, mortar color, joint detail, fenestration and window materials and details, and finishes to match existing. Mr. Murray said that the original condition of the Landmark building would be retained, rebuilt or restored to its original condition prior to the construction of the bridge. He believed that he had photographs of the Landmark building in 1980, and there is a possibility that the original drawings are available in the City's Building Division. J. Byrne said that without actual drawings for the restoration of the Landmark building the Commission may not be able to continue its review for the proposed activity. Ms. Thomas reiterated her comments regarding the restoration of the Landmark building. Commission's Findings: Ms. Deis referred to the standards for subdivision and asked Commissioners to comment on any conflicting issue. Mr. Byrne asked about signage. Mr. Murray said that the single monument sign in the property will remain in the Church aft of the division, and it will only change editorial content. Regarding flashing turn signs, Mr. Murray said they are only traffic devices during the actual ingress and egress of vehicles Sunday mornings only. Regarding standard 1(e) Not to affect traffic patterns ..., Mr. Murray said the City's Evanston Preservation Commission March 18, 1997 - Minutes Page 4 traffic engineer has accepted the plans. Ms. Deis referred to standards for review of demolition. The Commission found that the proposed demolition of the bridge met standards 1 to 4. Standard S did not apply. Ms. Thomas moved that the Commission recommends to City Council that the applicant's proposal be accepted as presented, with the stipulation that the alterations necessary for the restoration of the Landmark building at 1740 Ridge Avenue, be conducted in a manner consistent with the standards for review of alterations. The specifications for such alterations are approved, pending review by Carlos D. Ruiz, Preservation Coordinator. The Commission further recommends to the City Council that the demolition of the pedestrian bridge be approved, and that the 1810-12 Ridge Avenue building be restored in like manner to its original condition prior to the pedestrian bridge construction. Mr. Byrne seconded the motion. Discussion: Mr. Murray said that it was not the intention of the owner of the 1810-12 Ridge Avenue building to do anything different with it. He also emphasized that the building is not the Evanston Landmark. The motion passed unanimously. IV. PUBLIC HEARING Mr. Byrne moved to temporarily adjourn the regular meeting and enter into a public hearing for the nomination of 2401 Lawndale Avenue as an Evanston Landmark. The motion, seconded by Ms. Deis, was approved unanimously. 2401 Lawndale Avenue - Nomination for Landmark designation Ms. Deis opened the testimony portion of the public hearing. Ms. Mary Koberstein, owner of 2401 Lawndale Avenue, submitted a nomination application for Landmark designation of her property for review. Ms. Koberstein said that one of the things she and her husband loved about their house since they bought it is its original condition. She believed that the house has had five or six owners previously. Each owner has respected the design and construction of the home. There have been very few alterations to it. The garage was enlarged by the previous owner from a one -car garage to a two -car garage. The original brick was reused for the exterior wall of the garage. Ms. Koberstein said that in addition to recognizing the house's architecture style and Evanston Preservation Commission March 18, 1997 - Minutes Page 5 integrity, the Landmark designation would help them (the owners) with the rehabilitation of the house through the Property Tax Assessment Freeze Program. She said that the house stands out in the neighborhood. The landscaping has been dramatically improved, allowing the house to be seen more openly. The house was designed by architect Edward M. Sieja and built in 1928. It features characteristics of the Tudor style, with fine materials for exterior finishes. Ms. Koberstein said that the main criteria in her nomination for Landmark designation is design. Meeting Note: Ms. J. Thomas left the meeting at 8:20 p.m. Mr. Irwin said that he was struggling with the significance of the house. He said that he liked the house, it was competently done and it has been maintained in good condition throughout the years. He wondered if the Commission needs to draw a distinction between a piece of architecture that is competent versus one that deserves historic designation. Mr. Irwin continued by saying that some of the greatest architects in the world, between 1890 and 1930 lived or have done work in Evanston. The Commission often reviews world class houses designed by prominent architects such as the Ernest Mayo and Lawrence Perkins. Now, the Commission is being presented with a really good house, designed by an architect, probably considered a second tier architect. K. Irwin wondered about designating that genre of work as historic landmark, as oppose to holding the criteria to a world class standard, or expand the criteria to include this other body of work, which also contributes to the character of Evanston. Ms, Mary Mumbrue said that Evanston is fortunate to have Landmarks designed by prominent architects, does that mean one should exclude other architects for that reason. Mr. Byrne said that preservation also deals with taste and quality. He liked the nominated house more than some designated Landmarks. Ms. Deis said that only one standard for Iandmark designation deals specifically with the architect of a structure. The nominated structure needs to meet only one standard to be eligible for designation. Mr. Nowesnick said that when reviewing the existing Landmarks, one is most likely to find that a number of Landmarks were designed by unknown architects. These buildings were designated because of their unique, peculiar characteristic or material or method of construction that could not be found elsewhere. Ms. Koberstein said that before nominating her home, she had in mind the concerns raised by Mr. Irwin. However, when she looked at the statements of significance of Landmarks, she found many that had only one aspect of the house was of significance. She cited a Landmark on Lawndale Avenue that was designated because of the interesting columns that are next to the windows. Ms. Koberstein said that although she understood Mr. Irwin's points, not everyone has a home designed by a world class architect. Evanston Preservation Commission March 18, 1997 - Minutes Page 6 Mr. Byrne said that he could see that the building met more than one standard for Landmark designation. He said that the house stands out from the post World War H homes built in the same area of Evanston, complying with standard 10. The quality of craftsmanship of the house is special compared to other construction of less quality. The house contributes to the streetscape, the landscape and architecture of Evanston, and for those reasons, the house meets the criteria for Landmark designation. Mr. Ruiz said that historically, the Commission has struggled with similar questions as raised by Mr. Irwin. He said that the Historic Districts contain world class and not so world class examples of historic or architectural significant structures. When these buildings are put together, they define the physical character of the Districts. Mr. Irwin said that his intent was to make sure that the world class Landmarks are not diminished somehow by Landmarks that are not world class. Mr. Ruiz said that the Preservation Ordinance provides the standards for local designation, not for the National Register of Historic Places. Mr. Irwin said, that being the case, the nominated house has distinguishing features that if tarn down would be a loss. He cited the tower entry, the arched doorway, the leaded glass windows, the stucco and brick treatment of the exterior, and the way that the garage is attached to the house. Mr. Irwin concluded by saying that all these features were done really well. Ms. Deis said that she admired the quality of craftsmanship exhibited in the construction of the house. Ms. Deis asked the Commissioners and the audience for any additional comments or testimony. Being none, Ms. Deis closed the testimony portion of the public hearing. Ms. Deis opened the deliberation portion of the public hearing. She referred to Section 2- 94: Criteria for Designation of the Preservation Ordinance. After some deliberation with emphasis on the merits of the property to obtain Landmark status, Mr. Irwin made a motion by saying that the Commission recommends City Council approval of Landmark designation of 2401 Lawndale Avenue, based on the following findings; That the nomination meets standards in Section 2-9-4: A(3) Its exemplification of an architectural type, style or design distinguished by innovation, rarity, uniqueness, or overall quality of design, detail, materials, or craftsmanship. Evanston Preservation Commission March 18, 1997 - Minutes Page 7 A(9) Its unique location or distinctive physical appearance or presence representing an established and familiar visual feature of a neighborhood, community, or the City of Evanston, and B. Integrity of Landmarks and Districts. Any area, property, structure, site or object that meets any or one or more of the criteria in Section 2-9-4(A) shall have also sufficient integrity of location, design, materials and workmanship to make it worthy of preservation or restoration. 1. The house contains exemplary craftsmanship as represented by: a) leaded window details b) stucco exterior finish and exterior artistic brick patterns c) wrought iron railings and consistency of unique detailing 2. Uniqueness of tower entry and front doors. 3. Appropriate balance of overall massing of the building and the attached garage. 4. Distinctive arched windows and door openings. 5. OveraIl integrity of the building has been well maintained. 6. Consistency of unique detailing throughout the building. 7. Predominant presence of original materials. The motion, seconded by Ms. Deis, passed unanimously. At 8:50 p.m. , Ms. Deis moved to close the public hearing and reopen and continue the regular Preservation Commission meeting. The motion, seconded by Ms. Mumbrue, was approved unanimously. V. NEW BUSINESS 210 Davis Street - Variation for lot coverage and rear setback Mr. Ruiz said that Ms. Barbara Gardner, owner, submitted a proposal at the very last minute requesting a variation for lot coverage and rear setback at 210 Davis Street. The property is an Evanston Landmark located within the Lakeshore Historic District. Ms. Evanston Preservation Commission March 18, 1997 - Minutes Page 8 Gardner said that her property does not have a garage. Also, the property has been for sale for long time and now is under contract. She added that both variations are necessary to build a new garage. Mr. Byrne asked if the closing of contract is pending on the approval of the variation. Ms. Gardner answered, no. Mr. Ruiz said that the applicants for the variations will not build the garage. However, their intent is to obtain the variations for the benefit of the future property owner. The new owner will submit for review the new garage design to the Commission. Ms. Gardner said that she is applying for major variations. The house is a large structure on a small lot. The current legal non -conforming lot coverage is 41% (since 1925), well over the allowable 31% lot coverage. They are requesting a 44% lot coverage. She said that in order to build the new garage, the existing two-story rear porch addition will have to be removed. Ms. Gardner said that the rear porch addition does not have architectural significance. When the porch is removed, a one -car attached garage will be built. Access to garage will be off the alley. The proposed garage would not visible from Davis Street or Lake Street. The garage she has envisioned will have a flat roof to avoid the alteration of the kitchen windows. Ms. Deis and Mr. Nowesnick were concerned how, the additional 3% of lot coverage, would impact the subject property and adjacent properties. Mr. Ruiz said that the Commission's purview on the proposed variation for lot coverage is in the form of a recommendation to the Zoning Board of Appeals. Ms. Deis said that she would like to have more information about the property. She could not make a recommendation either way at this time. Commissioners discussed whether it would be necessary to review together, the proposed variation for lot coverage, and the design of the proposed one -car garage. Ms. Gardner suggested that if the removal of the rear porch is a concern, the Commission could require to build the garage under the porch. Mr. Byrne said that the question is: "Should the Commission allow greater lot coverage on the Landmark site and in the Historic District?" Ms. Gardner said that currently they do not have a garage, and they park one of their cars in the alley. Parking is a problem in the area, particularly with all the events that take place on the lake front. This is a dense area, the neighbors garage directly south butts right against their property. Their neighbors were granted a variance to build their garage. Mr. Knox said that because of not having the benefit of photographs to examine the current conditions nor the opportunity to visit the site, he agreed with Ms. Deis' concerns. He said that he wanted to consider the big house on an unusual small lot, the location of Evanston Preservation Commission March 18, 1997 - Minutes Page 9 the property, and the proposed rear attached garage. He said that he would like to vote on the lot coverage only at this time. Ms. Deis said when the case is presented in that way, she is inclined to say that the property needs a garage. However, she did not want to create an adverse precedent for future lot coverage issues. Commission's recommendation: Mr. Knox moved that the Commission recommends approval of the lot coverage variance as submitted. Ms. Susan Regan seconded the motion. Vote: 1 nay, 3 abstentions, 3 ayes. The motion failed. Ms. Deis said that with three Commissioners abstaining due to lack of information and their desire to conduct a site visit, this matter should be tabled until they have a chance to visit the site. Mr. Nowesnick moved that the Commission by a fax simile, within one week period, recast their vote regarding the property at 210 Davis Street. Commissioners will visit the site and act accordingly on the facts. Commissioners will recast their vote with Mr. Ruiz, Preservation Coordinator. Mr. Knox seconded the motion. The motion passed. Vote: 5 ayes, 2 nays. III. COMMITTEE REPORTS (Continuation) A. Review and Technical Assistance Committee (R&TA) 2. 1615 Judson Avenue - Side addition and new two -car garage Ms. Deis said the applicants were not present. The Commission tabled this item to the next meeting to allow the applicants to present their proposal and for neighbors to comment on the proposal. IV. OLD BUSINESS City of Evanston Comprehensive General Plan (CGP) Ms. Deis informed the Commission that the ad hoc Committee members J. Byrne, K. Irwin, J. Thomas and herself met on March 5, 1997 to address the Preservation Chapter of the CGP. The Committee found that the Preservation Chapter also needs an update. Evanston Preservation Commission March 18, 1997 - Minutes Page 10 Most of the objectives stated in the chapter have been met. The Commission needs to formulate a new set of objectives. The information provided in the chapter about historic preservation is good. However, the chapter may need a rewrite to bring the style in line with the nature of the current Preservation Commission and make the text more succinct. Some issues that the Committee would like to incorporate in the revised chapter are: Historic resources in downtown Evanston, neighborhood preservation (promoting neighborhood identity), getting information out (how preservation could be promoted to businesses through a facade renovation program), promoting recognition for new architecture works of note as they relate to historic preservation, and promoting workshops to educate the general public in preservation issues. Ms. Deis said that the general outline of the chapter is going to be divided into three parts: history, the status of historic preservation, and goals. Committee members will continue holding working meetings until their work is done. Ms. Mumbrue suggested the Committee keep in mind the role that Evanston Historical Society could play in terms of historic preservation. She believed it would be appropriate to establish that connection. Mr. Ruiz encouraged all Commissioners to participate and help the Committee by providing their comments, suggestions and ideas. V. STAFF REPORT A. Proposed Legislation Mr. Ruiz informed the Commission that he received a letter from the Cook County office regarding a proposed legislation to create additional tax related incentives to landmark owners. The letter requests all interested parties for their support for the passing of this initiative by the State Legislature. B. 1724 and 1732 Chicago Avenue Mr. Ruiz said that he will attend a meeting on April 1, 1997, with Mr. Dennis Marino, Assistant Director for Planning, and three Evanston residents Ms. Mary McWilliams, Ms. Nancy Wagner and Mr. Bradford White. The meeting was requested by Ms. Williams to discuss the potential thread of demolition of 1724 Chicago Avenue (Evanston Landmark) Evanston Preservation Commission March 18, 1997 - Minutes Page I i and 1732 Chicago Avenue. Both properties are owned by the Woman's Christian Temperance Union (WCTU). The Frances E. Willard House at 1730 Chicago Avenue (National Historic Landmark) sits between 1724 and 1732 Chicago Avenue. Ms. Williams is interested in preserving the historic character of this area. VI. ANNOUNCEMENTS Mr. Ruiz announced that the next Commission meeting is Tuesday, April 15, 1997, at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue, Evanston, Illinois. VL ADJOURNMENT With no further business in the agenda, Ms. Deis adjourned the meeting at 9:45 p.m. Respectfully Submitted: Carlos D. Ruiz Senior Planner, Preservation Evanston Preservation Commission April 15, 1997 - Minutes Page I EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, April 15, 1997 7:30 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: Jessica Deis, Kirk Irwin, Mary Mumbrue, Gregory Nowesnick, Susan Regan, Mark Sarkisian. MEMBERS ABSENT: John M. Byrne, George Halik, James M. Knox, Julie Thomas, Will Van Dyke OTHERS PRESENT: Mark Knepper, Amy Knepper, George Gaines, Andrea Gaines, David Roberts, Healy Rice, Heather Blackwell, Chris Winslow, Juli Sheker, Katie Bailey, Robyn Renas, Bonny Roth, Robert Roth, Julie Barton, Bill McKeam, Martha Koch, John BiIlis PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz, Marc Mylott I. DETERMINATION OF QUORUM Ms. Jessica Deis, Chair, called the meeting to order at 7:35 p.m., a quorum being present. H. CORRESPONDENCE Proposal to Amend Fence Regulations Mr. Marc Mylott, Zoning Planner, referred to a memorandum dated April 8, 1997, from the Plan Commission Zoning Committee to the Plan Commission regarding a proposal to amend the fence regulations. One proposed change is allowing as a permitted material the use of plastic fences (PVC) and wood polymer lumber in non -manufacturing nonindustrial districts. Mr. Mylott said that the Plan Commission will hold a hearing about the proposed amendments on May 14, 1997. He said that the Preservation Commission Evanston Preservation Commission April 15, 1997 - Minutes Page 2 should feel free to attend the hearing or submit any comments to his office regarding the proposed amendments. Ms. Deis asked whether the Historic Districts or Landmarks would be affected by the fence amendments. Mr. Carlos Ruiz said that according to Ms. Dorraine Anderson, Plan Commission Zoning Committee member, the Preservation Commission will continue to have purview over fences in Historic Districts and Landmarks. Ms. Deis thanked Mr. Mylott for attending the meeting and providing information about the proposed amendments to fence regulations. III. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 1615 Judson Avenue - Rear Addition and New One Car Garage Mr. Mark Knepper and Mrs. Amy Knepper submitted revised plans for a rear addition and a new one car garage at 1615 Judson Avenue. The property is an Evanston Landmark, located in the Lakeshore Historic District. The proposed lot coverage requires a minor zoning variance. The existing lot coverage already exceeds the 30 percent allowed lot coverage. Ms. Deis said that the revised plans seem to have addressed most of the historic preservation concerns in a positive manner. The addition will not reduce the current side yard setbacks and the one car garage decreases further the lot coverage. Mr. Ruiz read for the record an April I5, 1997, letter from Mr. Andrew L. Philipsborn, who resides at 321 Davis Street. Mr. Philipsbom expressed in the letter his concerns with the proposed addition (Plan B), but reluctantly did not oppose it. A second letter dated April 14, 1997, from John Berghoff and Jean Berghoff, residents at 1621 Judson Avenue, supported the proposed addition and one car garage (Plan B). The Berghoffs' house is adjacent to the north of 1615 Judson Avenue. M. Mylott asked where was the location of the proposed garage. Mr. Knepper said that the garage was located thirteen feet from the existing coach house to save a Scotch pine tree. Commission's Findings: Mr. Kirk Irwin moved for approval of the proposal as presented, finding that the project met Standards for Review of Alterations 1, 2, 3, 5, 9, and 10. Also, the Commission received a Ietter from Mr. Andre Philipsbom and Mr. and Mrs. Berghoff regarding the proposal. Upon consideration of the letters, the Commission still finds that the proposal Evanston Preservation Commission April 15, 1997 - Minutes Page 3 meets the appropriate standards for alteration. Mr. Greg Nowesnick seconded the motion. Discussion: Mr. Mark Sarkisian said that he would add to the motion that the finish materials of the addition and garage will match the existing materials of the house. Mr. Irwin amended his motion to state the Commission's approval is based on the understanding that the new addition and garage will have identical materials to the existing structure. Mr. Nowesnick seconded the amendment. The Commission approved the motion as amended unanimously. Minor Variation Recommendation: Ms. Deis moved that the Preservation Commission recommends to the Zoning Administrator that a minor variation for construction of a one car garage and the residential addition as shown in Plan B, be granted to the applicants. The Commission found that the proposal is in conformance with the standards for alterations. Also, the Commission recommends that the finish materials for the addition and garage match the existing structure. The motion, seconded by Mr. Nowesnick, was approved unanimously. 2. 2207 Orrington Avenue - Front Alteration, Rear Addition and Garage Addition Mr. George Gaines and Mrs. Andrea Gaines, owners, and Mr, David Roberts, architect, presented plans for front alteration, rear addition, and new garage at 2207 Orrington Avenue. The property is an Evanston Landmark. Mr. Roberts said that the project conforms with the Zoning Ordinance. The project consists of adding, remodeling, and improving the rear of building consistent with the Shingle style of the house. A brick band at the base of the back of the house is being added and finished with stucco. The front gable and dormers of the Shingle style are continued in the back of the house. The same bracketed treatment in front of the house and used at the dormers and front porch is being used in the rear. The same cornice, fascia and details are being carried to the rear of the house. D. Roberts said that the windows will be wood and painted. The Marvin windows with the wood casing would match the existing casings with simulated divided lights. The muntins are applied in the inside and the outside. The house has casement and double hung windows. Evanston Preservation Commission April 15, 1997 - Minutes Page 4 A second bay and a second parking space will be added to the existing garage. A second gable will intersect the existing gable. All materials will be consistent with the house. Mr. Nowesnick and Ms. Deis complemented Mr. Roberts for his detailed design drawings and his responsiveness to the preservation issues. Commission's findings: Mr. Nowesnick moved that the Commission accept 2207 Orrington Avenue project as presented. Ms. Mary Mumbrue seconded the motion. Discussion: Ms. Deis amended her motion by stating that the project met standards for review of alterations 1, 2, 3, 5, 9 and 10. Mr. Nowesnick seconded the amendment. The Commission approved the motion, as amended, unanimously. 3. 729 Judson Avenue - Enlargement of Existing Dormers and Bath Addition Ms. Heather Blackwell, owner, and Ms. Healy Rice, architect, presented plans for the enlargement of existing dormers and bath addition at 729 Judson Avenue. The property is located within the Evanston Lakeshore District. Ms. Rice said that the building is a prairie style stucco house that has dormers with hipped roofs that match the existing roof line. The proposal elevates the dormers and changes the hipped roofs to gable roofs to gain head room and additional light. At the Northeast corner a new bathroom will be built with a shed roof. The shed roof is between the two dormers. The dormers are finished with stucco to match the house. Mr. Nowesnick recommended to check the size of the window openings in terms of the fire code. Mr. Irwin and Ms. Susan Regan expressed their concern about the roof line change of the dormers. Mr. Irwin said that this roof change also changes the character of the front elevation. Ms. Blackwell said that there other houses with similar situations in the area. Commission's Findings: Ms. Deis moved that the application be accepted as submitted with the understanding that the project is in accordance with the standards for review of alterations 1, 2, 3, 5, 9, and 10. The motion requires that the windows design be referred back to the Commission for final approval if any changes are made by the Building Division. The motion, seconded by Mr. Nowesnick, passed. Vote: 5 ayes, 1 nay Evanston Preservation Commission April 15, 1997 - Minutes Page 5 4. 1109 Asbury Avenue - Landscaping New Front Yard Trellis and Gate Mr. Christopher Winslow, owner, presented plans for landscaping and a new front yard trellis and gate at 1109 Asbury Avenue. The property is located within the Ridge Historic District. Mr. Winslow said that his property is a long and shallow lot. The only usable yard is on the side of the house. The proposal includes the paving of an area of the front yard leading to a trellis and gate. Arborvitae is proposed along the front yard to create some privacy for the side yard. Commission's Findings: Ms. Deis said that she is familiar with the site and the proximity of the front yard to the street. She moved for approval of the proposed landscaping and front yard trellis and gate as submitted, with the understanding that the proposal meets the applicable standards for review of alterations. The motion, seconded by Mr. Irwin, passed unanimously. 5. 1619 Ashland Avenue - Two Story Rear Addition, Kitchen Extension and Bathroom Ms. Katie Bailey, owner, and Ms. ]uli Sheker, architect, presented plans and a model for a two story rear addition, a kitchen extension and new second floor bathroom at 1619 Ashland Avenue. The property is an Evanston Landmark. Ms. Sheker said the project is using the same materials and style of the existing house. The addition is also using the same details of the existing gables, post finials and supporting embraced purlins. She said that they intend to put the same brackets under the gables and maintain the horizontal banding. Mr. Ruiz asked if there are any zoning variations pending. Ms. Sheker said, no. Mr. Nowesnick asked about the lower pitch roof of the Ievel addition. Ms. Sheker said the lower pitch is because of the cathedral ceiling. Commission's Findings: Mr. Nowesnick moved to accept the project at 1619 Ashland Avenue as presented. The project is in conformance with the standards for review of alterations 1, 2, 3, 5, 9, and 10, Care should be exercised in the detailing of the juncture of the new roof line with that of the adjacent existing on the south elevation at the third level. The motion, seconded by Ms. Deis, passed unanimously. 6. 422 Greenwood Street - Rear and Side Alteration and Second Floor Rear Addition Evanston Preservation Commission April 15, 1997 - Minutes Page 6 Note: Ms. Susan Regan abstained from any discussion and voting on this item since her firm is the architect of the project. Mr. Robert Roth and Mrs. Bonny Roth, owners, and Ms. Robyn Renas, architect, presented plans for a rear and side alteration, a second floor rear addition at 422 Greenwood Street. The Property is located in the Lakeshore Historic District. Ms. Renas said that the project consists of adding a second story over a one-story section at the southeast comer of the house. The addition would be mimicking the stucco finish of the house. A new gable dormer would be built at the second floor east elevation. The new windows would be wood with true divided lights with an insulating energy panel. The house has a mixture of double hung windows with different configuration of lights and casement windows. On the rear elevation the new windows are double hung windows with one-on-one light. A casement window is proposed to maintain the egress on the side elevation. On the front elevation there are existing casement windows. Mr. Ruiz informed the Commission that he had received that afternoon a zoning analysis from the Zoning Division regarding the proposed work. The zoning analysis indicated that the project required one minor variance for the 3.8' proposed setback, and a major variance for the 2'-4" the proposed setback building overhang. The Commission discussed the implications that the zoning variations may have on the Commission's decision to approve the project as presented. Commission members agreed to wait to render their decision until the zoning issues are resolved. The Commissioners also agreed in a majority straw poll (Ms. Regan abstained) that the project complied with the standards for review of alterations. 7. 724 Michigan Avenue - Front Open Porch Addition Ms. Julie Barton, owner, and Mr. William McKeam, contractor, presented plans for the addition of a front open porch at 724 Michigan Avenue. The property is located within the Lakeshore Historic District. Mr. McKearn said that the project is to build a front open porch that would complement the style of the house. The porch would be within the required front yard setback and will not extend beyond the front or porches of the adjacent houses on the block. Mr. Nowesnick recommended that the spacing of balusters should be one to one or similar spacing to provide a good rhythm. Commission's Findings: Evanston Preservation Commission April 15, 1997 - Minutes Page 7 Mr. Nowesnick moved that the Commission approved the proposed work at 724 Michigan Avenue as presented. The project conforms with the standards for review of alteration 1, 2, 3, 5, 9, and 10. The balusters spacing should be in the range of V to 1.5", similar to adjacent properties. Ms. Deis seconded the motion. Discussion: Ms. Regan asked whether the porch rapped around the front of the house. Mr. McKearn said that the porch would rap around partially. S. 1604 Chicago Avenue - Replacement of Windows Ms. Martha Koch, owner, and Mr. John Billis, contractor, presented revised plans to replace the second floor windows at 1604 Chicago Avenue. The building is an Evanston Landmark. Ms. Deis said the Commission had previously approved the partial restoration and replacement of the windows, Ms. Koch said she was back because she felt that the previous proposal only replaced the original sashes, the old rotten sills were going to remain. The newer windows which were remaining, do not match the original windows. The new proposal calls for Marvin custom windows that will replicate the original windows. The rotten sashes will be replaced, thereto panes will be installed. The new windows will look the same as the original windows. Mr. Nowesnick commented that the new proposal was appropriate. Ms. Deis referred to standard 6 for alterations; "... Repair or replacement should be based on accurate duplication of feature, substantiated by historic, physical or pictorial evidence rather than on conjectural . . . " Ms. Deis asked the applicants if that is in fact what they were proposing. Mr. Billis said, yes. He added that Marvin windows are widely used in historic buildings. Commission's Findings: Mr. Nowesnick moved that the Commission accept the application for 1604 Chicago Avenue as submitted. The project complies with standard for review for alteration 6. The motion. seconded by Mr. Irwin, passed unanimously. IV. OLD BUSINESS A. 2401 Lawndale Avenue - Resolution Evanston Preservation Commission April 15, 1997 - Minutes Page 8 Mr. Ruiz said that the Commission's resolution that recommends the City Council grant Landmark status to the property at 2401 Lawndale Avenue was ready for the Commission's approval. Ms. Deis moved that the Commission accept the resolution regarding 2401 Lawndale Avenue as presented. The motion, seconded by Mr. Nowesnick, passed unanimously. Note: Mr. Nowesnick left the meeting at 9:10 p.m. B. 1997 Preservation Awards Mr. Ruiz distributed among Commissioners applications for nominating projects for the 1997 Preservation Awards. The deadline for the nominations is April 25, 1997. V. STAFF REPORT Mr. Ruiz said that Joan Costello, Director of the Evanston Historical Society has contacted him to establish a stronger relationship between the Society and the Commission. As a result, the annual Mother's Day House Walk will be the kick off event for the National Preservation Week. Mayor Lorraine H. Morton will read a proclamation declaring Preservation Week May 11-17, 1997 at the May 5, 1997 Council meeting, Finally, a fall walking tour is also being planned with the Society. VI. ANNOUNCEMENTS Ms. Deis said that the Comprehensive General Plan Committee will meet Monday, April 28, or Wednesday, April 30, 1997, at 8:00 p.m. The place of the meeting will be confirmed. Mr. Ruiz announced that the next Commission meeting is Tuesday, May 20, 1997, at 7:00 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. Respectfully submitted: � - r1) I ^-�w Carlos D. Ruiz J Evanston Preservation Commission May 20, 1997 - Minutes Page I EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, May 20, 1997 7:30 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: John M. Byrne, Jessica Deis, George Halik, Kirk Irwin, James M. Knox, Mary Mumbrue, Susan Regan, Mark Sarkisian, Julie Thomas. MEMBERS ABSENT: Gregory Nowesnick OTHERS PRESENT: Robyn Renas, Bonny Roth, Katie StalIcup, Walter Keefe, Liz Reeves, Doug Haight, David Roberts, Jeanne Bonansinga, Don Wallin, Steve Hennessey PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz, Marc Mylott I. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:35 p.m. I1. APPROVAL OF MINUTES John Byrne moved to approve the minutes of March 18, 1997 as submitted. The motion, seconded by James Knox, passed unanimously. Kirk Irwin moved to approve the minutes of April 15, 1997 as submitted. The motion, seconded by J. Deis, passed unanimously. III. CORRESPONDENCE Carlos Ruiz said that a Ietter form the Illinois Historic Preservation Agency requested the support of preservation commissions across the State for pending legislation regarding a tax freeze ., Evanston Preservation Commission May 20, 1997 - Minutes Page 2 incentive for income producing historic properties. The proposed bill passed at the House and now is at the Governor's desk for final approval. IV. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 422 Greenwood Street - Rear and side alteration, addition, new construction. Susan Reagan recused herself from the discussion, since her architectural office was the designer of the project. Bonny Roth, owner and Robyn Renas, architect, submitted drawings for the rear and side alteration, addition and new construction at 422 Greenwood Street. The property is located within the Lakeshore Historic District. J. Deis said that the project was in front of the Commission at the April meeting. The Commission did not take action due to pending zoning variations Through a straw poll the majority of Commission members agreed that they would vote in favor of the proposed project if and when it came to a vote. The project since obtained the required variation. R. Renas said that the proposal is for a dormer to give additional room to an existing bedroom, and a second story addition over an existing first floor porch. The gables would be in keeping with the existing gables, the eaves details would be similar to the existing eaves, and the stucco addition would match the existing stucco residence. The window profiles and patterns would be similar to the existing windows. For the record, J. Deis submitted a letter from Arthur Alterson, Assistant Director for Zoning, granting a minor variation for a side yard setback. Commission's Findings: J. Deis moved that the plans for 422 Greenwood Street meet all the applicable standards of alterations and that the plans be approved as presented. K. Irwin seconded the motion. The motion passed. Vote: 7 ayes, 0 nays. S. Regan abstained. 2. 144 Greenwood Street - Enclosing screened side yard porch with windows. Katie Stallcup, owner, and Walter Keefe, contractor presented plans for the enclosure of a screened side yard porch with windows at 144 Greenwood Street. The property is an Evanston Landmark, located within the Lakeshore Historic District. Evanston Preservation Commission May 20, 1997 - Minutes Page 3 K. Stallcup showed pictures of the screened porch. She said that French doors from the house open onto the screened porch. The proposal is to install French doors on the porch and remove the screens. W. Keefe said that French wood doors would be Pella. K. Irwin pointed out that the porch is not symmetrical with respect to the central bay of the house. He asked the applicant whether or not the existing screens and mullion pattern are original to the house. K, StalIcup said that the porch is original to the house. However, she could not comment on the screens and mullion pattern. K. Irwin recommended insulating the roof if the porch is heated during the winter months. He was also concerned with the removal of the central door and the installation of two French doors in its place. J. Byrne said that the proposal changed the number of window openings. George Halik said that, to him, the issue was not keeping, the same number of openings, rather maintaining the size proportion of the openings. Commission's Findings: G. Halik moved to approve the project as presented, Ms. Julie Coulter Thomas seconded the motion. Discussion: J. Deis said that in review of the standards, the project met all applicable standards for alteration. The motion passed unanimously. 3, 1627 Wesley Avenue - Remodeling kitchen and rear wood deck. Liz Reeves and Doug Haight, owners and David Roberts, architect submitted plans for the kitchen remodeling and a rear deck at 1627 Wesley Avenue. The property is an Evanston Landmark Iocated within the Ridge Historic District. D. Roberts said that the interior remodeling of the kitchen would require the relocation of some of the windows on the east side of the house. Four existing casement windows on the east elevation, would be removed and replaced with two doors flanking three casement windows. Two windows on the south elevation, would be removed and four casement windows and a door would be installed. D. Roberts said that the first floor of the house has casement windows with the exception of two double hung windows on the north elevation. The new casement windows would be Marvin windows. The window details would match the casings and profiles on the Evanston Preservation Commission May 20, 1997 - Minutes Page 4 exterior. D. Roberts said that the new porch would carry the same molding details found throughout the house. S. Reagan said that, on the east elevation, the two new doors flanking the three casement windows were nontraditional as opposed to a single door or a pair of doors. J. Byrne said that on the south elevation, the new casement windows replacing the existing double windows seemed too small for the house and too close to that corner. J. Deis asked Commission members whether both or either issue would be an impediment for approval of the project. Through a straw poll, a majority of Commission members agreed that the casement windows, on the south elevation, were a concern. D. Roberts agreed to redesign the location and size of the proposed windows. Commission's Findings: K. Irwin moved to recommend approval pending staff review and fax review of three Commission members of the following revision to the project as proposed: That the corner kitchen windows be moved from the corner to provide more space between the windows and the comer. J. Coulter Thomas seconded the motion. Discussion: J. Byme said that the motion allows adding a new window on the east elevation. K. Irwin said that the idea is to give more space between the window and the corner on both sides. The motion passed unanimously. 4. 703 Forest Avenue - Expansion of existing garage and new roof. Jeanne Bonansinga, owner, submitted plans for the renovation of the existing garage at 703 Forest Avenue. The property is an Evanston Landmark, located within the Lakeshore Historic District. J. Bonansinga said that the project is to keep the existing structure as is, in terms of the integrity of the architecture, but to expand it slightly. The project calls for relocating the south and west walls further south and west respectively. The same door and windows would be retained. The only addition are the shutters for the windows. The siding would be the same. G. Halik asked if the shutters on the house are original. C. Ruiz said that the shutters did not match the size of the windows. J. Coulter Thomas asked about the height of the roof. J. Bonansinga said that after some consideration the roof pitch would be retained as is. Evanston Preservation Commission May 20, 1997 - Minutes Page S J. Coulter Thomas said that the roof detailing of the shed needed some work, such as the rake board dimensions and concealed gutters. Commissions Findings: J. Coulter Thomas moved that the proposal be accepted with the qualifications that the rake board be traditionally detailed, that the architect investigate the fascia and gutter detail to match the house, that the roof pitch be lower to match the existing pitch, and that the revised drawings be reviewed by staff. K. Irwin seconded the motion. Discussion: J. Deis said that in review of the standards for alteration, the Commission found that the garage expansion applies to all the related standards. The motion passed unanimously. 5. 636 Church Street - Exterior alteration of windows Steve Hennessey, Carlson Building manager, and Don Wallin, architect, submitted plans for the exterior alteration of windows at 636 Church Street. The property is an Evanston Landmark. S. Hennessey said that the south and east elevations of the building would be altered with new windows. The project involves converting the east part of the building into residential units. In the past, windows were replaced with glass block in all different sizes. The project would eliminate all the glass block and bring back the windows, matching the existing building windows, on both the east and south elevations. Commission's Findings: In response to J. Deis questions, D. Wallin said that the new windows would be wood windows with aluminum storm windows and screens. The south and east elevations will be improved and in keeping with the original elevations. J. Byrne said that the new windows should match the original windows on the east -elevation. J. Coulter Thomas moved to accept the proposal as presented with the exception that the application revise the proposal to install new windows to match the existing original windows on the east elevation, that show a center muntin. The revisions can be reviewed by staff. J. Deis seconded the motion. Evanston Preservation Commission May 20, 1997 - Minutes Page 6 Discussion: Mark Sarkisian said that any of the new brick should match the existing brick as closely as possible. The motion passed unanimously. B. Comprehensive General Plan Committee - Update J. Deis said that the Comprehensive General Plan (CGP) Committee met to brain storm about the goals and objectives of the Preservation Chapter of the CGP. She asked Commission members to review a draft of the goals and objectives and provide to her their comments and suggestions. The CGP Committee has a deadline to submit a draft of the Preservation Chapter by June 23, 1997. J. Byrne volunteered to edit the text of the draft. V. NEW BUSINESS Appointment of Commission Member to Place and Names Committee J. Deis volunteered to represent the Preservation Commission in the Place and Names Committee. VI. OLD BUSINESS A. 1997 Evanston Preservation Awards - Update C. Ruiz announced that the Jury for the 1997 Evanston Preservation Awards will conduct the site visits Saturday, June 7, 1997. The Jury members are: Hans Friedman, FA1A, Carolyn Smith, Assistant Director for Building, Mark Sarkisian, Structural Engineer and Commission member, and Thomas Hoepf, AIA. He expects one representative of the Evanston Preservation League and another Commission member to join the Jury. J. Coulter Thomas volunteered to join the jury. C. Ruiz said that the reception and awards ceremony will take place Monday, June 23, 1997. The reception is at 7:30 p.m. and the awards ceremony will be held after 8:30 p.m- B. 2401 Lawndale Avenue - Nomination for Landmark Designation C. Ruiz referred to the information containing an ordinance for the designation of 2401 Lawndale as an Evanston Landmark. The Planning and Development Committee recommended granting Landmark status of the subject property to the City Council Monday, May 19, 1997. The ordinance is awaiting formal adoption by the Council. Evanston Preservation Commission May 20, 1997 - Minutes Page 7 C. Proposal to Amend Fence Regulations C. Ruiz said that the Plan Commission approved an amendment to the Zoning Ordinance that would allow the use of plastic fences. The Preservation Commission continues to have purview over fences on Landmarks and historic districts. VA. STAFF REPORT C. Ruiz said that Mr. David Galloway, architect, had contacted him to request informalsnavation Co regarding the certificate of appropriateness. The First Presbyterian Church of Evanston at 1427 Chicago Avenue, hired his architectural firm to replace the existing windows of one or more buildings of the Church complex. No more information is available at this time. VIIII. ANNOUNCEMENTS C. Ruiz announced that the next Commission meeting is Tuesday, June 17, 1997, at 7:00 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. IX. ADJOURNMENT With no more items on the agenda, I Coulter Thomas moved to adjourn the meeting at 9:45 p.m.. The motion, seconded by I Deis, was unanimously approved. Respectfully submitted: Carlos D. Ruiz .q Evanston Preservation Commission June 17, 1997 - Minutes Page 1 EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, June 17,1997 7:30 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: John M. Byrne, Jessica Deis, Kirk Irwin, Mary Mumbrue, Gregory Nowesnick, Susan Regan, Mark Sarkisian. MEMBERS ABSENT: George Halik, James M. Knox, Julie Thomas. OTHERS PRESENT: Gerald McManus, Thomas Kearin, Joseph Caprile, Bill Lambe, Jeremy Green, David Galloway, Virginia L. Beatty, Michael Imlay, David Stumpf, Elizabeth Stumpf, Raymond Lefebvre, Joanna Lipking, Robyn Renas, Mike Zbouski, Susan Rundle, John Maturo, Bonnie Wilson, Troy Thiel, PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:32 p.m. H. APPROVAL OF MINUTES Mary Mumbrue moved to approve the minutes of May 20, 1997 as submitted. The motion, seconded by J. Deis, passed unanimously. III. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 935 Sheridan Road - Front and Rear Alterations Gerald McManus, architect and Thomas Kearin, contractor, submitted plans for front Evanston Preservation Commission June 17, 1997 - Minutes Page 2 and rear alterations at 935 Sheridan Road. The property is located within the Lakeshore Historic District. T. Kearin said that the plans are remodeling the attic. The attic front window would be restored . The rear attic windows are double hung, they would be replaced with wider casement windows and a transom above. The new windows would provide more light, ventilation and a better view of the lake. G. McManus said that half timbering would be added at the second floor to match the front of the house and the side dormer. The two new skylights at the rear and facing north and south respectively are not visible from the street. The roof lines will remain the same. Commission's Findings J. Byrne asked if the proposed half timbering at the rear was necessary. J. Deis said that she did not find the half timbering objectionable. J. Byrne noted that the half timbering on the front elevation went down to the eaves, lining up the bottom of the front window. The proposed half timbering at the back goes below that line. S. Regan said she preferred the back of the house without the half timbering. J. Byrne said that the back of the house is rather plain and the porch did not match the front of the house. J. Deis said the house is not a landmark and that above comments should be considered by the applicant. G. Nowesnick moved that the Commission accept the proposal at 935 Sheridan Road as presented. M. Mumbrue seconded the motion. The motion passed: 6 ayes, 1 nay Q. Byrne). 2, 1427 Chicago Avenue - Replacement and Restoration of Windows David Galloway, architect, Joseph Caprile, Chairman of the Building Committee- First Presbyterian Church, Bill Lambe, Director of Building and Grounds - First Presbyterian Church, and Jeremy Green, architect presented plans and samples of lead caning windows for the replacement and restoration of windows at 1427 Chicago Avenue. The property is an Evanston Landmark, located within the Lakeshore Historic District, D. Galloway said that the scope of work encompasses the spaces that the Church uses for institutional and administrative purposes. They include the cloister area of the church and the major west facade. The project includes all the windows in the first, second and third floors. In the future, budget permitting they would address the basement windows. A typical window consist of an operable bi-fold with a clear story transom above. Due to the nature and use of the facility, the single glazed, zinc caned bi-fold windows are unacceptable to the Church, by virtue of the fact that they do not keep out the cold and Evanston Preservation Commission June 17, 1997 - Minutes Page 3 drafts. They are very difficult to operate given that there is a sliding storm sash in the inside without screens. The window sashes are extremely deteriorated. D. Galloway explained the by -fold with a clear transom above as the prototype window as an example. The Church proposes to retain the existing wood frame of the window and restore it, and replace only those elements that are the most damaged and do not meet the functional purposes of the Church. Those being the bi-fold sashes to be replaced with operable casement sashes, the clear story transom would be replaced with a matching fixed sash, Budget permitting, the Church would like to replicate the zinc caning with a system of applied lead caning. They are still in the process of investigating the technical feasibility and the warranties in such a system. D. Galloway said what they were looking from the Commission was approval of the design development package, given the directions that they were pursuing, so they could proceed with contract document drawings and come back to the Commission with contract documents for compliance with what they hoped would be the approval of the Commission. Commission's Findings J. Deis asked for clarification of a bi-fold window. D. Galloway said a bi-fold window is similar to a bi-fold door, except it opens at both ends. G. Nowesnick asked if the sills, jams, heads, and all window components fixed to the masonry will remain and would be restored. D. Galloway answered, yes. They would insert an operable screens, ini elated glass sashes and hardware. D. Deis how the lead caning would be applied on the windows. D. Galloway said that the lead caning would be fixed to the exterior face of the exterior light. J. Byrne asked how the existing windows look like. D. Galloway said that the existing windows are individual panes of glass set into a zinc channel. Their intend is that the appearance of the applied lead caning would match the existing zinc caning. M. Sarkisian asked what would be the option if they cannot afford the lead caning. D. Galloway said that they believe the best second option is to not have divided lights at all. He illustrated with photographs that the strongest presence of the windows is made by the vertical sashes with the horizontal fixture above. The presence of the caning is relatively subtle. D. Galloway said that in earlier consultation with S. Regan and C. Ruiz, it was determined that true wood divided lights would not work proportionally. J. Deis commended the applicants for their effort of trying to preserve the appearance of the existing windows as much as possible, while pursuing improvements of climate control through contemporary solutions, materials and systems. D. Galloway said that Evanston Preservation Commission June 17, 1997 - Minutes Page 4 they were hoping that the proposed lead applied caning could be considered as an option given the budget constraints and their further technical investigations. J. Byrne asked since the transoms are fixed, was there any research as to whether or not the transoms could be restored and insulate them from the inside. J. Caprile answered that the existing zinc is deteriorated and shut. M. Sarkisian said he was in favor of the proposed applied lead caning, but now it seemed to be an alternate. He was concerned with the overall appearance of having portions of the buildings in the complex with two different kinds of windows. D. Galloway said that the intend was to establish an approved window to be used in any future phases of this portion of the buildings of the window replacement program. There are other facades which are not visible from the street because they are on the south side and are not part of the project. J. Caprile said that the south facades do not have the zinc caning. S. Regan said that she visited the site. She was struck by the magnitude of the project and the need for it. Some of the windows are opened and cannot be closed. The true wood divided lights are clearly not an option. S. Regan said that as much she would like to see the leading done, the next best solution would be to just do the single pane windows. D. Galloway said that they are waiting for the cost of restoring the frames and the operable sashes which are the big cost items. J. Caprile said that fhe Church wants to make sure that whatever windows are installed, they will last for a long time. S. Regan moved that the Commission approve the project at 1427 Chicago Avenue as presented, subject to the review of construction drawings by staff and herself as R&TA member. J. Deis seconded the motion. Discussion: S. Sarkisian strongly recommended, if financially possible, replace the existing windows as presented with the applied leaded caning. Commission members concurred with Mr. Sarkisian recommendation. The motion passed as stated unanimously. 3. 1509 Forest Avenue - Two Car Garage Addition to Existing One Car Garage Virginia L. Beatty, owner, submitted conceptual plans and a model for a two car garage addition to existing one car garage at 1509 Forest Avenue. The property is an Evanston Landmark located within the Lakeshore Historic District. V. Beatty said that her drawings were revised since the ones submitted earlier to staff. She said that they needed off street parking and the proposed three car garage would be in keeping with the appearance of the house. They proposed to repair existing garage and to build a two story addition, with separate doors for each garage. Roof pitch and Evanston Preservation Commission June 17, 1997 - Minutes Page 5 materials would similar to existing house with wood siding on the garage. V. Beatty said that the windows would be two over two or one over one lights double hung. The propose garage is hardly visible from the street or the alley. The north elevation has two windows and a door at the ground level and one window on the second level. The west elevation faces the rear of the house and contains larger windows on the ground and second level. The three garage doors are on the east elevation. The south elevation is not changed. Commission's Findings J. Deis asked if the proposed addition is in keeping with the zoning requirements. V. Beatty said, yes. Regarding the exterior finish material for the garage, V. Beatty said it would be wood, and the pitch of the roof would match that of the house. J. Deis said that based on the information received the Commission would like to see drawings that would show what the windows are, what the finishing materials are and other specifications needed for review by staff. J. Byrne asked to the Commission members if there was any concern with the massing of the proposed garage in relation with the massing of the house. M. Mumbrue said that there are other large coach houses/garages in the area. J. Byrne agreed, however, his concern was with the massing of the house in relation to the massing of the proposed three car garage. J. Deis moved that the Commission approve the foot print, the height and the mass of the garage structure at 1509 Forest Avenue as proposed, and that prior to granting the Certificate of Appropriateness , the applicant will submit to staff the plans for the garage which will include the materials, the type of windows, the type of doors, and the type of roofing. This can be reviewed by staff rather than the full Commission. K. Irwin seconded the motion. Discussion: M. Sarkisian said that he would like to see more detail drawings of the project, he felt that he did not have enough information to make a judgement. Because this is a landmark house in a historic district, he was concerned about the final outcome. The proposed garage is a big project and he would like to see the Commission review the specification drawings. J. Deis asked if there was a consensus among Commission members to review as a Commission the specification drawings. Commission members answered, yes. J. Deis moved to amend her motion asking the applicant to come back in front of the Commission with the details and specifications drawings showing windows, doors, and materials. G. Nowesnick seconded J. Deis's amended motion. The motion, as Evanston Preservation Commission June 17, 1997 - Minutes Page 6 amended, passed unanimously. 4. 540 Judson Avenue - Restoration of Front Porch, Demolition of Garage and Construction of Three Car Garage David A. Stumpf, Elizabeth Stumpf, owners, and Michael Imlay, architect, submitted plans for the restoration of the front porch, demolition of garage and construction of three car garage at 540 Judson Avenue. The property is an Evanston Landmark located within the Lakeshore Historic District. M. Imlay said his clients would like to repair the front porch by replacing the existing single glazing windows, repairing the stucco plaster, and putting a new roof and flashing. The house was built in 1879, the existing garage seems to have been built in 1916-18. The condition of the garage is bad according to a letter submitted by the contractor. M. Imlay said he agreed completely with that assessment. The proposed three car garage design incorporates the character of the back of the house. The structure would have a flat roof, casement windows, simple doors and some pilaster expression which does occur on the house. The project conforms with the zoning regulation. M. Imlay said that his clients would like to amend the west elevation of the proposed garage from three separate garage doors to one 16' long door and one 8' long door. Commission's Findings J. Deis complemented the design of the proposed garage. M. Sarkisian said he preferred the three garage doors. G. Nowesnick said the doors are an issue of scale and the 8' doors are more appropriate for the period of the house. Ms. Stumpf said that 8' doors limit the possibility of working on both sides of a vehicle. C. Ruiz said that the new garage as originally submitted was a complement to the house. He concurred with M. Sarkisian. G. Nowesnik said that designer garage doors can design a 16 wide door that it has a post in the center, so it looks as divided. J. Byrne moved that after reviewing the standards for demolition, the Commission finds that the proposed demolition of the existing garage at 540 Judson Avenue is appropriate for the construction of the new garage. The Commission would approve the application for demolition. J. Deis seconded the motion approving the demolition of the existing garage. The motion passed unanimously. J. Byrne moved that the Commission approve the project at 540 Judson Avenue as proposed with the provision that the applicants explore the three (8' wide) garage doors versus the one large (16' wide) door and one (8' wide) small door. J. Deis seconded the motion. The motion passed unanimously. Evanston Preservation Commission June 17, 1997 - Minutes Page 7 5. 1314 Hinman Avenue -Rear and Side Addition, Rehabilitation of Garage Raymond Lefebvre, assistant to the architect, presented plans for the rear and side addition and rehabilitation of garage at 1314 Hinman Avenue. The property is an Evanston Landmark located within the Lakeshore Historic District. R. Lefebvre said that the project would add a few square feet to the house and retain its character by blending the addition with the house. The project adds 6' to the rear and 5' to the south/rear to accommodate a second bathroom on the second floor, a larger kitchen and family eating area in the first floor. The roof line of the addition would match the existing gable to the north which is the primary gable of the house. R. Lefebvre said that the garage would be rehabilitated with no alterations. The doors would have to be replaced with a design complementary to the garage. Commission's Findings H. Irwin asked about the back elevation door. R. Lefebvre said that a deck would be built, replacing an existing deck. N. Nowesnick asked if the roof line on the back of the house would be changed. R. Lefebvre said, yes. The back roof would emulate the main north gable roof. G. Nowesnick moved that the Commission accept the proposed addition and garage rehabilitation at 1314 Hinman as presented. The project is in accordance with the applicable standards for review of alterations. S. Regan seconded the motion. The motion passed unanimously. 6. 425 Hamilton Street - One Story Rear Addition and Replacement of Windows Note: S. Regan abstained from the discussion since her architectural firm is the architect for the 425 Hamilton Street project. Joanna Upking, owner, and Robyn Renas, representing the architect, presented plans for an one story rear addition and replacement of windows at 425 Hamilton Street. The property is an Evanston Landmark located within the Lakeshore Historic District, S. Renas said the project includes: the construction of a rear sun porch, repairing and rebuilding existing wood steps of the rear vestibule into the kitchen, shifting and replacing windows, and replacing existing window transoms in the front porch. The one story sun porch has a masonry foundation to match the existing foundation of Evanston Preservation Commission June 17, 1997 - Minutes Page 8 the residence, the fast level would be all double hung windows that match the existing windows with one over one lights, and with the thin clapboard siding. The sides of the sun porch roof would be cedar shakes to match the existing second floor cedar shakes. The main roof of the sun room would be asphalt shingles that mimic the existing front porch. S. Regan continued her presentation by saying that there is an existing wood porch off of the rear vestibule in the kitchen that is in deplorable condition. They proposed to rebuild the porch identically, though have the wood trim platform and stringers and balustrade with a 2" x 4" top rail. The front porch would be tuck pointed. R. Renas said that on the rear elevation, the double hung window next to the sun porch is new, the adjacent double hung window replaces an existing window, however the new window is raised to match the height of the door that leads to the vestibule. The kitchen sink windows are wood casements with vinyl clad exterior. This is the only type of window that provides incorporates a slim shade between the glass. Lastly, R. Renas said that the existing plain transoms over the front porch would be replaced with true divided is Ieaded glass transoms. Commission's Findings J. Byrne said that he was satisfied with everything about the project except the proposed casement window. J. Deis moved that the Commission approve the project at 425 Hamilton Street as submitted. The Commission found that it is in conformance with the appropriate standards for alteration. The Commission suggested that the owner review the situation of the casement window. K. Irwin seconded the motion. Discussion: M. Sarkisian suggested that even if the casement window is retain, to use a wood window as done elsewhere. The motion passed. Vote: 5 ayes, 1 nay (J. Byrne), 1 abstention (S. Regan) 7. 1322 Hinman Avenue - New Wood Open Porch on South Side of Existing House Note: S. Regan abstained from the discussion since her architectural firm is the architect for the 1322 Hinman Avenue project. Robyn Renas, representing the architect, presented drawings for a new wood open Evanston Preservation Commission June 17, 1997 - Minutes Page 9 porch at 1322 Hinman Avenue. The property is located within the Lakeshore Historic District. R. Renas said that previously the Commission had approved a sun room with French doors and a metal railing flushed with the sun room doors. The owner would like to introduce a minimal side yard open porch. The design of the porch is such that it appears is already part of that portion of the house. The wood decking would painted, the open railing is only toward the side yard. The porch has masonry foundation at the front, and wrapping wood solid panels with steps to the rear side. Commission's Findings J. Byrne asked if the proposed panels are found anywhere else in the house. R. Renas said that the proportion mimics what is on the existing large panels newel post. G. Nowesnick moved that the Commission approve the side porch addition at 1322 Hinman Avenue as presented, in accordance with the applicable standards for review of alterations. K. Irwin, seconded the motion. The motion passed. Vote: 6 ayes, I abstention (S. Regan). 8. 1740 Ridge Avenue -Demolition of Elevated Walkway and Rebuilding of Affected Area Mike Zbouski, of Marc Realty, presented plans for the demolition of an elevated walkway and the rebuilding of the affected area (north elevation) at 1740 Ridge Avenue. The property is an Evanston Landmark. M. Zbouski said that the elevated walkway connects the building at 1740 Ridge Avenue to the building immediately to the north. J. Deis said that the Commission had previously reviewed and recommended approval of an application by the Vineyard Christian Fellowship Church for the subdivision of 1740-1812 Ridge Avenue in March 1997. G. Nowesnick said that the Commission had approved the demolition of the walkway as part of the proposed subdivision. M. Zbouski said the affected area would be rebuilt to match the existing facade. The window detailing would match the existing windows. The masonry work would match the existing limestone banding and closely match the existing brick. Evanston Preservation Commission June 17, 1997 - Minutes Page 10 Commission's Findings G. Nowesnick moved that the Commission accept the plans for rebuilding the affected area (north elevation) at 1740 Ridge Avenue as presented. The proposed project is in accordance with the applicable standards for review of alterations. J. Deis seconded the motion. Discussion: J. Byrne asked whether the Commission should first approve the demolition of the walkway and then approve the reconstruction of the affected area. C. Ruiz said that technically, the Commission would grant a Certificate of Appropriateness for demolition to the owner of the property, in this case Marc Realty (Evanston -Ridge L.L.C.). The motion passed unanimously. G. Nowesnick moved that the Commission approve the demolition of the elevated walkway connecting 1740 and 1810-12 Ridge as presented, in accordance with the appropriate standards for demolition, items 1 through 5. J. Deis, seconded the motion. Discussion: J. Byrne said that the Commission's approval for the demolition of the elevated walkway is "nunc protunc" meaning the demolition will occur first, then the reconstruction. The motion passed unanimously. 9. 1242 Hinman Avenue - New Two Story House Susan Rundle, architect, and John Maturo, contractor presented plans for a new two story house at 1242 Hinman Avenue. The property is located within the Lakeshore Historic District. S. Rundle said that the vacant lot is the result of a subdivision. Two easements flank the lot to the north and south. The lot is 42 ' wide, the proposed house is 27'4" wide. The average spacing between houses on the west side of the street is 17' and 19 on the east side of the street. The proposed house is 11'-6" and 12'-6" apart from the adjacent north and south neighbors. The setback is 40' lining up with the house to the south. The average setback of front porches on the street is 32.97, the proposed house is at 33'. The lot coverage would be 24% including the garage and the deck for the porches. The shortest house is 35.1', the proposed house would be the second shortest house on the block at 36.5'. The mean height of the roof on the Evanston Preservation Commission June 17, 1997 -Minutes Page 11 elevation is 30'. The porch is 4' in depth. The proposed house is modeled after a Queen Anne style house owned by the clients. J. Maturo said that the roofing material is a 40 year high profile double shingle that imitates the cedar shake. The second floor exterior is cedar shake, the first level is stained wood siding. The house is in a three period color scheme. The windows are primarily double hung. J. Maturo showed a sample of a wood aluminum clad window. He said that one advantage is the longevity in between maintenance required, the screen is integral with the window, the aluminum clad would allow to frame the windows in a traditional manner with wood casings. Commission's Findings K. Irwin was concerned about the linear windows on the turret. He said that the detail that would need to be cut from the eave of the turret through the window, the window sill down to the siding, to the head of the window below and down the sill. He hoped that the windows would not appear to be inserted in a big box rather than a cylinder. J. Maturo said that the windows will fit, because the sills have a radius, and the windows are set deeply enough to accommodate the radius of the turret. J. Deis said that the feeling of aluminum clad windows is just not Victorian. In a house like the one being proposed what would make it a fabulous house would be the details. She said that wood windows will be in harmony with the style of the house. The Commission members agreed with J. Deis' comment. G. Nowesnick asked for further clarification about the long term color compatibility with the aluminum coloration versus the wood staining. One would fade or age quicker than the other. With regard to the muntin pattern on the proposed upper sashes and doors, the sample window does not show. J. Maturo said that the windows would be true divided lights with 1.25" muntins. S. Regan the lattice below the front porch seemed more appropriate for a rear porch. J. Deis said that the appearance of the lattice could improve if quality lumber is used. G. Nowesnick said that the vertical proportions could improve if the base columns came down to the ground level. J. Maturo said that they will use 1/4" inch lattice. G. Nowesnick said that the third floor windows at the turret, because of their width and proximity, the appearance would be faceted, or diminish the cylindrical appearance of the turret. He suggested to consider narrower windows to maintain the cylindrical appearance. M. Sarkisian concurred with G. Nowesnick. S. Rundle said that she could provide more wall to resolve that inconsistency. M. Sarkisian wondered about a window on the north elevation being up against the Evanston Preservation Commission June 17, 1997 - Minutes Page 12 trim line. S. Rundle said that window was for a bathroom. J. Byrne asked if the pitch of the roof on the turret will match the pitch of the roof on the house. S. Rundle said, yes. She also said that pitch of the roof on the garage will be in proportion to that of the house. The garage has two individual doors. J. Deis referred to the seventeen standards for review of new construction. The Commission found that the proposed new house at 1242 Hinman Avenue met standards 1-8, 10, 11 and lb. Standards 9, and 12-15 were not applicable. Comments regarding the standards: regarding standard 12, J. Byrne said that an oak tree and an ash tree will be removed. He suggested that these trees be replaced if possible. Regarding standard 7, J. Deis said she believed there was an issue with the wood aluminum clad windows. The Commission members agreed that wood windows would be the most appropriate. G. Nowesnick moved that the Commission accept the proposed construction of a new house at 1242 Hinman Avenue. The proposed construction is in accordance with the standards for review of new construction as listed above. The Commission approval is subject to the following revisions: 1. All windows to be wood, exterior and interior with true divided lights muntin pattern. 2. Use of a high quality lattice to be recessed and next to expressed wood columns below the front porch deck at the corner. 3. The third floor windows and turret construction be modified in width to provide ample cylindrical wall surface to complete that form. 4. The columns at front porch should have correct proportion an entasis. 5. As a recommendation take into account tree replacement as appropriate. J. Deis seconded the motion. The motion passed unanimously. 14. 225 Greenwood Street -Wheel Chair Lift and Landscaping Michael Imlay, representing the Evanston Historical Society, presented plans and photographs for a wheel chair lift and landscaping at 225 Greenwood Street. The property is a National Historic Landmark located within the Lakeshore Historic District. Evanston Preservation Commission June 17, 1997 - Minutes Page 13 M. Imlay said that Ann McGuire, consulting architect, was unable to attend the meeting. The project is the addition of a lift to meet the American with Disabilities Act (ADA) requirements to the Dawes House. The lift is on the west side entrance of the house adjacent to the driveway. The lift will ascend to porch level. M. Inlay said that the proposed entrance point was ideal because there is a toilet room, as seen on the first floor plan, which will also be in compliance with ADA. Landscaping will be added to further screen the lift. Commission's Findings J. Byrne asked if any consideration was given for a ramp. M. Imlay said, yes. He said that the height from the ground to the ramp is 4' to 5% and under the circumstances a ramp would not be appropriate. A ramp to the back of the property did not work either. J. Byrne asked if the Iift was an all weather lift. M. Imlay said, yes, J. Byrne said that in his opinion a ramp, as intrusive it might seemed, would be more in keeping with the spirit of ADA for a particularly heavy accessed, albeit historic property, such as the Dawes House. A ramp allows someone access into the building without having to be heavily assisted. He asked if the lift would be accessible to anybody who wanted to operated it at any time. M. Imlay said people needed to be assisted. M. Mumbrue said that to get into the Dawes House, one has to ring the bell anyway. J. Deis said that he liked the proposal, because the porte-cochere had been avoided a long time. Now here is an opportunity to use this architecture feature exactly as it is. She suggested to not transplant the Honey Suckle, rather replace it. G. Nowesnick said that there was limited physical room between the existing house and the driveway to get a ramp to negotiate 4' of raise with all the landings. M. Imlay said that A. McGuire did a study and he was sure that the ramp would have been at least 100' long. J. Byrne said that the lift could be used only by one person at the time. G. Nowesnick said that 5' wide ramp may take over the driveway. C. Ruiz said that the Commission's review is to determine the impact of the lift or ramp on the Landmark a not review ADA compliance. J. Byrne said that the lift will require maintenance and that he was not convince that there was enough effort to provide an alternative to something that he thought it was going to be bad for the building.. M. Mumbrue said that in her opinion the location of the proposed lift was the most appropriate. G. Nowesnick said that the lift was a conforming solution to ADA. J. Byrne's Evanston Preservation Commission June 17, 1997 - Minutes Page 14 concerns had two issues against them. First, the amount of site available to provide a ramp to allow passage for two is not feasible. Second, an alternate solution is not an issue, when the applicant is providing an acceptable solution to the ADA rules. J. Byrne said that the Women's Club and the Art Center built a ramp respectively. He did not understand why the Commission was not being presented at least with the option of taking a look at a ramp. K. Irwin asked about the color of the Iift. M. Imlay said that the color would be a sandstone color. K. Irwin also asked if the lift had a roof. M. Imlay said, no. M. Sarkisian said that although the lift was a practical solution, it was also a harsh solution. The mechanism was harsh, he said. He wondered if there was any way to come up with a solution that would soften the presence and mechanism of the lift. J. Byrne asked if the front entrance could be used instead, by providing two wide sidewalks along the side of the driveway leading to the main entrance. M. Sarkisian said that the switch back ramp is not the right solution. He would like to minimize the impact of the lift on the building. G. Nowesnick said that the Commission could stipulate that appropriate screening through landscaping would be required. J. Byrne said he would agree with that suggestion. G. Nowesnick moved that the Commission approve the proposed wheelchair lift at 225 Greenwood Street as presented, with the stipulation that the applicant provide appropriate opaque vegetation at either side of the lift for visual concealment. K. Irwin seconded the motion. Discussion: M. Mumbrue said that she would abstain from voting because her husband is in the Evanston Historical Society Board of Trustees. The motion passed. Vote: 5 ayes, 1 nay (J. Byrne), l abstention (M. Mumbrue). B. Comprehensive General Plan Committee - Update J. Deis said that M. Mumbrue will join the Committee. She is replacing Julie Thomas who requested her replacement. J. Deis said that she submitted to the Commission the section on comprehensive plan goals. J. Deis asked for comments from Commission members. K. Irwin said that he also submitted a draft dealing with the history of Evanston. M. Mumbrue would be working on the current status of the Commission. J. Deis said that the Committee will continue working on the Preservation Chapter and encouraged members of the Commission to provide any comments regarding the Chapter. Evanston Preservation Commission June 17, 1997 - Minutes Page 15 IV. NEW BUSINESS A. 912-918 Clark Street - Commonwealth Edison Substation C. Ruiz said that Commission members received a copy of the June 11, 1997 Chicago Tribune article regarding the Evanston Research Park and the two plans by developers for anew hotel and movie theaters. The 912-918 Clark Street Evanston Landmark site is included on the map showing the area for the development. C. Ruiz said that he had prepared information regarding the process for demolition of landmarks requested by Alderman Gene Feldman who is a member of the City's Economic Development Committee. C. Ruiz said that the building is owned by Commonwealth Edison, the land is owned by Northwestern University. In 1995, the Commission denied an application for demolition of the building. At the same time Northlight Theater was looking for a new home and they were interested to move to the building. There were no plans for redevelopment of the site either. Northwestern University then applied for a Certificate of Special Merit. The Council denied the certificate as well. G. Nowesnick asked if it was possible that the Commission talk to the developers to see if the building could be integrated as part of the plan. He was concerned that the project could move so far along and the Commission then be approached with committed plans. He said that the Commission then would be in a reactionary mode rather than proactive and trying to work with them. He said that this needs to happen sooner than later. C. Ruiz said that officially the Commission does not have a role because no application for a certificate of appropriateness has been filed. However, the proposed development is public information, then the Commission could approach City officials with their concerns. G. Nowesnick said that the Commission needs to be sensitive about this situation because in his opinion a vast majority of Evanston residents would like to see this development go through. He will not like to see the Commission be put in a situation where by upholding the Preservation Ordinance, the Commission is stopping development. Nor he would like the Commission to roll over to a multi -million development. He urged that the Commission move quickly on this issue and make suggestions in ways the building could be integrated in the development. G. Nowesnick said that he was not suggesting that the Commission will be successful, because there are other factors such as economics, then it would be an economic hardship situation. J. Byrne asked if there was any indication how serious these two proposals were. C. Ruiz said that he did not know more what is already public information. He said that the Evanston Preservation Commission June 17, 1997 - Minutes Page 15 Commission has raised legitimate concerns and it should try to communicate with City officials. He also said that the Commission is aware that there are standards in the Preservation Ordinance by which a landmark can be demolished. J. Byrne referring to the standards for demolition, said that the Commission will review and approve the design of a replacement structure. J. Deis suggested that G. Nowesnick, because his knowledge and background, and her as Chair be the spoke persons for the Commission on this issue. G. Nowesnick said that before the Commission does anything, they need to see the development plans. G. Nowesnick said that upon initial investigation of the proposed developments, if indeed either or both proposals include modification or demolition to Commonwealth Edison substation, then on behalf of the Preservation Commission he would ask that the designated representatives from the Commission (J. Deis and himself) have an opportunity to discuss the plans with either Northwestern University, Commonwealth Edison, the Research Park, City officials or developers. The Commission representatives request to be involved in any preliminary meetings to be informed and allow the Commission to share with the other parties involved the Commission's interest and concern. The Commission members agreed with G. Nowesnick statement. B. 817 Chicago Avenue - Coronet Theater C. Ruiz referred to an article by the Evanston Review dated June 5, 1997, regarding the use of the Coronet Theater at 817 Chicago Avenue as a movie House. He said that the Evanston group interested in purchasing the property would like to nominate the Coronet Theater as an Evanston Landmark. Landmark designation would allow them to apply to Cook County for a tax incentive. In addition of the landmark status the building owner(s) have to invest at least 50% of the market value of the property for the substantial rehabilitation of the building. The City Council would have to grant the landmark status and also adopt an ordinance that would confirm that the tax incentive is essential for the rehabilitation of the building and its success. Troy Thiel said that he is working with Eric Singer, owner of the Lucky Platter, Seth Weinberger, other people and business of the area and Alderman Melissa A. Wynne, with the intention to put the Coronet Theater up and running again. The structure was built in I915. The group believes that the single and best use of the building is to turn it back into a film theater. It would be an economic asset to the area. To that end they are not attracted to the multi -screen theater. Among others they contacted the Music Box Theater owners, Rob Chaney and Chris Carlo, who are also the presidents of the theater architects of the Country. They see the Coronet Theater as a fantastic potential for them to double their number of theaters. The historic significance of the Coronet Theater is Evanston Preservation Commission June 17, 1997 - Minutes Page 17 substantial, as an art house theater was the top ten grossing theaters in the country. Estimates of people that would come to the Coronet Theater are 1,800 to 2,000 people per week. There are thousand of people within easy walking distance to be considered the client base. The Coronet Theater would become a cultural, economic, and functional asset and a tax revenue increaser. The group is trying to purchase the theater and lease it to the Music Box Theater, having them pay the tax bill and all utilities. Fire code issues need to be resolved, bathrooms expanded, etc. T. Thiel said that it will probably take $500,000 dollars to rehabilitate the theater. The original front facade behind the dryvit is terra cotta, the interior is Art Deco. The idea is to divide the interior space into two theaters. The largest theater would 370 seats, the other would seat 176. T. Thiel said that parking is an issue as well. The potential Landmark status of the theater is also an important issue. J. Deis asked if the intention is to apply for landmark status. T. Thiel said, yes. The Music Box Theater would be in charge of the rehabilitation. J. Deis said that the Commission will have great interest in reviewing an application for nomination of the theater as an Evanston Landmark. The owner/applicants should be aware of the standards for landmark designation. She added that the Coronet Theater would be a viable candidate. G. Nowesnick said that the fact that the theater serve as a focal point for south/east Evanston is equally important than the architectural significance. J. Deis said that the cultural significance of the theater is also important. G. Nowesnick asked the market value of the theater. T. ThieI said that it was around $600,000. The investment group estimated that the rehabilitation cost would be at least $500,000. V. OLD BUSINESS 1997 Evanston Preservation Awards - Update M. Sarkisian said that he had a great experience as a juror for this year's preservation awards. He saw many great things happening in the community. He announced that the reception and awards ceremony will be held on Monday, June 23, 1997, beginning at 7:30 p. M. . C. Ruiz said that a certificate of appreciation will be issued to those participants that were not selected by the jury for a preservation award. He also said that the Preservation League of Evanston will participate in the reception and awards ceremony. Evanston Preservation Commission June 17, 1997 - Mnutes Page 18 VI. ANNOUNCEMENTS C. Ruiz announced that the next Commission meeting is Tuesday, July 15, 1997, at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. VIE. ADJOURNMENT With no more items on the agenda, J. Deis adjourned the meeting at 10:40 p.m.. Respectfully submitted: 04/02� 9 Carlos D. Ruiz J Evanston Preservation Commission July 15, 1997 - Minutes Page l EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, July 15, 1997 7:30 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: Jessica Deis, George Halik, James M. Knox, Mary Mumbrue, Gregory Nowesnick, Susan Regan, Mark Sarkisian. MEMBERS ABSENT: John M. Byrne, Kirk Irwin, Julie Thomas OTHERS PRESENT: Steve Knutson, Drew Heindel, Melinda Mealy, Joe Becker, Tom Eich, David Roberts, Randolph Liebelt, Virginia Beaty, Bill Hicks, Anthony Hurtig, Martin Hurtig. PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz 1. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:42 p.m. II. APPROVAL OF MINUTES Greg Nowesnick moved to approve the minutes of June 17, 1997 as submitted. The motion, seconded by J. Deis, passed unanimously. III. COMMUNICATIONS Memo Regarding Economic Development Committee Meeting - July 23, 1997 Carlos Ruiz referred to a memorandum from Judith Aiello, Assistant City Manager and Dennis Marino, Assistant Director for Planning, announcing an Economic Development Committee (EDC) meeting on Wednesday, July 23, 1997 at 7:00 p.m. City Council Chambers. At this meeting two separate developers will present to the EDC their plans in response to a request for proposal for the Research Park redevelopment. Evanston Preservation Commission July 15, 1997 - Minutes Page 2 G. Nowesnick and J. Deis as spoke persons of the Commission confirmed their attendance to the EDC meeting. IV. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 1042 Michigan Avenue - Side and rear alteration, rear addition, window replacement Stephen Knutson, architect, submitted plans for side and rear alteration, rear addition and window replacement at 1042 Michigan Avenue. The property is located within the Evanston Lakeshore Historic District. S. Knutson said that the plans include remodeling and renovating the kitchen. At the southwest corner assembly of 1960's, Andersen windows would be replaced with double hung windows that are the same as the living room windows on the south side of the house. A pair of French doors and a new wood porch with steps would be added on the west elevation. Commission's Findings J. Deis said that the proposed alteration and addition seemed to be sympathetic to the architecture of the house, and in conformance with the Standards for Review of Alteration. G. Nowesnick asked if there would be wood storm windows. S. Knutson said that the storm windows would be triple track, which is what is in the remainder of the house. G. Nowesnick moved that the Commission accept the project at 1042 Michigan Avenue for rear alteration and addition as presented and shown in the drawings. Mark Sarkisian seconded the motion. The motion passed unanimously. 2. 640 Lincoln Street - Preliminary review of rear addition, front and rear alteration Drew Heindel and Melinda Mealy, architects, and Joe Becker, Roycemore School Headmaster, presented preliminary plans for a rear addition, front and rear alteration at 640 Lincoln Street. The property is an Evanston Landmark. D. Heindel said that Roycemore School would like to expand the original gymnasium built in 1915. The gymnasium is currently inadequate for today's needs in terms of sports, gym program and auditorium. The proposal would expand the gymnasium to the south with an 1,800 s.f. addition and that the existing gym would be significantly Evanston Preservation Commission July 15, 1997 - Minutes Page 3 altered to accommodate the change. The changes would affect the north court yard primary facade in a very subtle way, and then more significantly, the rear facade in the parking lot area. D. Heindel then showed slides of the Landmark and its surroundings. He highlighted the areas of the building that would be affected. The architects with the School are currently contemplating two alternate south elevations. One elevation is a two story stage house addition with an off center gable. The second floor of this section has seven double hung windows with divided lights. Two piers, just below a set of three windows located under the gable, flank a set of three windows at the ground level. A one-story storage room addition is adjacent to the east of the stage house addition. This section has a flat roof, three windows on the first floor and three windows at the ground level. The curved roof of the gymnasium and three high windows below are visible beyond the storage room addition. The other alternate south elevation has the two-story stage house addition with two projecting sections under gable roofs. Below each gable there is a window on center for the second and first floor and a window at the ground level respectively. An one story addition with a flat roof connects the existing wing to the west with the stage house addition. The storage addition to the east of the stage house addition is the same as described above. The curved roof for the gymnasium and high windows are visible beyond the one-story addition at both ends. Commission's Findings G. Nowesnick said that the north elevation would have a very subtle change. D. Heindel said that the curved roof would be a membrane roof with coating on it. G. Nowesnick suggested to consider a standing seam roof to the extend where it is visible from grade level. D. Heindel said that they would like to keep the curved roof neutral and to be able to upgrade the material with a coating of grey color. J. Deis said that the court yard is minimally affected. The addition to the gymnasium appears to be an improvement to the existing appearance. D. Heindel said that the proposed south elevations acknowledged the residential character of the neighborhood. He added that they have some zoning issues to resolve and that they would like to come back in front of the Commission with a final proposal in about two months. The Commission agreed. 3. 824 Sheridan Road - Preliminary review for a rear sun room addition Tom Eich of Normandy Construction presented plans for a rear sun room addition at 824 Sheridan Road. The property is an Evanston Landmark located in the Evanston Lakeshore Historic District. T. Eich said that the addition would be finished with Evanston Preservation Commission July 15, 1997 - Minutes Page 4 stucco other than the Amdega glass roof structure. He also said that the brick that is now in the existing house is very difficult to duplicate. They intend to salvage the removed brick to reuse it wherever appropriate. The owners would like to have a slate patio that would come from the porch area. A new style of windows would be introduced as part of the Amdega structure and the new Pella windows are of the Prairie style with interior muntin bars to match a band of existing second floor windows. Most of the existing windows of the house are double hung. There are also wrought iron accent pieces in some other windows and doors with aluminum sided storms. Commission Findings The addition is conventionally framed with a flat roof and finished with stucco to match the texture and color of the eaves and side gable. The Amdega structure is a non-cladded red wood with glass panels. Susan Regan said that she would recommend matching the style of the first -floor windows rather than the second floor Prairie style windows. George Halik noted that on the north elevation, the new double doors leading to stairs had divided lights with smaller grid. T. Eich said that the doors would match the style of windows that ultimately will be selected and carried throughout. The Commission suggested windows without muntins. M. Sarkisian said that the addition as proposed does not address the existing gracious Prairie style overhangs of the house with 3' to 3.5' soffits throughout. He wondered if introducing overhangs into the addition would help its design. G. Halik said that M. Sarkisian's comment brings up how appropriate the glass roof is to the building. He acknowledged that it was a hard building to put an addition on. G. Halik wondered if the stucco finish was appropriate. J. Deis said that the proposed new roof is the same pitch as the existing roof. She referred to Standard 9 for Review of Construction which addresses the contemporary design of new structures in relation to existing structures. S. Regan said that because the addition is a glass structure, it works. She also said that she would rather see brick at the base. T. Eich said the question is how much brick could be salvaged. G. Halik suggested limestone at the base and as trim on top of the porch. G. Nowesnick said that the flat roof portion of the addition and the stucco treatment makes the addition a difficult one from the design stand point. He suggested a continuous glass roof to engage the existing house. This approach may be more sensitive to the existing building. J. Deis said that the stucco section would be better off if it were very clearly part of the new addition. She said that the Commission was not asking that the new addition mimic every element of the house. J Deis said that Evanston Preservation Commission July 15, 1997 - Minutes Page 5 the addition would clearly be a contemporary addition. She said that the challenge is to create harmony between the addition and the house, and for that she asked Commissioners to offer concrete suggestions to the applicants. G. Nowesnick referred to a drawing prepared by Amdega and suggested that the applicants consider following the line of thought that includes glass around the perimeter of the roof, making the addition one individual component and distinct addition, rather than two different types of addition (the flat roof with stucco walls and the glass). He added that the window proportions of the addition could be more in keeping with the existing first story windows. G. Halik said that his recommendation would be to create at least a shadow line in lieu of the overhangs of the house. He was not comfortable with the stucco base and suggested limestone instead. T. Eich said that a proposed patio with slate or blue stone would minimize the stucco exposure. G. Halik summarized the issues of concern: the window type, the overhang and shape of the roof and alternatives to the base. He acknowledged that the suggested overhang for the addition might be difficult to accomplish. T. Eich agreed to comeback to the Commission with revised drawings. 4. 2207 Orrington Avenue - Second story addition, window alterations David Roberts, architect, presented drawings for a second -story addition and window alterations at 2207 Orrington Avenue. The property is an Evanston Landmark. A letter from D. Roberts to the Commission indicated that the property owners had previously obtained a Certificate of Appropriateness from the Commission in February 1997. However, because of budgetary considerations, they were now submitting a revised and scaled down project. D. Roberts said that the project would add a second -story over a portion of the first floor on the northeast elevations of the house. The new roof of the addition will follow the same pitch of the existing roof. The east elevation of the house would be improved with the new gable in proportion to the existing roof. The materials on the new gable will match the existing wood shingles. Three replacement windows on the first floor north elevation are wood casements. Three wood windows on the second floor addition north elevation are double -hung. The steel casement windows on the south elevation (south/west corner) would be replaced with wood casement windows. C. Ruiz asked D. Roberts whether the steel windows could be restored. D. Roberts said that the windows were rusted out and Evanston Preservation Commission July 15, 1997 - Minutes Page 6 that restoration was not an option. G. Nowesnick said that if these steel windows were to be replaced in kind, he said ANS Windows of Upstate New York duplicates steel windows at a reasonable cost. D. Roberts said that the same materials and details of the existing house would be used in the addition. The second -story wood windows on east elevation are double -hung. The wood casement windows on the first floor would match the first floor wood casement windows of the north elevation. A new column would be added to the front porch of the house under a deflected beam for a additional structural support (west elevation). Commission's Findings M. Sarkisian asked about the roof over the rear porch door. D. Roberts said that the brackets holding a shed porch roof over the door leading to the new deck of the east elevation would match the wood brackets in front of the house. M. Sarkisian asked about the gutter detail on the east elevation. D. Roberts said the gutters come all the way around and return on the gable side and they are capped at that point. J. Deis moved that the Commission approve the drawings for 2207 Orrington Avenue as submitted. The Commission finds that the project is in accordance with all the applicable Standards for Review of Alteration and Construction. The motion, seconded by G. Nowesnick, was approved unanimously. 5. 100 Greenwood Street - Front and side alterations Randolph Liebelt, architect, presented drawings for front and side alterations at 100 Greenwood Street. The property is in the Evanston Lakeshore Historic District. R. Liebelt said that the project includes enclosing with windows the two-story porch over the main entry. G. Nowesnick reminded the Commission that 100 Greenwood was in front of the Commission in 1994 for major alterations and additions to the original house, done by a different architect and contractor. Later R. Liebelt submitted plans for the conversion of the garage into a family room and for the construction of new attached garage. R. Liebelt acknowledged the previous work done to the house. He said the reason for enclosing the two-story porch is to eliminate the leakage of cold air during the winter through the existing windows and architecture. R. Liebelt said that the new windows will bring down the proportions of the porch to a more human scale. At the second floor level the new windows are of the Prairie style. The 3/4" muntins are applied between two panes of glass. Up above and below the gable the new windows are Evanston Preservation Commission July 15, 1997 - Minutes Page 7 reminiscent of the Queen Anne style. The windows and doors on the first -floor have a smaller muntin grille, and on the building the flanking the porch are two Prairie style windows. Commission's Findings G, Nowesnick said that the house already has six or seven different window styles, including the proposed trapezoidal windows below the gable. He said he appreciated the owner's concern for the northeast winds. His strong recommendation was to tone down the windows and make them more transparent. Regarding the human scale issue, he said that he was concerned with the potpourri of window styles. James Knox concurred with G. Nowesnick's comments. He was not that concerned with the actual enclosure of the porch. R. Liebeit said that the different window styles show that this was an entry sequence of a very large house. It stands out as an entrance and that is what the owners wanted. S. Regan was concerned with the proportion of the new windows that do not relate to the existing windows. Mary Mumbrue said that she did not know where to look, she felt that the different window styles made the front elevation very confusing. M. Sarkisian said that the size of the second -story central window is similar to a 1950's picture window, and wondered if that was appropriate. J. Deis said that she did not object to the enclosure of the porch. She was the least satisfied with the things that are already part of the house. There was nothing in the proposal that would jar her any more than the house already jars her. She did not see any compelling reason to not approve the proposal. G. Nowesnick moved that the Commission approve the project as presented for the enclosure of the front porch, first -and second -floors, of too Greenwood. The motion includes a strong recommendation of greatly simplifying the window patterns to Iessen the visual confusion that occurs on the front entrance. The motion was not seconded. G. Halik moved to n9A approve the project based on the comment that the breakup of the windows as shown is not consistent with the existing windows. He added to his motion that the Commission would like to see the windows more consistent with the existing windows by simplifying the mullions. M. Mumbrue seconded the motion. Discussion: J. Knox said that some of the problems with the building are already there and they are not before the Commission today. Whatever they are going to do with this section of the building and because the many different existing window styles, he thought that it would be necessary to go back and ask to change the building. He said that of course, that was not possible. J. Deis agreed. She said that if the Evanston Preservation Commission July 15, 1997 - Minutes Page 8 Commission cannot approve the project, the Commission should give the applicant concrete direction so they could come back with an application that the Commission could then approve. G. Halik said that making the window patterns more compatible with the other windows is in the right direction. R. LiebeIt said that the owners do not want the new windows to be compatible with the existing windows of a building that no one likes, including the owners. He said that breaking the mass of the house with the new proposed windows would improve the design of the house. J. Deis asked G. Halik if he would approved the project if the windows were not divided. G. Halik said yes. Although he said that he did not think that was necessarily the best solution. S. Regan said that she also would be more inclined to approved the project that way. R. Liebelt said that he would be forced to go back to a design that does not work. C. Ruiz said that the Commission had previously approved the conversion of the garage into a family room and the new attached garage. He suggested that the porch enclosure should express the same architecture of the family room, also designed by R. Liebelt. The proposed work as far as the Commission is concerned does not meet the standards for review of alteration. R. Liebelt disagreed. He felt that the proposed work met the standards. J. Dies said that as part of the discussion the Commission will review the proposed work according to the Standards for Review of Alterations. She read: 2-9-9: STANDARDS FOR REVIEW OFAPPLICATIONS FOR CERTIFICATES OFAPPROPRIATENESS (1) Every reasonable effort shall be made to adapt the property, structure, site or object in a manner that requires minimal alteration of the property, structure, site or object and its environment. Commission's Finding: J. Deis said that Standard (1) did not apply. G. Halik disagreed. He said that he interpreted the word structure as architecture. Standard (1) requires minimal alteration of a structure. (2) The distinguishing original qualities or character of a property, structure, site or object and its environment shall not be destroyed. The removal or alteration of any historic malerial or distinctive architectural features shall be avoided when possible. Commission's Finding: Not applicable (unanimous). Evanston Preservation Commission July 15, 1997 - Minutes Page 9 (3) All properties, structures, sites, and objects shall be recognized as products of their own time. Alterations that have no historical basis and that seek to create an earlier appearance shall be discouraged Commission's Finding: Not applicable (unanimous) (4) Changes that may have taken place in the course of time are evidence of the history and development of a property, structure, site or object and its environment. These changes may have acquired significance in their own right, and this significance shall be recognized and respected. Commission's Finding: G. Nowesnick said that Standard (4) applies. The significance is that the big addition and subsequent family room and garage additions have established a character to the home and it needs to be recognized and respected. Therefore, the current proposal does not meet Standard (4) (unanimous). (S) Distinctive stylistic features or examples of skilled craftsmanship that characterize a property, structure, site or object shall be treated with sensitivity. Commission's Finding: G. Nowesnick said that this is parallel to Standard (4). There are stylistic features to the home, like it or not, that the Commission is suggesting to maintain. The current proposal does not complement the stylistic features that exist. The current proposal does not meet Standard (5) (unanimous). (b) Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual dualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on cot jeaural designs or the availability of different architectural elements from other structures or objects. Commission's Finding: Not applicable (unanimous). (7) The surface cleaning of structures and objects shall be undertaken with the gentlest meads possible. Sandblasting shall not be undertaken, nor shall other cleaning methods that will damage the historic materials of the structure, site or object. Commission's Finding: Not applicable (unanimous). Evanston Preservation Commission July 15, 1997 - Minutes Page 10 (8) Every reasonable effort shall be made to protect and preserve archaeological resources affected by, or adjacent to any project. Commission's Finding: Not applicable (unanimous). (9) Contemporary design for alterations and additions to existing properties shall not be discouraged when such alterations and additions do not destroy significant historic, cultural, architectural or archaeological material, and such design is compatible with the size, scale, color, material, and character of the property, neighborhood or environment. Commission's Finding: Not applicable (unanimous). (10) Wherever possible, new additions or alterations to structures and objects shall be done in such a maimer that if such additions or alterations were to be removed in the fixture, the essential form and integrity of the structure would be unimpaired. Commission's Finding: Standard (10) does apply and the proposed project does conform with this standard. G. Nowesnik said that Standard (1) was not fully resolved. He asked to poll Commissioners to determine whether this standard is applicable or not. A majority agreed that Standard (1) did apply. The Commission found that the proposal did not meet standard (1) (unanimous). G. Nowesnik asked to read back G. Halik's motion. C. Ruiz read: "G. Halik moved to no approved the project based on the comment that the breakup of the windows as shown is not consistent with the existing windows. He added to his motion that the Commission would like to see the windows more consistent with the existing windows by simplifying the mullions. M. Mumbrue seconded the motion." The motion passed unanimously. 6. 1509 Forest Avenue - New two -car garage Virginia Beatty, owner and Bill Hicks, architect, presented drawings for a new two car garage at 1509 Forest Avenue. The property is an Evanston Landmark located within the Evanston Lakeshore Historic District. B. Hicks said that the newly revised proposal takes into consideration the economics, function of view and natural light to give the architectural character to the proposed two -car garage. Evanston Preservation Commission July 15,.1997 - Minutes Page 11 Previously, V. Beatty presented the Commission with plans for a two -car garage attached to the existing garage. Now it is apparent that these two structures should not be joined together. First, there is a large tree near the existing garage, and pouring new foundation for the new building could destroy the trees root structure. Second, if they try to put a new foundation wall in line with the old garage it would mean removing the entire slab of the old garage. The revised plan sites the new building to the northeast corner, 6 from the north property line and 3' from the east property line. The building is approximately 30' x 22' and 26' high and simple in design, The plan consists of car bay #1 and car bay 42. Car bay #1 also serves as an indoor working surface for someone who wants to work with plants like V. Beatty. Consequently, the west elevation shows an overhead steel door with divided lights facing the yard. There are windows facing north to bring additional light to this area. The first floor powder room is intended for the use of V. Beatty's grandchildren that go the beach, the access door is located on the north elevation. In the middle of the space is a water trough. The second floor is evenly divided by the stairs, it would be a sitting room facing north, with windows that face west to the yard and a work area with skylights above. The exterior elevations show a gable roof with the same pitch as the existing house. The horizontal beveled siding matches the original siding of the house under the existing vinyl siding. The windows are wood single -hung, two -over -two lights. Commissions' Findings S. Regan asked if the proposal met the zoning lot coverage regulation. B. Hicks said, yes. C. Ruiz asked if the applicant was clear on zoning regulations regarding accessory structures. V. Beatty said, yes. M. Sarkisian asked about the steel and glass door. V. Beatty said that the steel and glass door on the west elevation faces the yard and house. J. Deis said that the revised plans have addressed all the concerns from the previous presentation. The issues regarding materials, fenestration, etc. were appropriately handled. J. Deis moved that the Commission approve the garage for 1509 Forest Avenue as presented. The proposal is in conformance with all the applicable Standards for Review of Construction. The motion, seconded by S. Regan, was approved unanimously. Evanston Preservation Commission July 15, 1997 - Minutes Page 12 7. 1727 Wesley Avenue - Rear two-story addition Martin Hurtig, owner and Anthony Hurtig, architect, presented plans for a two-story rear addition at 1727 Wesley Avenue. The property is an Evanston Landmark located within the Evanston Ridge Historic District. C. Ruiz said that he received the project at the eleven hour at no fault of the applicant. He contacted A. Hurtig and made the necessary arrangements so that the Commission could review the project at this meeting. A. Hurtig said the proposal calls for a second floor bathroom addition. He also said that C. Ruiz visited the site. He had found that the house is hardly visible from the public alley due to heavy foliage and other existing structures and fences. It is possible that in the fall and winter the rear of the house would be more visible. C. Ruiz concurred with A. Hurtig. A. Hurtig said that the curved roof is necessary because of the limitations of height and the attempt not to obstruct or reduce the opening of the existing windows below the gable. The existing rear east elevation of the house does not conform with the front elevation of the house. The window composition in the addition follows the privacy issue inherited with a bathroom. A. Hurtig dealt with the exterior proportions of the windows by using panels below the windows. The design removes an existing roof and sliding doors underneath. New French doors are proposed instead. Commissions' Findings J. Deis asked about the siding. A. Hurtig said that the siding is vinyl and would closely match the exiting aluminum siding. J. Dies acknowledged the difficulties facing the project but she was still concerned with the curved roof that does not work with the architecture of the house. A. Hurtig said that a flat roof will just not work either. G. Halik said that he was concerned with how such a solid looking mass on the second story is going to look on top of such a transparent screen porch. He was also concerned with the curved roof He said that maybe this could work if the addition was totally dissociated from the existing building, but other things need to go on as well and make it work as a new ensemble. M. Sarkisian said that the vertical elements of the screen porch would look very slender for the rest of the house. He said that the vocabulary could be expressed in such a way that it could be more complementary to the house. A. Hurtig said that the columns are 6" x 6" and additional I" x 4" trim is added onto the edge of the columns to add some shadow to give them more depth. M. Sarkisian asked about the material of the panels below the second floor windows and screens. A. Hurtig said they were a Evanston Preservation Commission July 15, 1997 - Mnutes Page 13 material called Medex which is a material that can be inscribed with lines. The other possible material is tongue and groove bead board. S. Regan was concerned with the lack of relationship between the proposed addition and the adjacent one-story structure. The fascia boards on both structures do not relate, the roof shape may change as this relationship is developed. G. Halik said that the project was interesting in the sense that it offers an opportunity to address the rear elevation and bring back some order, simplicity, symmetry and strength to the facade. Perhaps strengthening the bottom and lightening the top is part of the solution. in terms of symmetry, maybe the bathroom should not be so wide. In the interest of providing a timely response to the applicant the Commission suggested that A. Hurtig work with S. Regan, G. Halik and C. Ruiz when revising the proposal to address the Commission's concerns. A. Hurtig agreed. J. Deis moved that the project be turned over to a review by members of R&TA to potentially incorporate some of the suggestions made by the Commission. R&TA would have approval over the project. The motion, seconded by S. Regan, passed unanimously. B. Comprehensive General Plan Committee -Update (July 24, 1997 meeting) C. Ruiz, referring to the draft prepared by the Committee and the current Preservation Chapter of the Comprehensive General Plan, requested the Commission members input with comments and suggestions. He said that their opinion was needed for the upcoming meeting with the Plan Commission's Committee scheduled July 24, 1997. The Comprehensive General PIan is a very important City document setting the direction for the City into the next ten years. The Preservation Chapter is a relevant section of the document. V. OLD BUSINESS A. 912-18 Clark Street - Commonwealth Edison Substation (update) C. Ruiz said that the Economic Development Committee (EDC) will hold a meeting July 23, 1997 at the City Council Chambers, 7:00 p.m. to hear from two developers about their respective proposals for the Research Park redevelopment project. The project involves the site of 912-18 Clark Street, an Evanston Landmark. Evanston Preservation Commission July 15, 1997 - Mnutes Page 14 J. Deis and G. Nowesnick will attend the meeting as spoke persons of the Commission. B. 817 Chicago Avenue - Coronet Theater (update) C. Ruiz said that unfortunately the investors have not yet raised the funds for rehabilitating the Coronet Theater. This does not mean that their project is on hold, but it means that the fund raising is more challenging than anticipated. J. Deis said that she learned that anyone could become an investor for the project, The idea is that for a specified amount, the investor would receive certain benefits. The interest in the real estate will not pay any dividends for the first ten years. At the end of the ten-year lease, either the Music Box would buy or rent the property, or it would be sold at the fair market value. J. Deis said that the investors are trying to get some grass roots support. Every Thursday morning at 8:00 a.m. there will be a meeting at the Lucky Platter to answer any questions anyone may have about the project. C. 1710-12 Wesley Avenue - New Construction C. Ruiz said that during his site visit to 1727 Wesley Avenue (July 14, 1997) he noticed construction activity at 1710-12 Wesley Avenue. 17I0 Wesley Avenue is listed as an Evanston Landmark located within the Evanston Ridge Historic District. In 1995 the Commission reviewed and approved a three -lot subdivision of the property and the conceptual design for two similar new houses, one at each side of the Landmark. The first house south of the Landmark is already built. In 1996 the Commission disapproved a different design for the second house north of the Landmark which included an attached garage. Later the Commission reviewed and approved the construction of a second house with a detached garage. The construction of the second house was on hold for over a year (the Certificate of Appropriateness is valid for six months). On June 24, 1997, C. Ruiz sent a letter notifying the project architect of the upcoming July 15 Commission meeting and requesting the application of Certificate of Appropriateness. Then he called the architect's office again July 1, requesting the same document. C. Ruiz said that he did not get a response in either occasion. Now it appears that the developer recently obtained a permit for the foundation. J. Deis said that C. Ruiz had contacted her and asked whether the Commission should review the plans for this house again. She felt that because the project is next to a Landmark and in a Historic District, that it would be appropriate for the Commission to see the Evanston Preservation Commission July 15, 1997 - Minutes Page I5 context of the project. C. Ruiz said that he will further investigate the status of this project and report to the Commission next month. VL ANNOUNCEMENTS A. Annual Illinois Preservation Conference C. Ruiz announced that the 17th Annual Illinois Preservation Conference will be held September 18 - 21, 1197 in Galesburg, Illinois. He encouraged Commissioners to attend the conference. He also said that he was invited to speak at the conference about the City of Evanston's preservation experience. B. Commission's Next Meeting C. Ruiz announced that the next Commission meeting is Tuesday, August 19, 1997, at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. VII. ADJOURNMENT With no more items on the agenda, G. Halik moved to adjourn the meeting at 10:35 p.m.. The motion, seconded by M. Mumbrue, was unanimously approved. Respectfully submitted: L 44T9%ep =� Carlos D. Ruiz, Senior PlrIvation Date EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, August 19,1997 7:30 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: Jessica Deis, Kirk Irwin, James M. Knox, Gregory Nowesnick, Susan Regan, Julie Thomas. MEMBERS ABSENT: John M. Byrne, George Halik, Mary Mumbrue, Mark Sarkisian. OTHERS PRESENT: Jeanne Bonansinga, Ron Neggers, Kathleen Engman, Polly Hawkins, Randy Zwik, Peter Flood, Phil Rosborough, Tim Lally, Judi Diamond -Falk, Thomas Flynn, Geraldine Flynn, Matthew Bold, Jayne Heggen, T. David Heggen, Michael Gould, Richard Hubbard, Ellen Galland PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz At 7:42 p.m, Jessica Deis said that a quorum was not yet present. She moved on to the next item on the agenda. I. MINUTES J. Deis asked for any comments or corrections of the July 15, 1997 minutes. No comments or corrections were made. J. Deis said that when a quorum is present she will revisit this item. II. COMMUNICATIONS Economic Development Committee Public Forum - Research Park Redevelopment C. Ruiz said that the City Council Economic Development Committee (EDC) announced a public forum for September 3, 1997, at 7:00 p.m., City Council Chambers, regarding the Research Park redevelopment. The forum would allow the public to comment on the redevelopment proposals by two separate developers. J. Deis asked about the status of the project since the presentation by the two developers to w Evanston Preservation Commission August 19, 1997 - Minutes Page 2 the EDC on July 23, 1997. C. Ruiz said that he understands that the Site Plan and Appearance Review Committee would eventually review the proposal that the City Council selects. Two key issues are the Levy Center and the type of development that would complement and not compete with the existing downtown. James Knox asked if the Commonwealth Edison building would ultimately be demolished. C. Ruiz said that the notice lists the demolition of the building as one of the issues for discussion. III. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:45 p.m. IV. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 703 Forest Avenue - Demolition of existing garage, reconstruction of garage with expansion, Jeanne Bonansinga, owner, submitted an application for the demolition of an existing garage at 703 Forest Avenue. The property is an Evanston Landmark, Iocated within the Evanston Lakeshore Historic District. J. Bonansinga also presented plans for the reconstruction of the garage with an expansion to the west. J. Bonansinga said that she was in front of the Commission before with plans to restore the existing garage and expand the foot print. After closer examination by the contractor and Dean Mosca, structural inspector, it was determined that the existing garage was not structurally sound. J. Bonansinga submitted a copy of the letter from D. Mosca with his assessment for demolition. C. Ruiz said that J. Bonansinga was submitting for construction the same plans that the Commission had previously approved for the restoration and expansion of the garage. J. Bonansinga said that the only difference is that the slab will be replaced rather than repaired. The style, architecture and materials would be the same for the garage. Commission's Findings J. Deis asked if anyone in the Commission had a concern with approving the plans for construction of the garage as submitted. No one raised a concern. J. Knox noted that the applicant is also requesting a certificate for the demolition of the A Evanston Preservation Commission August 19, 1997 - Minutes Page 3 existing garage. Ms. Deis then read the standards for demolition as stated in the Preservation Ordinance. The Commission found that the demolition of the existing garage was not in conflict with the standards for demolition. J. Deis moved that the Commission grant a Certificate of Appropriateness for demolition of the garage at 703 Forest Avenue. The motion, seconded by Greg Nowesnick, passed unanimously. J. Deis moved that the Commission approve the plans for a new garage at 703 Forest Avenue as submitted. The Commission found that the project complies with the applicable Standards of Construction. The motion, seconded by J. Knox, passed unanimously. 2. 1115 Lee Street -Rear alteration and window replacements Kathleen Engman, owner, and Ron Neggers, architect, presented plans for rear alteration and window replacements at i l 15 Lee Street. The property is located within the Evanston Ridge Historic District. K. Engman said that the project includes the renovation of an existing rear dormer with the addition of a balcony. R. Neggers said that the rear dormer has a flat roof and three double hung windows. A new skylight on the flat roof would provide additional natural lighting. The balcony accessed by a door would provide additional ventilation. R. Neggers said that the dormer is certainly not visible from the front of the house, nor is it visible from the back because there is not an alley. The balcony would have a wrought iron railing which is similar in design to the existing wrought iron railing located in front of the house and inside. Commission's Findings K. Irwin asked if the existing dormer would be completely removed. R. Neggers said that the existing side walls will remain. The wall where the new door and new windows are proposed would be rebuilt. K. Irwin asked about the height of the dormer at the door. R. Neggers said that the door would be less than 5'-10" in height and it would be custom made. J. Thomas asked if the finish materials would be wood siding for the exterior walls, and composition asphalt shingles for the roof. R. Neggers said yes. G. Nowesnick moved that the Commission approve the modifications to the rear of the third floor at 1115 Lee Street as presented. Such alteration complies with the Standards of Alteration. The motion, seconded by J. Thomas, was approved unanimously. Evanston Preservation Commission August 19, 1997 - Minutes Page 4 3. 1203 Forest Avenue - Rear alteration Polly Hawkins, owner/architect, presented plans for rear alterations at 1203 Forest Avenue. The property is an Evanston Landmark located within the Evanston Lakeshore Historic District, P. Hawkins said that the project includes alterations of the north portion of the east facade and the north facade first floor exterior elevation. Three existing greenhouse windows were added by the previous owner and the openings are blocked with plywood and painted. An added trellis structure also goes east to the garage/coach house. P. Hawkins said that the east elevation was originally the service quarters. Stairs go down to the northern former service door. The central door goes up half a level to the first floor to a former anteroom and down half level to the basement. P. Hawkins said the proposal for the east elevation includes: installing more suitable back door and stoop with brick to match the existing brick; removing the northern door and add a direct access to the basement and filling gaps with brick to match existing brick; adding three windows matching the size and dimensions of the sashes of existing windows. The trellis would also be removed. The service door and small window would be removed and the openings would be filled with materials to match the existing materials on the north elevation. Commission's Findings J. Deis asked if the original window openings would be reused. P. Hawkins said yes, she clarified that on the north elevation a door and windows openings will be closed. S Regan asked if a matching brick was found. P. Hawkins said no, she added that the original mortar is a dark grey. Unfortunately, the brick has been tuck pointed with a red mortar through the years. She does not have a choice but to match the red mortar. She intends to reuse all salvaged brick. G. Nowesnick moved that the Commission approve the alterations at 1203 Forest Avenue as presented. The Commission found that the proposed project met the Standards of Alterations. The motion, seconded by K. Irwin, was Approved unanimously. 4. 1510 Forest Avenue - Rear alteration and addition Randy Zwik, owner, presented plans for rear alteration and addition at 1519 Forest Avenue. The property is located within the Evanston Lakeshore Historic District. R. Zwik said that the plan calls for adding a set of French doors and a small balcony with wrought iron railing on the west elevation to an existing large closet to convert it into a Evanston Preservation Commission August 19, 1997 - Minutes Page 5 sitting room. The iron work will match existing iron work and the balcony will project approximately one foot. Commission's Findings The Commission did not have any questions for R. Zwik. J. Deis moved that the Commission approve the alterations at 1510 Forest Avenue as presented. The alterations met the Standards of Alterations. The motion, seconded by G. Nowesnick, was approved unanimously. S. 2200 Forest Avenue - Landscaping and corner lot fence J. Deis said that she will abstain from any discussion and voting to avoid any potential professional conflict of interests. Peter Flood, owner, Phil Rosborough, landscape architect and Tim LaIIy, landscape architect, presented plans for landscaping and a new corner lot fence. P. Rosborough said that the project includes: replacing existing east yard wood fence with new, extend east yard fence further north along Hartrey Avenue; replacing existing wood deck with new Lannonstone patio; replacing existing concrete drive with new, adding turnaround; adding new plantings as shown on Iandscaping plans; replacing existing concrete basement stair with new; and replacing wood stoop and steps with new. Commission's Findings: C. Ruiz asked if the new extension of the east side yard fence and the new turnaround at the concrete drive will require a zoning variance. P. Rosborough said yes. Commission members agreed that despite the required zoning variances, the overall proposed project is an improvement of the site and landscaping. G. Nowesnick moved that the Commission approve the proposed landscaping and fence and other alterations at 2200 Lincoln Street as presented. Not withstanding the zoning variations, the project meets the Standards of Alterations. S. Regan seconded the motion. The Commission approved the motion. Vote: 5 ayes, 1 abstention (Deis). 6. 644 Michigan Avenue - Side and rear alterations Thomas and Geraldine Flynn, owners, and Judi Diamond -Falk, architect, presented plans for side and rear alterations at 644 Michigan Avenue. The property is located within the Evanston Lakeshore Historic District. Evanston Preservation Commission August 19, 1997 - Minutes Page 6 T. Flynn said that the plans include: expanding a master bedroom and master bathroom, replacing several windows on the second floor, remaining windows would be restored. J. Diamond -Falk said that because of the floor plan changes on the second floor, several existing window openings will be altered. On the south elevation a double hung window will be removed. A new pair of smaller and higher awning windows will be installed. On the west elevation a pair of casement windows will be removed and replaced with a pair of smaller and higher awning windows. On the north elevation a double hung window will be removed and replaced with a smaller and higher awning window. A set of three casement windows will be removed and replaced with one smaller and higher awning window. All window opening gaps will be filled in with matching stucco finish. All new windows will match the existing vertical mullions of remaining windows. Commission's Findings K. Irwin was concerned with raising the sills of the new windows above the strong horizontal band. T. Flynn said that it was necessary to raise the sills to provide the desirable privacy to the master bedroom and master bathroom. J. Diamond -Falk said that other existing windows already do that. J. Deis said that the existing configuration of windows is very varied, she believed that the proposed alterations did not make the overall architecture of the house better or worse, but different. J. Thomas moved that the Commission approve the proposed alterations at 644 Michigan Avenue as presented. The alterations conform with the Standards of Alterations. The motion, seconded by G. Nowesnick, was approved unanimously. 7. I314 Greenwood Street - Side and rear addition David and Jeyne Heggen, owners, Matthew Bold, architect, and Michael Gould, architect/contractor, presented plans for a side and rear addition at 1314 Greenwood Street. The property is located within the Evanston Ridge Historic District. D. Heggen said that the project involves enlarging the size of the kitchen, and adding another room to the east. M. Bold said that the existing first floor is only 750 s.f., the existing kitchen is 100 s.f The additional 3.5 foot extension of the kitchen adds another row of counter top. The new garden room or great room for the family, will have a cathedral ceiling with natural light on the south and facing the back yard. The existing house has cedar shingles with wood windows and asphalt shingle roof. The exterior finish of the addition will match the existing materials. Commission's Findings: Evanston Preservation Commission August 19, 1997 - Minutes Page 7 J. Deis asked about the minor zoning variations already approved by the Zoning Division. M. Bold said that the home is not conforming. The zoning variations are: reduction of the required 10 feet separation between the garage and the principal building to 8.5 feet; increase the lot coverage from 30% to 35%; reduction of the required front yard from 27 feet to 19 feet; and reduction of the interior side yard from 5 feet to 3.5 feet. J. Thomas asked for the west elevation drawings. M. Bold said the part of the addition would have a shed roof similar to the roof on the front. K. Irwin said that he would like to sec the west elevation too. M. Bold showed a section drawing of the area in question. J. Thomas reiterated that a drawing of the west elevation would be most helpful. G. Nowesnick asked about the type of windows. M. Bold said that the windows will be wood. No true divided Iights were under consideration at this time due to the higher cost. J. Thomas noted that the drawings showed true divided lights. M. Gould said that the owners have reconsidered that type of window. G. Nowesnick asked if the windows would be thermo pane. M. Bold answered yes, and added that the windows will have applied grilles. M. Gould said that the windows will be custom made. G. Nowesnick asked if there will be a spacer bar between the panes. J. Thomas said that the grilles would be snap-ons. J. Thomas said that the shutters on the existing house are not proportionally correct, therefore she would not advocate matching the shutters on the addition. D. Heggen said he would not disagree with J. Thomas. G. Nowesnick said that the home owners might be aware that there are woad windows with wood muntin bars applied both to the interior and exterior panes. M. Gould said that is an alternative that is not quiet as expensive than the true divided light windows. G. Nowesnick said that the point of his explanation was that this type of window will closely match the existing windows, versus a snapped plastic grille. He said that the Commission is concerned with the compatibility between new and old windows. D. Heggen said that he could not agree more. M. Gould said that other manufactures offer similar windows without the spacer bar. J. Deis said that she was concerned with the proximity to the house that faces Asbury Avenue to the east and the overall lot coverage that appears to be much larger proportionally in comparison to the neighboring properties. She asked if any neighbor expressed opposition to the zoning variances. D. Heggen answered no. The neighbors that would be most directly impacted by the proposal, which includes the home on the corner of Asbury Avenue and Greenwood Street and the home just to the south of the home at the corner that faces Asbury Avenue, strongly endorsed the proposed additions. Evanston Preservation Commission August 19, 1997 - Minutes Page 8 S. Regan said that the variations are minor and she did not think that would have a negative impact on the property or the immediate neighbors. J. Thomas said that the owners have some hardship especially with the kitchen. She also said that she would like the applicants to come back with more detailed elevations, and also with clearer determination about the windows. S. Regan asked what was happening to the second story window on the east elevation directly above the one-story addition. M. Bold said that window will be removed. I Knox said that J. Thomas raised a significant issue. The plans as submitted do not reflect the presentation. The Commission does not know for certain what is going to be built. J. Thomas, said that in light of the inconsistencies in the presentation and submitted drawings, she moved that the applicants resubmit to the Commission drawings that show the proposal in detail, specify the number and type of windows, show architectural details on all facades of the proposed addition in relation to the existing house, and all other applicable details. Particular attention should be given to the Standards for Review of Construction as established in the Evanston Preservation Ordinance. The revised plans should be comprehensive and should address all the Commission's issues and concerns. Staff and two Commission members of the Review and Technical Assistance Committee will review the revised plans. G. Nowesnick seconded the motion. Discussion; J. Deis suggested that the revised drawings be reviewed and approved by staff and two members ofR&TA. G. Nowesnick said that as long as the information is comprehensive and addresses all the issues and concerns expressed by the Commission and comply with the Standards of Construction, he believed that will be achievable. J. Thomas moved to amended her original motion adding that the revised drawings be submitted to staff for R&TA's review and approval. G. Nowesnick, seconded the amended motion. The motion passed unanimously as amended. 8. 1424 Judson Avenue - One-story rear addition Richard Hubbard, owner, and Ellen Galland, architect, submitted plans for a one-story rear addition at 1424 Judson Avenue. The property is an Evanston Landmark located within the Evanston Lakeshore Historic District. E. Galland, while showing pictures of the house, said that the front of the house has wood shingles on the second floor. The back (west elevation) is a two-story mass, with Evanston Preservation Commission August 19, 1997 - Minutes Page 9 a one-story room that is original to the house that provides a back entry, access to the basement and up to the kitchen. An earlier project put casement windows on an open porch. G. Galland said that everything is consistent except for the original shed room siding on the north elevation. The addition will only extend 4.5 feet beyond the existing shed room in the southern direction. E. Galland said that the old kitchen will become a desk computer area with storage, the new kitchen is in the existing mass of the house. She said the main issue is the exterior details, and how to tie the addition to the house. Commission's Findings J. Thomas asked why the muddroom was dropped two risers. E. Galland said because her clients did not want to have a big back porch outside, but a terrace instead. She added that another challenge was to maintain the second floor windows. On the west elevation two window sills will be raised. The door on the north elevation and the around the corner window on the west elevation have a transom each. E. Galland said that at this point the exterior finish will be wood siding rather than stucco. The original stucco finish seems too dressy and would make it look like an addition. I Deis said that she was really surprised to learn that the existing one-story portion was original to the house. She believed that now there was an opportunity to improve what the original architect did. J. Thomas said that she would prefer wood shingles instead of the wood siding for the exterior finish. She also referred to the south elevation and suggested to maintain the existing height for the new window sills. E. Galland said that wood shingles seem to be the most appropriate finish material when considering the overall effect of such material on the landmark. G. Nowesnick suggested considering narrowing the width of the new windows to emphasize the verticality of existing windows. E. GalIand said that G. Nowesnick raised a good point. C. Ruiz said that if the applicant has intentions to apply for the Property Assessment Tax Freeze Program that the plans be approved by the State architect first. Regarding the Commission's approval he recommended that the applicant submit revised drawings to the Commission. E. Galland said that she will narrow the windows and use wood shingles for the exterior finish. G. Nowesnick moved that the Commission ask the applicants for the addition at 1424 Evanston Preservation Commission August 19, 1997 - Minutes Page 10 Judson Avenue to resubmit drawings with modifications to the exterior, from siding to shingle, and alter the proportions of the windows as previously stated. The drawings will be reviewed by staff. If staff has an issue or question about the revised drawings, a minimum of two R&TA members will review the revised drawings. The motion, seconded by J. Thomas, was approved unanimously. B. Comprehensive General Plan Committee - Update C. Ruiz said that on July 24, 1997, the Plan Commission's Comprehensive General Plan (CGP) Committee, met with J. Deis, representatives of the Preservation League of Evanston and he, to discuss the first draft of the Preservation Chapter of the CGP. The reaction to the text was favorable, particularly on the goals and objectives section. Suggestions to the text included: the use of plaques to identify Landmarks, improving signage to clearly mark the boundaries of historic districts, emphasis on designating new Landmarks of cultural and historical significance, concise explanation on conservation districts and the location of potential conservation districts. Other preservation issues discussed included: District 65 properties designated as Landmarks or listed in the National Register, these properties required continuing maintenance and/or might be considered for future redevelopment, the preservation of open spaces in Historic Districts to counter balance the pressure of over development, the enforcement of overlay districts should be carried out to achieve this goal. J. Deis said that other comments included: the enhancement of tourism in Evanston by identifying historic resources, and working with the local tourism agency or the Chamber of Commerce and/or Evmark, the local Landmark designation of contemporary buildings at least 25 years old. V. NEW BUSINESS C. Ruiz said that the 19971111inois Preservation Conference is in Galesburg, September 17-20, 1997. He encouraged Commissioners to attend the conference. K. Irwin said that the Association for Preservation Technology is meeting in Chicago the week of September 22. C. Ruiz said that the Chicago Architectural Foundation is conducting its annual Evanston architectural tour September 7. Evanston Preservation Commission August 19, 1997 - Minutes Page 11 VI. OLD BUSSINESS A. 912-918 Clark Street - Commonwealth Edison Substation C. Ruiz referred to a copy of a memorandum dated August 6, 1997, to Judith Aiello, Assistant City Manager, about Ordinance 126-0-94 Amending Sections 2-9-2, 2-9- 1 L(H), and 2-9-11(J) of the Historic Preservation Ordinance Regarding Certificates of Special Merit. The amendments incorporated the text that would allow the City to develop the site of the Landmark at 912-918 Clark Street. Also, Resolution 17-R-95 Denying an Application for a Certificate of Special Merit (CSM) for Demolition of the Structure at 912-918 Clark Street, stipulates on Section 4, that: "Upon a showing of substantial change in circumstances, the applicant may re- apply for a CSM." G. Nowesnick said that, after attending a meeting with the Site Plan and Appearance Review Committee (SPARC), he felt that any effort to save the Landmark would be considered obstructionist, because the RFP made no mention of the ComEd building. Neither developer felt any need or desire to incorporate the ComEd building in the development plans. He also said that Levy Center seems to have been an after thought as conveyed by the two developers during their presentation of their proposals in front of the Economic Development Committee. G. Nowesnick said that at SPARC meeting he commented that the two relevant issues that have surfaced were the Levy Center and the ComEd building. He said that it seemed that everyone at the meeting was questioning why do we want to save this building and is it worth saving? G. Nowesnick said that his response was that he was there to support and defend the Preservation Ordinance; that he was speaking to them as a Preservation Commission member. With that in mind, he answered to the previous question, yes; and that he was there to try to save the building. The building is an Evanston Landmark and he felt as a Commissioner that it warrants saving, and incorporating the building as part of the development would benefit the City by giving the level of variety and potpourri of scale and finishes that everyone at the SPARC meeting brought up. J. Knox said that it appeared that trying to save the building would be a lost cause. G. Nowesnick said that the reason he was so blunt about it was because he felt that the Commission should make a decision whether or not saving the building would be a worthy goal. J. Deis said that she felt that there really is not a lot of momentum behind saving the ComEd building. She worried that the Preservation Commission be viewed by the public, once the development is approved, as an obstructionist of the project. Evanston Preservation Commission August 19, 1997 - Minutes Page 12 J. Knox expressed his disappointment with the Commission's restricted role on trying to save the building. J. Deis said the the best opportunity to save the building had come and gone when Northlight Theater tried to occupy the building and failed. She felt that under the current circumstances every Commissioner will continue to uphold the spirit of the Preservation Ordinance. NOTE: J. Deis acknowledged that G. Nowesnick and J. Thomas were about to leave the meeting. She asked to approve the Commission's minutes of July 15, 1997, while there was still a quorum. VU. APPROVAL OF MINUTES J. Deis moved that the July 15, 1997 Minutes be approved as written. The motion, seconded by G. Nowesnick, was approved unanimously. G. Nowesnick and J. Thomas left the meeting at 9:55 p.m. J. Deis said that without a quorum the Commission could not take any formal action, but that she would continue with the meeting. VI. OLD BUSSINESS (Continuation) A. 912-918 Clark Street - Commonwealth Edison Substation K. Irwin cited Captain Yards in Baltimore, a baseball stadium, where a historic warehouse was not solely saved for its architectural significance, but also saved to preserve the urban fabric of downtown Baltimore. He said that was a good example of how old buildings can successfully be incorporated into new developments. VIII. ADJOURNMENT With no other items on the agenda requiring action from the Commission, J. Deis adjourned the meeting at 10:05 p.m. NOTE: The next Commission meeting is scheduled September 16, 1997, at 7: 30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avetute. Respecfully Submitted: fenior Planner/Preservation r. EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, September 16, 1997 7:30 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: Jessica Deis, Kirk Irwin, George Halik, James M. Knox, Mary Mumbrue, Susan Regan, Mark Sarkisian, Julie Thomas. MEMBERS ABSENT: John M. Byrne, Gregory Nowesnick. OTHERS PRESENT: Michael Imlay, Jim Nash, Norman Korff, Lonnie R. Williams, Kevin Barker, Anne McGuire, Birch Burghardt, Barb Harris, Andy Heller, Anne Heller, David A. Schultz, Bill McKearn, J. Keith Murnighsm, Tom Eick, Dante Domenella, Dave Bishop. PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz I, DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:39 p.m. II. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 126-136 Main Street - Front, side and rear alteration of parapet wall Norman Korff, owner, Jim Nash, building manager, and Mike Imlay, architect submitted plans for the alteration of the parapet wall on the front, side and rear of the roof at 126- 136 Main Street. The property is located within the Evanston Lakeshore Historic District. M. Imlay said that the building desperately needs parapet replacement. He illustrated with photographs the efflorescence on the brick, the deterioration of the pediment on top of the main entrance, and the shifting of bricks due to disintegrated mortar. M. Imlay said that the proposal is to dismantle the parapet to the roof level behind and rebuild the parapet at a lower height with new and reused brick. The design of a new Evanston Preservation Commission September 16, 1997 - Minutes Page 2 parapet would reduce the crenellations on top of the parapet. The existing limestone would be reused again as cap material. The entrances would be highlighted by higher sections on the parapet. M. Imlay said that it is a simplification of the parapet design rather than a major alteration. Commission's Findings J. Deis read Standard 2 for alterations: "The distinguishing qualities or character of a property, structure, site, or object and its environment shall not be destroyed. 77ie removal or alteration of any historic material or distinctive architectural features shall be avoided when possible." She asked why the parapet cannot be reconstructed? M. Imlay said that it could be done if the building is reconstructed. The parapet wall is 6 feet high with no reinforcement. He said that reconstructing the parapet wall as is, would be a major engineering undertaking. Vertical reinforcement rods, maybe pouring some kind of a beam around the top to anchor it all around the building, building buttresses around it perhaps could be done, but at a major economic cost. M. Imlay said that the deterioration of the parapet wall has been caused by the brick pattern that projects out as it occurs at the pediment. All the water that falls on the brick, eventually works its way back in, during the freeze and thaw cycle on both sides of the wall. He pointed out the flat roofs on the three-story projecting bays on the front elevation, he said these roofs are essentially tubs that collect water. The water works its way through the wall eroding the mortar between bricks and rusting the lintels above the windows. N1. Imlay said that the simplification of the parapet as being proposed is more than an aesthetic issue, he said that he was trying to create something that will last. K. Irwin asked if the proposed ornamental detail would project out of the face of the wall. M. Imlay said that it may or it may not. If they are limestone as the existing detail, the tubs would be shaped the same way. K. Irwin asked if the intersection of the parapet and the roof, where the caps strip is, was checked for any structural failure. M. Imlay answered, yes. He said the new parapet will have a new cap strip and a new flashing detail. K. Irwin asked why the parapet crenellations could not be recreated since the water damage as explained is due to the ornamental projecting brick. M. Imlay said that he felt that the crenellations were another area of vulnerability. J. Thomas said that all the problems as explained by M. Imlay were maintenance issues, that will continue to emerge even with a new parapet if it is not properly maintained. M. Imlay said that with his proposal he was trying to minimize such problems. J. Deis suggested the pattern of the brick be recreated without the relief She said that she was also concerned with Standard 6: "Deteriorated architectural features shall be Evanston Preservation Commission September 16, 1997 - Minutes Page 3 repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based or accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than oil cotlectural designs or the availability of different architectural elements from other structures or objects." She felt that Standards 2 and 6 were not fully addressed by the proposal. J. Deis wondered if what M. Imlay proposed was really going to fix the problem, or was it just simplifying the problem to be looked at years later and then determine that the parapet should have been restored. She said that she could not see why the parapet could not be rebuilt with some minor modifications such as eliminating the relief of the brick. The parapet could be reconstructed and improved with the same form, yet modifying the relief of the bricks. M. Imlay said that he would not build the parapet wall as is, mainly because problems with the structural issues such the height of the parapet, and anchoring it safely to the building M. Sarkisian said the parapet line is one of the strongest features of the building, as far its historic value and beauty. He said that preserving the parapet would be fabulous. He asked if the entire parapet needed to be replaced or could it be repaired in needed areas. M. Imlay said that the parapet has to be rebuilt from the lintel belt area up. M. Sarkisian said that he was not too worried with the 6 feet height of the parapet because the height was localized and could be repaired as such. He added that the real problem is the on going maintenance not the pattern of the brick. M. Sarkisian said that if it is at all possible to save the parapet, it would be well worth the effort. J. Nash said that the parapet was rebuilt about four years ago and that the problems persist. J. Thomas said that the water has to be properly stopped from coming from the top. She believed that the 1i2 inch projecting brick was not the cause of water penetration. C. Ruiz said that a major concern was to determine why the proposed parapet would be better than the existing parapet. M. Imlay said that parapet would be much simpler and, in his view, the existing design is a major contributor to the water problem. M. Imlay asked if adding a simplified version of the curvilinear shapes would have an impact on the Commission. J. Deis said that would be viewed more favorably because it would closer to the spirit of the original. J. Deis determined through a straw poll of the Commission that the project would not be approved as presented. She said that for her the major issues were Standards 2 and 6. She encouraged M. Imlay to consider a solution that would prevent the same problems From happening again. Evanston Preservation Commission September 16, 1997 - Minutes Page 4 M. Sarkisian said that he did not see a structural problem, rather a water problem and that he would do whatever he could to try and save the parapet. He said that it could be that the joints at the cap are opened; a maintenance issue has unfortunately become a structural issue. M. Sarkisian said that the proposal should address those issues, but if it were possible to reconstruct the parapet economically he will support that. J. Thomas said lowerng the parapet was fine, but what was presented did not preserve the integrity of the building. She would like to know where the water was coming from and what they are doing to address the problem. If the parapet must be lower, at least it should appear more original in its concept to the style of the building. M. Sarkisian said that whenever there is a parapet 2 or 6 feet high, potentially there is going to be a problem. J. Deis said a letter from a masonry engineer or expert mason that describes what the problems are, describes what needs to be done to alleviate the problems would be helpful. Also, by using the cues of the existing forms of the parapet as much as possible, and if in fact the structure of the building and the parapet indicates that a modification needs to take place, and a design that captures the spirit of the original would be something that the Commission would tend to look more favorably upon. The Commission did not take any action on this matter. 2. 1905 Sheridan Road - New accessible concrete ramp and new door Kevin Barker, architect, and Lonnie R. Williams of Northwestern University, presented plans for a new accessible concrete ramp and door at 1905 Sheridan Road. The building is an Evanston Landmark. K. Barker said the ramp is on the east side of the building and it goes down gradually approximately 3 feet to the first floor. At the bottom of the ramp, the existing window will be removed, the opening will be enlarged and a new door will be installed. All the retaining walls around the ramp are limestone veneer and also capped with limestone to match existing walls. The railings will match the existing railings in style. Commission's findings J. Deis said that the project seemed a reasonable solution to a difficult problem. Except for the new door, the building will remain practically untouched. K. Barker said that the new door will be a close match to the existing doors. J. Thomas moved that the Commission accept the proposal as presented. The Commission also advocates the maximum height of the rail be 36 inches, rather than 22 Evanston Preservation Commission September 16, 1997 - Minutes Page 5 inches. Also the Commission advocates modifications to the railing which include a greater spacing of the balusters and lowering of the top rail to a maximum of 36 inches, all pending Carolyn Smith's (Assistant Director for Building) approval. The above revisions can be approved by staff. K. Irwin seconded the motion. Discussion: G. Halik said that landscaping at the other side of the rail would improve the design. He amended J. Thomas's motion to add that in addition to the railing spacing and height issues, the ornamentation and shape of the rail match the existing one. J. Deis also added to the motion that the applicable Standards for Construction have been met. J. Thomas moved to approve her motion as amended. M. Mumbrue seconded the amendment. The motion passed unanimously. 3. 330 Greenwood Street - New front porch Birch Burghardt, owner and Anne McGuire, architect, presented drawings for a new front porch at 330 Greenwood Street. The house is an Evanston Landmark, located within the Evanston Lakeshore Historic District. A. McGuire said that the house was a Colonial Revival that in the 1920's went through a Spanish Revival remodeling by the owner of the time. This remodeling introduced wrought iron, heavily textured stucco in the interior and the front terrace. According to the most recent former owner, the house had a front porch. Also the openings on the house had been changed, the front now is asymmetrical. The new symmetrical porch would be centered with wide stairs. The existing front terrace will be removed. The porch is 29.5 feet wide by 9.5 deep and it is flanked by two pairs of Tuscan columns. Commission's Findings M. Sarkisian asked about the skirt below the porch deck. A. McGuire said that it is wood lattice. She added that the brick behind the terrace would be repointed if necessary. K. Irwin suggested venting the columns. A. McGuire agreed. G. Halik and S. Regan suggested to minimize the slope of the applied gutters to improve the appearance of the porch. J. Thomas suggested altering the slope of the roof on the sides and Ieave the front gutters almost parallel to the edge of the roof. A. McGuire agreed. J. Deis moved to approve the front porch addition as submitted. The project is in accordance with the applicable Standards of Construction. The applicant has the discretion to modify the gutter arrangement as previously discussed. J. Thomas seconded the motion. The motion passed unanimously. Evanston Preservation Commission September 16, 1997 - Minutes Page 6 4. 920 GaffieId Place - Demolition of existing garage, construction of new garage Barbara Harris, owner presented plans for the demolition of an existing rear garage and the construction of a new garage at 820 Gaffield Place. The property is an Evanston Landmark. B. Harris said that the existing garage was presumably a barn. Ten years ago when she bought the house, the garage roof had been taken off. The structure is not structurally sound and everything around it is in total disrepair. B. Harris said she would like to demolish the structure a build a new four -car garage in its place. Commission's Findings J. Deis asked what materials will be used for the new garage. C. Ruiz said that the new garage is wood framed with vinyl siding. G. Halik noted that the drawings submitted for review were not to scale, also he asked about the roof pitch. J. Deis said that this project requires first approval for the demolition of the existing garage, and second approval for the construction of the new garage. J. Deis moved that the Commission approve the demolition of the existing structure, finding that it is in accordance with the applicable Standards of Demolition. The existing structure is beyond any repair or restoration. M. Mumbrue seconded the motion. Discussion: M. Sarkisian said that the application did not offer much information about the existing garage. C. Ruiz said that he visited the site; the structure should be demolished. J. Knox said that the property is a deep lot, to him that was significant when contemplating the construction of a new garage. The motion passed unanimously as stated. Regarding the new garage, J. Deis said that the drawings do not represent what the applicant intents to do. Also, because of the deep lot, she was inclined to not conduct a meticulous review of the materials of the garage and design. However, during B. Harris's presentation she did not hear anything that relates to the materials of the new garage. B. Harris said that the house is sided with asphalt siding. G. Halik said that at least for the record, the Commission would like to see what really is being proposed for the construction of the new garage. J. Deis concurred with G. Halik. J. Thomas said that she had an idea what the new garage would took like. She did not object to the proposed materials, but a set of accurate drawings was appropriate. C. Ruiz offered to assist B. Harris and work with her contractor to get the drawings done. Evanston Preservation Commission September 16, 1997 - Minutes Page 7 I Deis said that C. Ruiz will fax two members of R&TA the drawings of the new garage for approval. 5. 1136 Lakeshore Boulevard - Rear dormer Andy and Ellen Heller, owners, David A. Schultz, architect presented plans for a rear dormer addition at 1136 Lakeshore Boulevard. The property is an Evanston Landmark, located within the Evanston Lakeshore Historic District. D. Schultz said that the existing rear dormer is not original to the building. The east facade dormer is an addition by Tallmadge and Watson. The proposal is to recreate the east facade dormer on the west facade. The existing west facade dormer has water leaks, the windows are not in the style of the rest of the windows. The proposal is to match the architecture of the west facade with the east facade. Commission's Findings I Deis asked about the existing dormer, D. Schultz said that the existing dormer would be rebuilt in kind. I Deis asked if modifying the design of the existing dormer would better work with the architecture of the house. D. Schultz said that the entire west facade counts on that dormer for all of its ceiling space at the attic level. To replicate the east dormer on the west facade, means that the attic space for all intent and purposes will disappear. I Thomas asked if all the proposed windows were undivided. D. Schultz said that was correct. J. Thomas asked if the new windows were wood. D. Schultz said that they were considering a costumed made exterior hinged wood Marvin casement. G. Halik asked about the roof material. D. Schultz said that the new roof will match the existing asphalt shingle roof. The sides of the dormer would be stucco. The new windows of the rebuilt dormer are not symmetrical because the dormer is not centered on the rear facade; the sill of the smaller window cannot come down. M. Sarkisian asked if the rear addition could use more of a horizontal line or is it that the space is so important there. D. Schultz said that the space was very important. The addition is sympathetic to that space and to the facade, even though from the aesthetic point of view, the dormer in question probably should not exist, but it renders the current attic space. J. Deis moved that the Commission approve the rear addition as presented. The addition is in accordance with the Standards of Construction. The motion, seconded by I Knox, was approved unanimously. Evanston Preservation Commission September 16, 1997 - Minutes Page 8 6. 724 Michigan Avenue - Front porch addition Bill McKearn, contractor presented drawings for a front porch addition at 724 Michigan Avenue. The property is within the Evanston Lakeshore Historic District. B. McKeam said that the Commission had previously approved a front porch with a 90 degree wrap around. The owner would now like to build the porch with some modifications. The porch would have a radius corner and the columns would be closer to each other, adding one more column. The balusters are spaced closer, the columns are square instead of round. Commission's Findings C. Ruiz asked if the zoning variation for the front yard setback was granted. B. McKearn said yes. G. Halik asked if the columns would have a base. B. McKearn said that they would have a simple base. The only added ornamentation are the dentils around the soffit. J. Thomas asked if the newels will be new. B. Mckearn said yes. Also, the railing is 36 inches high. M. Sarkisian asked about the existing exterior finish of the house. B. McKearn said it was aluminum siding. J. Thomas suggested that the columns should have a 1"x 6" base. G. Halik moved that the Commission approve the front porch as presented. The new porch conforms with all the applicable Standards of Construction. J. Deis seconded the motion. Discussion: M. Sarkisian said that the columns should have a base. G. Halik amended his motion to include that the columns should have some basedetail. J. Deis, seconded the amendment. The motion was approved unanimously as amended. 7. 824 Sheridan Road - Rear one-story addition Keith Murnigham, owner, Tom Eick, of Normandy Construction, Dante Domenella, architect, and David Bishop, of David C. Bishop and Company, Inc., submitted revised drawing for a rear addition at 824 Sheridan Road. The property is an Evanston Landmark, located within the Evanston Lakeshore Historic District. J. Deis said that 824 Sheridan Road was previously reviewed by the Commission. The applicant is back to present a revised design based on the Commission's recommendations. K. Murnigham said that the Commission previously had concerns Evanston Preservation Commission September 16, 1997 - Minutes Page 9 regarding roof line, materials, and window treatments. C. Ruiz summarized the issues raised by the Commission: the window type, the overhang and shape of the roof, and alternatives to the base. K. Murnigham said that the addition was redesigned to address the previous concerns. The addition's traditional design portion is now tied and working more closely with the design of the house back wall . The limestone sill is now part of the addition. Bricks would match the existing brick. The solarium is designed as a bay at the end of the addition. K. Mumigham said that even though the drawings show muntins on the windows, there are no muntins on the first floor new windows. The north elevation now has interior steps at ground level. The window on the south elevation is larger. The south elevation patio will be extended all the way around. J. Deis said that the revised plans seemed to have addressed the Commission's concerns. G. Halik and M. Sarkisian discussed the proportion of windows and suggested that. minor adjustments could be made G. Halik moved that the Commission approve the rear addition at 824 Sheridan Road with the following amendments: eliminate muntins on the ground floor windows; on the south elevation, divide the large square window similar to the windows on the second floor; on the north elevation to enlarge the window to the same size and detail of the south elevation window; raise the door height to 8 feet with the resulting smaller transom window. The motion, seconded by S. Regan, was approved unanimously. B. Comprehensive General Plan Committee - Update J. Deis said that the Preservation Chapter Committee will meet Wednesday, September 24 at 8:00 p.m. , third floor meeting room to finalize the text of the Preservation Chapter. III. OLD BUSINESS 912-918 Clark Street - Commonwealth Edison Building (Update) C. Ruiz said at the public forum only two people spoke in support of considering the adaptive reuse of the ComEd building. The issue that is gaining momentum is the performing arts center. Many people spoke in support of this idea as part of the new development. Also, the Site Plan and Appearance Review Committee has developed a list of desirable design issues that should be incorporated into the development. Evanston Preservation Commission September 16, 1997 - Nnutes Page 10 K. Irwin said that he spoke at the forum strictly as an Evanston resident. He talked about the need to follow the preservation review process in respect to the future of the ComEd building and the importance of developing a good design. He said that he was concerned with the quality of the proposed designs. IV. ANNOUNCEMENTS C. Ruiz announced that the next Commission meeting is October 21, 1997, 7*30 p.m. Room 2403, Evanston Civic Center, Evanston, Illinois 60201. V. ADJOURNMENT With no further business on the agenda, J. Deis adjourned the meeting at 9:55 p.m. Respectfully Submitted: Senior Planner/Presery on Date Evanston Preservation Commission October 21, I997 - Minutes Page 1 EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, October 21,1997 7:30 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: Jessica Deis, Kirk Irwin, Mary Mumbrue, Gregory Nowesnick, Susan Regan, Mark Sarkisian MEMBERS ABSENT: John M. Byrne, George Halik, James M. Knox, Julie Thomas OTHERS PRESENT: Michael Imlay, Norman Korff, Jim Nash, Moshe Calamaro, Delph Gustitus, Walter J. Ostrenga, Mary Ann McGrath, Rick Sweitzer PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:37 p.m. H. APPROVAL OF MINUTES J. Deis moved to approve the Preservation Commission's Minutes of August 19, and September 16, 1997, as written. The motion, seconded by K. Irwin, was approved 6 to 0. III. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 126-136 Main Street - Front, side and rear alteration of parapet wall (revised elevations) Norman Korff, owner, Michael Imlay, architect, Moshe Calamaro, engineer, and Delph Gustitus, architect, presented revised elevations for rebuilding a parapet wall at 126-136 Main Street. The property is located within the Evanston Lakeshore Historic District. Evanston Preservation Commission October 21, 1997 - Minutes Page 2 N. Korff said that after last month's presentation in front of the Commission, many people were consulted from contractors to architects and engineers. to find out the real problems with the parapet wall and to come up with solutions to the problems. All agreed that to correct the problems related to water infiltration and deterioration of materials, the height of the parapet must be reduced. Also, in order to prevent or deter additional deterioration, the ornamentation on the building should be reduced as much as possible. N. Korff said that they considered factors such as: safety, water leakage, and any conceivable thought of what would make the building a good building. He said that there was no reason why the seventy and some years old building could not be brought up to snuff, to provide good rental property in a Historic District. M. Imlay said that last time the Commission asked for expert opinion regarding the problems and solutions to the parapet. He said that M. Calamaro and D. Gustitus submitted letters and were now present to talk about their respective expertise. Also, the Commission had suggested that the parapet could be reduced, but it should be carried out more in spirit of the original design. M. Imlay referred to elevation drawings showing: the building as is, the original proposal that was subsequently rejected by the Commission, and the newly revised elevations denoted as 3B. 3B shows a lowered and simplified parapet, from 6.5 feet down to 4.5 feet at the highest point. It has less simplified crenellations than before. The same brick would be reused next to as needed new brick, using the same limestone, and setting the decorative brick flash. The parapets at the bays are also simplified, behind them a shed roof is proposed for proper drainage. M. Imlay said that he addressed the Standards of Alteration and in particular Standards 2 and 6 as part of his proposal, and he also included bids from contractors. M. Calamaro said the existing parapet has projecting elements up to 6 feet, and it is only 12 inches thick, not meeting any engineering criteria. He listed three options: One, to rebuild the parapet to meet the criteria, reinforce the parapet and leave it at the same height or brace it behind the wall right into the roof This last step could potentially create more problems. Reinforcing the parapet means additional cost. The condition of the brick is deteriorating, with disintegration of the tuck pointing, lintel failure, and the height of the parapet. He said that the new proposal is more in keeping with an acceptable parapet from the structural point of view. D. Gustitus said he performed a condition survey of the building, he found serious deterioration of the projecting bays, due to water infiltration causing the rusting of lintels. He pointed out that the east end of the parapet on the north facade had been rebuilt from the inside portion of the wall with face brick, and it is holding up better than the rest. The remaining of the parapet is built with common brick which absorbs more water than face brick, causing more deterioration, especially to parapets that are above the roof D. Gustitus said another factor contributing to water infiltration is the absence Evanston Preservation Commission October 21, 1997 - Minutes Page 3 of flashings at the coping stones. Today, flashings are incorporated to masonry walls to protect brick and stone, he said. Concluding his remarks, D. Gustitus said that the parapet absorbs water from both sides, the projecting brick details allow water to sit on the ledges and go into the wall more than a flat wall would. He said that all masonry walls absorb water to some degree, but it was a matter of how much. The brick details do contribute to letting more water over time as the joints deteriorate. Commission's Findings G. Nowesnick asked if another kind of brick would be used to rebuild the parapet. M. Imlay said that a face brick would be used on both sides. J. Deis said that she believed that the applicants had responded to the Commission's requests from last meeting. Bringing evidence of additional opinions on the state of the building, and opinions from the engineering stand point about the kind of work that needs to be done. She said that after careful consideration of the proposal, she was satisfied. Although she would prefer that the parapet be rebuilt as the original, convincing evidence points that it is in fact to difficult to do so for many reasons. J. Deis said that the proposed rebuilding of the parapet was acceptable. She said that once the parapet is rebuilt, one had to look long and hard to really feel that there is a substantial change of the character of the building. K. Irwin said that if reinforcement of the parapet is needed whenever it exceeds the height of 3 feet, then he asked what was the cost difference of building a 4 feet high parapet, versus a 6 feet high parapet. M. Imlay said that they obtained four estimates from mason restoration contractors. The estimates range from $376,240 for restoration as is, and $326,615 for the simplified parapet. A second estimate was $186,450 for restoration, and $174,450 for the simplified parapet. Another estimate was $218,300 for the simplified parapet. Lastly a fourth estimate ranged from $127,535 down to $119,535. K. Irwin said that his guess was that water infiltrated from the back of the parapet, eroding the mortar and rusting the Iintels. This probably caused shifting of the brick and then allowing more water through the projecting brick as a secondary point of water infiltration. K. Irwin suggested to specify for the roof a SBS modified bitumen which it has an elastomer, allowing it to move back and forth, and it also has fiber glass reinforcement which makes it strong. This roofing system can get a twenty year warranty, if specified correctly. He also suggested that the mortar be softer than the brick, since the old brick might be a softer brick. G. Nowesnick moved that the Commission accept the proposal 313, both in graphic and Evanston Preservation Commission October 21, 1997 - Minutes Page 4 verbal format, for 126-136 Main Street. The project meets the applicable Standards for Review of Alterations. J. Deis seconded the motion. The motion passed (6 - 0). C. Ruiz informed M. Imlay that he will review the specification drawings, prior to issuing a Certificate of Appropriateness for obtaining the building permit. 2. 943 Edgemere Court - Rear addition and side yard fence Mary Ann McGrath, owner, and Walter J. Ostrenga, contractor, presented plans for a rear addition and the replacement of the north side yard fence at 943 Edgemere Court. The property is located within the Evanston Lakeshore Historic District. W. Ostrenga said the rear of the house faces Lake Michigan. The family room has a fire place with an unattractive chimney. The plans called for removing that portion of the house which does not match the rest of the house. The new addition will have a bay with a deck on top, in similar design as the dining room addition on the north side. Under the family room, a basement, pool storage, bathroom area is planned. Bricks will come from interior walls that are not exposed any more and old bricks from the earlier addition. The second component of the proposal is to replace the existing chain Iink fence topped with barb wire at Edgemere Court and along Lee Street. Starting from the side walk all the way out onto the brick wall on Lee Street Beach. The fence will match the existing wrought iron gate at the entrance of Edgemere Court. The fence steps up from 4 feet to 7 feet, then 8 feet and finally 9 feet onto the lake. The McGraths are willing install the wrought iron fence all the way to the Lake and keeping the same heights. Commission's Findings J. Deis asked if any zoning issues were unresolved. W. Ostrenga said that zoning allows a maximum height of 6 feet. C. Ruiz said Arthur Alterson, Assistant Director for Zoning, is aware of the proposed wrought iron fence. He did not seemed to have any major concerns as long as the fence is an improvement to the existing chain link fence. W. Ostrenga said that the height of the fence in certain spot will be lower. J. Deis said the replacement of the chain link fence with a wrought iron fence is an improvement. Commission members agreed. J. Deis moved to approve the wrought iron fence as submitted. The proposal meets the applicable Standards for Review of Alterations. M. Mumbrue seconded the motion. The motion passed (6 - 0). Regarding the rear addition, J. Deis asked how does the foot print of the proposed Evanston Preservation Commission October 21, 1997 - Minutes Page 5 addition compare to the existing addition. W. Ostrenga said it was approximately the same. Even though the addition extends 3 feet from the existing foot print, they are also removing an existing storage shed. G. Nowesnick asked if the type ofwindows will match the existing windows in design and materials. W. Ostrenga said yes. G. Nowesnick moved that the Commission accept the proposal for the addition at 943 Edgemere Court as verbally and graphically presented. The project is in accordance with the Standards for Review of Construction. J. Deis seconded the motion. The motion passed (b - 0). 3. 2404 Ridge Avenue - Alteration to barn structure Rick Sweitzer, owner, presented plans for alterations to a barn structure at 2404 Ridge Avenue. The property is an Evanston Landmark. R. Sweitzer said that he was seeking a Certificate of Appropriateness to alter the existing barn in his property into a living space. There are three levels: the below grade level, and two levels above. The proposal is for installing all the necessary mechanical, electrical and sewer systems for a living structure, while changing its interior and exterior very little. Commission's Findings G. Nowesnick asked if the project had been through a zoning analysis. R. Swietzer said no. He believed that the proposal is completely conforming with the zoning ordinance. The structure cannot be rented or used as a separate living unit, but as apart of the house and the property it can be used. J. Deis asked if the applicant was aware of the zoning restrictions. R. Sweitzer said yes. He said that he was not asking nor was his intent to subdivide the property at this time. J. Deis asked about the Norway Maple tree standing on the west side of the barn. The proposed deck seemed 7 feet away from the Maple three. R. Sweitzer said he had the same question for his architect. The tree was important for him to keep. J. Deis said the tree contributed to the ambiance of the place. R. Sweitzer said that if the measurements were incorrect, they will work around the tree. J. Deis said that skylights are always an issue for the Commission, there are skylights on the west and south elevations. She noted the building in general is not very visible from the public way, nonetheless is a barn and the presence of contemporary skylights somewhat alters that image. She added the Commission was supportive of adaptive reuse of a building. J. Deis asked for comments from the Commissioners. Evanston Preservation Commission October 21, 1997 - Minutes Page 6 S. Regan said great effort is evident to preserve the character of the barn in certain areas such as the garage doors on the west elevation. She felt that the skylights defeated that effort. R. Sweitzer said that the skylights on the west elevation, and possibly on the south elevation as well, were not visible from any public way at all. Maybe on Lincoln Street going east there is some visibility of the skylights standing two block away. He said the skylights are a viable alternative to not adding any exterior windows. He added the three upper windows on the west elevation are relatively new windows added by a previous owner. J. Deis said that the location of the skylights is not apparent because the pitch of the roof. C. Ruiz suggested to minimize the number of skylights. R. Sweitzer said that the more light the better for any living space. He said they will maintain everything else such as the horse stalls. J. Deis asked about the history of the property. R. Sweitzer said that there is a beam in the barn with an inscription that says "from the Lady Elgin, 1863." The farm house was the main structure that dominated the surrounding acres of farm land. With the proposal offers the barn the potential of continues use and maintenance. M. Mumbrue said she was not concerned with the skylights. S. Regan asked if the deck on the west elevation would be visible. R Sweitzer said the deck was desirable to maximize the enjoyment of the trees on the west side. J. Deis said that she did not have a problem with the deck because: a) the visibility is minimal, b) because is not attached. S. Regan said the deck is one story above and the posts will be visible. J. Deis said that her focus is the visibility from the street not the rear, and because the deck itself is not altering the barn, she would support the proposal. S. Regan asked if the Commission should be concerned with the detailing of the deck. R. Sweitzer said the detailing is simple. The barn is board and batten construction, the deck will have a simple vertical railing. C. Ruiz said the drawings necessary for the building permit should show in more detail the construction specifications. The Commission could request to see the specification drawings before issuing a Certificate of Appropriateness. He said when visiting the site he had difficulty to see the entire structure. The building is secluded behind the trees. M. Sarkisian advised that especial attention should be given to the structure of the deck, it has to be anchored securely to the ground. R. Sweitzer said that the drawings did not show the stairs going from the deck down to the ground. C. Ruiz said he would like to see design of the proposed stairs. J. Deis said the Commission needs more details about the project and the proposed deck. Regarding the skylights she asked the Commissioners' opinion. G. Nowesnick said he disliked skylights, but since the proposed skylights were not visible from the street he did not object to them. J. Deis concurred with G. Nowesnick. Evanston Preservation Commission October 21, I997 - Minutes Page 7 G. Nowesnick moved that the Commission accept the proposal for the alterations to the barn structure at 2404 Ridge Avenue. The proposal is in accordance with the applicable Standards for Review of Alterations. M. Mumbrue seconded the motion. Discussion J. Deis asked C. Ruiz whether the specification drawings would include the details for the construction of the railing and deck. C. Ruiz said he will expect that level of detail. J. Deis asked if the Commission will have to see the drawings again. C. Ruiz said only if the motion requires it. J. Deis said she would like to see the deck railing detail reviewed and approved by staff. S. Regan asked if the skylights would be visible from any neighboring property. G. said he did not think so. J. Deis said there was no neighbors directly to the west. G. Nowesnick amended his motion to include staff review of additional construction details with regard to the proposed deck. Should the details deviate substantially from what it was presented, then the Commission will review the drawings. J. Deis seconded the amendment. The motion passed 6 - 0 as amended. B. Comprehensive General Plan (CGP) Committee - Update C. Ruiz said the CGP Committee met with the Plan Commission on October 8, 1997. The Plan Commission reviewed the latest draft of the Preservation Chapter. The Plan Commission reacted very favorably to the document. C. Ruiz said the Plan Commission would like to have a complete draft of the CGP by March 1, 1988, C. Ruiz thanked J. Deis, K. Irwin, J. Thomas and M. Mumbrue for their effort and participation in writing the Preservation Chapter. J. Deis thanked all Commissioners involved in this effort. IV. NEW BUSINESS Appointment of Nominating Committee for 1998 EPC Officers C. Ruiz said that the election of Chair, Vice -Chair and Secretary for 1988 is in December of 1997. J. Deis asked for volunteers for appointment to the Nominating Committee, S. Regan and G. Nowesnick volunteered to serve in the Nominating Committee. J. Deis said she will appoint J. Knox as Chair of the Committee. M. Mumbrue asked about meetings held by other Commissions, Boards and City Council that EPC members are expected to attend. C. Ruiz said that EPC members Evanston Preservation Commission October 21, 1997 - Minutes Page 8 should attend those meetings dealing with issues that are relevant to the Commission's purview. V. OLD BUSINESS Preserving Integrity Through Culture and History (PITCH) Committee C. Ruiz said Alderman Kent called for a PITCH Committee meeting Wednesday, October 22, 1997 at 4:30 p.m., Room 3650. C. Ruiz said Dino Robinson, PITCH member, has obtained a grant on his own to record oral histories of African American Evanstonians. VI, STAFF REPORT C. Ruiz said he attended the National Trust for Historic Preservation Conference in Santa Fe, New Mexico, October 15-18, 1997. He learned about Pueblo architecture, attended a seminar entitled: Living Cultures and Living Buildings. He also visited the Santa Fe Preservation Office at City Hall. C. Ruiz said he attended another seminar about designing walking tours. VII. ANNOUNCEMENTS C. Ruiz announced the next Commission meeting is November 18, 1997, 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. VIII. ADJOURNMENT With no further items in the agenda. J. Deis adjourned the meeting at 8:55 p.m. Respectfully Submitted: V§eVniorPlanner/Prese ati n Evanston Preservation Commission December 3, 1997 - Minutes Page 1 EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, December 3, 1997 7:30 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: Jessica Deis, George Halik, Kirk Irwin, James M. Knox, Mary Mumbrue, Susan Regan, Mark Sarkisian MEMBERS ABSENT: Gregory Nowesnick, Julie Thomas OTHERS PRESENT: Ted.Benson, John Steege, Lea Bradley Steege, Healy Rice, Gary Beyerl, Rhonda Goldstein, Winslow Soule, Oehme Soule, Robert Corms, Betty Wilmoth PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:33 p.m. H. APPROVAL OF MINUTES J. Deis moved to approve the Preservation Commission's Minutes of October 21, 1997, as written. The motion, seconded by K. Irwin, was approved (7 - 0). III. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 1302 Asbury Avenue - Addition of rear wood deck John Steege, Lea Bradley Steege, owners, and Ted Benson, contractor, presented plans for a rear wood deck addition at 1302 Asbury Avenue. The property is located within the Evanston Ridge Historic District. Evanston Preservation Commission December 3, 1997 - Minutes Page 2 T. Benson said the wood deck has porch like features such as railings, boxed posts with moldings on the top, a crawl space, horizontal and vertical woven lattice at the bottom with picture frame trim on the lattice. T. Benson showed pictures of the existing conditions. The floor of the deck would be one riser down from the door. The entrance to the basement would be rearranged. A privacy fence five feet from the deck floor with vertical staggered boards would face Dempster street. Commission's Findings C. Ruiz asked if there were any zoning issues pending. T. Benson said no. G. Halik asked if there were any plantings around the fence. J. Steege said yes. J. Deis said landscaping in the summer would obscure the visibility of the proposed deck. J. Deis felt the project met the applicable standards according to the Standards for Review of Construction 12 and 15,. G. Halik asked if anything about the proposed design relates to the house. J. Steege said the deck relates to the house functionally. T. Benson said that the intention is to use the same lattice, railing and trim as the front porch. G. Halik was concerned with the appearance of the deck in relation with the back of the house. He encouraged the applicants to further explore the appearance of the deck. J. Deis moved that the Commission approve the plans for a rear deck at 1302 Asbury Avenue as submitted in the plan and verbal testimony. The Commission found that the proposed rear deck is in accordance with the Standards for Review of Construction. Any modifications to the plans, as discussed above, can be submitted to staff for review and approval. The motion, seconded by J. Knox, passed (7 - 0). 2. 735 Judson Avenue - Second story rear Addition Healy Rice, architect, presented plans for a second story rear addition at 735 Judson Avenue. The property is an Evanston Landmark Iocated within the Evanston Lakeshore Historic District, H. Rice said the project is putting a second story addition on top of an existing one story addition built in 1991. The structure is a twin house, but it is no longer symmetrical due to modification done over the years. The second story addition is a master bedroom with its own bathroom. The exterior of the addition would be finished with the same characteristics of the house. Stucco finish, windows, and roof line would be the same. Commission's Findings J. Deis said the proposed addition would be somewhat visible from the street. H. Rice said that vegetation would make any visibility of the addition difficult. J. Knox asked Evanston Preservation Commission December 3, 1997 - Minutes Page 3 about the relationship between the roof line of the proposed addition and the existing roof line. H. Rice said that the roofs will be parallel, the gables run north -south. J. Dcis referred to the Standards for Review of Construction, she said the proposed addition seemed to complete the architecture of the house. K. Irwin asked if the proposed trim, fascia and soffit detailing would match what now exists. H. Rice said yes. S. Regan asked about the proposed roof line. H. Rice said a flat roof would be an eyesore, another gable facing the back yard was not justified from the cost and view points. G. Halik moved that the Commission accept the proposed addition as presented. The motion, seconded by J. Knox passed (7 - 0). 3. 1415 Elinor Place - Window replacement, front, side And rear alterations Rhonda Goldstein, owner, and Gary Beyerl, architect, presented plans for window replacement, front, side and rear alterations at 1415 Elinor Place. The property is an Evanston Landmark located within the Evanston Ridge Historic District. G. Beyerl said. the window replacement on the north elevation affects the existing family room (formerly an open porch). The new windows are more in keeping with the original architecture of the building. On the south elevation, the existing first floor windows will be replaced by a three-part division window with true divided lights. On the west elevation, similar window replacement will occur. On the east elevation, G. Beyerl said the existing building has several modest kitchen windows as well as a small open porch. The project would close in the existing porch, add a bay window with details from the front bay window. The roof line will be extended to cover a new open porch. Commission's Findings J. Deis complemented G. Beyerl for the graphic presentation of the project. She said that at looking at the Standards for Review of Alterations, she felt this project embodies the spirit of all the standards, from rebuilding features that have been removed to replacing deteriorated items with items as close to the original as possible. In response to a question from M. Sarkisian, G. Beyerl said the new windows have simulated divided lights, the muntins are glued outside and inside with a spacer bar between the glass. The muntins are a little wider that the muntins of existing windows. K. Irwin moved that the Commission approve the proposal as presented graphically and verbally. The proposal meets all applicable Standards for Review of Alterations. The motion, seconded by J. Knox, passed (7-0). Evanston Preservation Commission December 3, 1997 - Minutes Page 4 4. 645 Judson Avenue - New garage Winslow and Oehme Soule, owners, presented plans for a new three car garage at 645 Judson Avenue. The property is an Evanston Landmark located within the Evanston Lakeshore Historic District, C. Ruiz distributed elevation drawings of the garage received via fax. O. Soule said the proposed garage would be built on a concrete slab next to an existing one car garage. The new garage roof will match the pitch of the existing garage, with eaves to closely match that of the house, and the exterior finish will be stucco. Commission's Findings J. Deis asked if the proposed garage conformed with the zoning regulations. O. Soule said yes. J. Deis asked if a fence is being proposed between the two garages. O. Soule said a fence is between the existing garage and the house. K. Irwin said his main concern was the soffit detail, an important element for matching the garage with the house. G. Halik said that even though the verbal presentation by the applicants was clear, he felt more thorough drawings would benefit the project and would protect the applicants from any misunderstanding with the contractor building the garage. G. Halik said he would Iike to see a scale drawing of the proposed garage next to the existing garage. J. Deis moved that the Commission approve the application for a new three car garage at 645 Judson Avenue. The proposal submitted primarily in verbal form conforms to the applicable Standards for Review of Construction. However, the approval is pending the submission of an elevation drawing showing the proposed garage next to the existing garage. The Commission authorizes staff to review and approve such drawing. The motion, seconded by M. Mumbrue, passed (7 - 0). 5. 332 'Wesley Avenue - Garage demolition and construction of a new garage Betty Wilmoth, owner, and Robert Cornis, sales manager for Danley Garages, presented plans for the demolition of an existing garage and the construction of a new garage at 332 Wesley Avenue. The property is an Evanston Landmark. R. Cornis said they are replacing a one car garage (I l' x 20') with a standard (I I' x 20) one car garage with a 4' to 12' pitch hip roof with vinyl siding and a white raised square panel door. B. Wilmoth said she was concerned with the insistence that things be kept to the original. She said nothing in the rear of the townhouses was kept as the original. Evanston Preservation Commission December 3, 1997 - Minutes Page 5 B. Wilmoth said her garage has a vinyl door, the rest is wood. She illustrated (with photographs) the adjacent garages that have similar characteristics. C. Ruiz said that most likely the alterations, particularly to the rear of the building, occurred before the adoption of the binding Preservation Ordinance in 1994. Also, in response to B. Wilmoth's question regarding the Landmark status of the building, C. Ruiz said that the architecture of the building primarily represents the Art Deco style. Also, the steel windows are an important detail element of the primary facade. No other townhouse that he is aware of has similar characteristics in Evanston. I Deis said the ally is a row of one car garages, some are in good condition, some are in bad condition, some are wood, some are vinyl, she said that is the environment of the alley. These garages are not connected to the building, and they do not relate to the building in any way, shape or form. G. Halik said that another aspect is that the property is a Landmark but not located in a Historic District. J. Deis said for the reasons stated above, she does not look at this project with the fine eye to detail as she would to a garage on an alley that is behind a house in a Historic District. She said the proposed garage was appropriate to the site. Perhaps in a different environment, the discussion of the pros and cons on vinyl siding would be appropriate. I Deis felt that this was not a crucial issue in this particular location. Referring to the Standards for Review of Demolition, I Deis moved that the Commission finds that the proposed demolition of the existing garage is in accordance with applicable standards for demolition. G. HaIik seconded the motion. Discussion: J. Knox asked if anyone had mentioned the condition of the existing garage. B. Wilmoth said the City Codes require garages to have electricity and the like. She said by the time a new slab, new roof, new garage door, etc. are installed, it will cost as much as a new garage. The motion for demolition of the existing garage passed (7 - 0). More discussion followed regarding the color and dimensions of the weather exposure of the siding. R. Cornis said the vinyl is white, the weather exposure is 4". M. Mumbrue moved that the Commission approve the building of the new garage as presented. The motion, seconded by I Knox, passed (7 - 0). Evanston Preservation Commission December 3, 1997 - Minutes Page b IV. OLD BUSINESS A. Nominating Committee J. Knox, Chair of the Nominating Committee, presented the slate of nominees for the I998 Evanston Preservation Commission officers: J. Deis as Chair, M. Sarkisian as Vice -Chair, K. Irwin as Secretary. G. Halik moved to accept the nomination of 1998 EPC officers as presented. The motion, seconded by M. Mumbrue, passed (7 - 0). B. Discussion, Attendance Policies J. Deis discussed her memorandum to Commission members dated November 11, 1997, regarding attendance at meetings. She said her memo was, ironically, quite timely since the November 18 meeting was postponed to this meeting (December 3) due to the lack of a quorum. She said that attendance is a problem and asked all Commissioners to look at their commitment to the Commission. J. Deis urged Commissioners to look into 1998 and determine whether they want to continue or not as members of the Commission. She said it will be a shame losing any member, however, the Commission has to have a quorum to conduct business. J. Deis encouraged all Commissioners to give her their feedback and suggestions regarding this issue. She reminded Commissioners they are expected to do more than solely attend meetings. J. Deis said certain circumstances may legitimately prevent someone from attending all meetings, however, if a Commissioner expects to miss more than three meetings in 1998, it is time to re-examine his or her commitment to the Commission. She mentioned John Byrne who officially resigned due to recently becoming the father of triplets. This leaves two vacant seats in the Commission. Regarding the two vacant seats, J. Deis said she has contacted two potential new Commission members who have expressed some interest in applying for appointment. She will update the Commission about any further developments. V. STAFF REPORT A. Preserving Integrity Through Culture and History Committee (PITCH) C. Ruiz informed the Commission that Alderman Joseph Kent, Fifth Ward, said at the November 10, 1997, City Council meeting that PITCH (Preserving Integrity Through Culture and History) Committee will soon submit its findings regarding a Conservation District in the Fifth Ward to the Preservation Commission. C. Ruiz said that PITCH members are now under a tight deadline to present their findings. Evanston Preservation Commission December 3, 1997 - Minutes Page 7 He said that the PITCH report to the Commission may contain information such as: properties considered for nomination for Evanston Landmark designation, identification of significant sites and structures contributing to the character of a Conservation District if created and proposed boundaries of such Conservation District. K. Irwin asked about the process for the creation of a Conservation District. C Ruiz said that the Commission will review the PITCH findings. Based on the standards of the Historic Preservation Ordinance, the Commission may or may not recommend the concept and creation of a Conservation District to the City Council. B. Evanston Preservation Commission {EPQ Rules and Regulations C. Ruiz said that the Commission needs to update the Rules and Regulations to efficiently administer the Historic Preservation Ordinance. He is reviewing the Rules and Regulation and periodically will submit an update of his review to the Commission. J. Deis said that staff could easily review and approve fences and garages. The Rules and Regulations could specifically address this issue, C. Ruiz said that the Commission also relies on the Rules and Regulations to conduct public hearings. He is aware that a group of Evanston residents is interested in nominating a portion of northeast Evanston as a new Historic District. If that occurs, the Commission will conduct public hearings. VI. ANNOUNCEMENTS C. Ruiz announced the next Commission meeting is December 16, 1997, at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. He noted that to date no items are on the agenda for the December meeting. VU. ADJOURNMENT With no further items on the agenda J. Deis adjourned the meeting at 9:20 p.m. Respectfully Submitted: Senior Planner reservati9n ate 0* EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, January 20, 1998 7:30 P.M. - Room 2403 Civic Center MEMBERS PRESENT: Jessica Deis, Kirk Irwin, James M. Knox, Mary Mumbrue Susan Reagan, Mark Sarcosine MEMBERS ABSENT: George Halik, Gregory Nowesnick OTHERS PRESENT: Lawrence Marks, Marcia Powers, Dana M. Gass, John Holbert, Raj Bajpai, Aurel Salomon PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7.34 p.m. II. APPROVAL OF MINUTES Regarding the December 3, 1997 minutes, J. Deis said that on Page 5, paragraph 4, the last sentence should read " J. Deis felt that this was not a crucial issue in the particular location." K. Irwin said that on page 6, last paragraph, the first two sentences should be changed to "C. Ruiz informed the Commission that Alderman Joseph Kent, Fifth Ward, said at the November 10, 1997 City Council meeting that PITCH (Preserving Integrity Through Culture and History) Committee will soon submit its findings regarding a Conservation District in the Fifth Ward to the Preservation Commission." J. Deis moved to approve the Preservation Commission's minutes of December 3, 1997, as amended. The motion, seconded by K. Irwin, was approved (6-0). ,q Preservation Commission Minutes - January 20. 1998 Page 2 III. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1027 Ridge Avenne - TWo car garage Larry Marks, owner, presented plans for a new detached two -car garage at 1027 Ridge Avenue. The property is Iocated within the boundaries of the Evanston Ridge Historic District. L. Marks said his property is between Lee and Greenleaf Streets, facing Ridge Avenue. His property has an attached garage with a driveway onto Ridge Avenue. The attached garage will be converted into a family room, such plans will be presented to the Commission in the future. L. Marks showed pictures of the alley and adjacent garages to his property. The existing garages are a collection ofdifFerent styles, and materials. The proposed garage has a reversed sable roof to the alley. The finish material is a wood composite called "hard board." The roof material is asphalt shingles to closely match the existing roof shingles on the house. The house is finished in stucco. L. Marks said that finishing the garage in stucco would add $5,000 to the project. Commissions Finulings J. Deis asked if any activity is affecting the site. L. Marks said one Mulberry tree is dying and it will come down. M. Sarkisian said that the existing adjacent garages are not substantial, lie did not object to the proposed garage. J. Deis said in view of the fact that the proposed garage is not visible from the street, not attached to the house and there is a range of garages of all types within the alley, she moved that the Commission approve the proposed garage as submitted. The color of the roof and finish material will match the existing house as close as possible. S. Reagan seconded the motion. The motion passed unanimously (6-0). 2. 1421 Maple Avenue - One -Story Rear Addition John and Marcia Powers, owners, presented plans for a one-story rear addition at 1421 Maple Avenue. The property is located within the Evanston Lakeshore Historic District. M. Powers said the project calls for removing a 1960's kitchen remodeling and adding a 9' x 13' breakfast room. The breakfast room windows match the pairs of double sash windows with transoms in the living room. The addition's roof shingles, the stucco finish and roof design match the existing house. The addition also allows direct access to the bathroom from the kitchen. The two-story deck is raised because the foundation of the house rises above ground level, Preservation Commission Minutes - January 20. 1998 Pace 3 Commission's Findings J. Deis wanted more information about the building materials for the deck. M. Powers said they have not decided about it yet. M. Powers said the new covered entry on the east elevation will be used in the winter as the main entrance to the back of the house. K. Irwin asked for more information about the well on the roof for a window on the south elevation that is visible on the east elevation. M. Powers said that the well was needed to meet the City's ventilation and natural light standards. M. Sarkisian asked for information about the windows of the addition. M. Powers said the new windows would be Marvin wood windows. The existing casement windows in the house have applied muntins from the inside and cannot be opened because the storm windows are fixed. All the first floor existing windows are diamond shaped leaded glass windows. K. Irwin said he would like to see the final design of the windows. M. Powers agreed to submit the final design to staff. S, Reagan asked about the addition's roof overhang. M. Powers said that the roof on the addition matched the style of the main roof. S. Reagan said the straight roof overhang did not work well with the three sided bay of the addition. K. Irwin concurred with S. Reagan. However, the proposed roof design is typical of Victorian homes. M. Sarkisian moved that the Commission accept the proposal as submitted, pending staff review of the final window type. The motion, seconded by J. Knox passed (5-1). 3. 6.10 Cliurch Sweet - New Score Signs Dana M. Gass, owner of Essential Elements, presented elevation drawings for new signs for her store at 640 church Street. The building is an Evanston Landmark, D. Gass proposed the installation of two identical signs at the same location where the airline ticket office used to be. The signs are made of wood. Commission's Findings M. Sarkisian asked how the signs would be attached to the building. D. Gass answered with bolts, and the signs will cover existing holes and bolts J. Deis said she was not concerned with the proposal. She noted that the stone work should not be damaged. D. Gass said she will instruct the contractor accordingly. She added that the awnings that were originally proposed with the project had been removed from this application due to cost constraints. J. Deis moved that the Commission approved the application for the signs at 640 Church Street as submitted, with the stipulation that the sign be installed without further damage to the existing stone work. M. Sarkisian seconded the motion. The motion Preservation Commission Minutes - January 20. 1998 passed unanimously (6-0). Paee 4 4. 649 Michigan Aveture - Dentolition of dusting One Car -garage, Construction of Ne►v Tivo-car Garage. John Holbert, architect, submitted plans for the demolition of an existing garage and the construction of a new garage at 649 Michigan Avenue. The property is located within the Evanston Lakeshore Historic District. J. Holbert said lie obtained a certificate of appropriateness for the new house a year ago. The previous house had burned to the ground. The garage remained intact. The garage is structurally unsound and that is the reason the owners are seeking its demolition. The concrete slab is crumbled and the exterior walls are bowed. Rebuilding the garage is the best option. The new garage follows a similar design as the existing garage. The roof line will match that of the main house. The wood composite siding will match the color and 8" exposure. J. Halbert said that a zoning variance is required for the side yard setback. Contniission's Findings After reviewing the standards for review of demolitions, J. Deis asked if the owners had any substantial information regarding the condition of the existing garage. J. Holbert reiterated that the garage was structurally unsound. J. Knox moved for the demolition of the garage. S. Reagan seconded the motion. J. Deis moved to amend the motion by requesting that the applicant provide a minimum of one letter from a contractor or builder indicating that in his or her opinion, the structure cannot be renovated. J. Knox agreed to the amendment to his motion. M. Mumbrue seconded the amendment. The motion passed as amended unanimously (6-0). J. Deis summarized the proposed new two -car garage as follows: the siding material would be wood or a composite wood material, the roof would match the existing house, color of the siding would match the color of the house, the roof pitch will match the existing pitch. 1. Knox suggested putting a window on the west facade of the garage. J. Deis referred to the standards for review of construction and cited standard 3, which deals with the proportion of openings, she said that one would argue that a blank wall (west elevation) facing the rear of a house with many openings may be inappropriate. C. Ruiz clarified that the Commission's purview does not include areas of a project that are not visible from the street or the public way. J. Holbert said that a window on the north elevation could be added. J. Knox moved that the Commission approve the proposed garage with the suggestion Preservation Commission Minutes - January 20 1998 Pace 5 that a window be added on the north elevation,. J. Deis seconded the motion. K. Irwin amended the motion stating that if the owner chooses to add the window on the north elevation that staff will review such change. J. Knox seconded the amendment. The motion passed as amended unanimously (6-0). 5. 1142 Judson Avenue - New Front Porch and Rear Room Alleralion Raj Bajpai, a contract owner and Aurei Salomon, contractor, presented plans for a new front porch and a rear room alteration at 1142 Judson Avenue. The property is located within the Evanston Lakeshore Historic District. R. Bajpai said the subject house is the only one on the block without a porch. He felt the proposed new porch and modifications to the rear sun porch for a more formal family room would be a great improvement to the house. A. Salomon said the project keeps the look and shape of the house. The proposed porch ties in with the front of the house by using the stone at the base, the columns and balustrade are wood. The finish of the rear room is wood siding. Commissions Findings J. Deis said the proposed porch seemed appropriate for the house. She asked if the style of balusters and the spacing in between was considering the style of the house. A. Salomon said yes. K. Irwin said he was not sure whether the proposed semi -circular window above the door will fit. S. Reagan said she interpreted that detail as trim. K. Irwin said he would like to see how the column tops in the front porch are going to attach to the fascia board and how the gutters will work. K. Irwin said he had similar concerns with the rear alteration. S. Reagan agreed with K. lrwin, she added that the detail drawings are critical for the success of the project. M. Sarkisian asked about the sidelights on the front door. R. Bajpai said the existing door is very small, the sidelights will improve the appearance of the front entrance. J. Knox said that although everyone is in agreement that the proposed porch would be appropriate, he would move for denial of the certificate of appropriateness, at least until detailed drawings are submitted for review. K. Irvin agreed, he said he would like to see more detailed drawings, especially for the front porch door. M. Sarkisian said he would like to see the details for the front and back doors. J. Deis said the Commission looks at the drawings to review a project according to the applicable standards. Should the Commission accept drawings that are in a conceptual stage and somewhat incomplete, it could set a precedent that is inappropriate for the Commission. J. Deis asked R. Bajpai to provide more specific information on the following: the front door (including the door itself), the sidelights and the semi -circular element over the Preservation Commission Minutes - January 20. 1998 Pace 6 door being either a window or a molding, material for the balusters, specific reference for the materials for the porch, and the windows. She said the windows need to be drawn to represent the existing conditions, and that details of the columns, fascia and gutters should also be submitted. K. Irwin moved that the Commission recommend disapproval of the proposal as submitted. The Commission asks for resubmital of the project showing: First, the windows representing the existing condition. Second, detail of columns, fascia and gutter conditions. Third, the door, transom, and sidelight details on both front and back entrances. Fourth, the stone details at the base and the specific stone be represented in the proposal. Fifth, the railing details. J. Knox seconded the motion. M. Sarkisian amended the motion adding that all materials be represented. K. Irwin seconded the amendment. The motion passed as amended unanimously (6-0). IV. OLD BUSINESS Election of 1998 Officers J. Knox, Chair of the Nominating Committee submitted as approved at the last Commission's meeting the slate of 1998 officers: J. Deis, Chair; M. Sarkisian, Vice -Chair; K. Irwin, Secretary. He asked for a vote to elect the officers. Commission members voted unanimously for the slate of officers as submitted by J. Knox. V. COMMUNICATIONS C. Ruiz said he received a verbal communication from a new neighborhood organization that intends to nominate a portion of northeast Evanston as a Historic District in the National Register and for local historic district. The neighborhood organization will formally announce its plans to the Commission at its February 1998 meeting. C. Ruiz said that in December, 1997 representatives of the Illinois Historic Preservation Agency (IHPA), toured the subject area. Subsequently, the IHPA rendered a positive response regarding the proposed northeast Evanston Historic District. The role of the Commission would be to review the nomination for local historic district designation. Should the Commission find that the nomination meets the standards for local historic district designation, then the Commission would recommend City Council designation of the proposed historic district. C. Ruiz believed the nomination will take a few months before it is ready with the appropriate documentation. The boundaries roughly speaking are north of Emerson Street along Orrington Avenue (both sides of the street), to Preservation Commission Minutes - January 20 1998 Page 7 Milburn Street then going east to Lake Michigan, continuing going north to Sheridan Place (both sides of the street,) then going west to Ridge Avenue, then going south to Lincoln Street to the railroad intersection, then continue going south to Colfax Street, then going east to Sherman Avenue, then going south to Simpson Street, then going east to the alley behind Oriington Avenue then south to Emerson Street. VI. STAFF REPORT C. Ruiz said the Commission has only eight members out of eleven. He asked Commissioners to provide names of individuals who have the qualifications and interest to submit an application for appointment. C. Ruiz said that apparently, School District 65 has formally requested proposals for potential redevelopment of the property at Ridge and Dempster. VII. ANNOUNCEMENTS C. Ruiz announced the next Commission meeting is February 17, 1998, at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. VUL ADJOURNMENT With no further items on the agenda, J. Deis adjourned the meeting at 9:18 p.m. Respectfully submitted: eaJ15 Senior Planner/Preservation Date: ammy3 PJ EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, February 17, 1998 7:30 p.m. - Room 2403 Civic Center 2100 Ridge Avenue MEMBERS PRESENT: Jessica Deis, Gregory Nowesnick, Kirk Irwin, Mary Mumbrue, Susan Regan, Mark Sarkisian MEMBERS ABSENT: George Halik OTHERS PRESENT: John Banks, Doug Hills, Scott Beebe, Brad White, Katheleen Hetchinger, Paul Janicki, Ellen Galland, Michael Smith, Patricia Seifer, Raj Bajpai, Aurel Salomon, Judy Fiske, Mary McWilliams, Deborah McDowell, Mark Burnette, Dorraine Anderson, Alan Cubbage, PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:34 p.m. II. COMMITTEE REPORTS A. Review and Technical Committee (R&TA) 1. 1501 Lincoln Street -Alteration, addition, garage demolition, new hvo-car garage John Banks, architect, and Doug Hills, client, submitted plans for a side and rear additions, demolition of an existing garage and construction of a new two -car garage at 2501 Lincoln Street. The property is an Evanston Landmark. J. Banks said that the project is for a 1912 cottage style bungalow, arts and crafts influenced house. The addition consists of an extension to the rear of the house, with some modifications to the west end of the house and a new entry porch facing Lincoln Street, a small entry porch off McDaniels Avenue. Also, the project calls for the demolition of the one -car garage and the construction of a new two -car garage. Evanston Preservation Commission Minutes - February 17. 1998 Paee 2 The massing of the addition takes its cue from the existing house. The existing sun porch projection is reflected similarly in scale in the addition off McDaniels Avenue. The roof of the rear addition is extended back toward the alley. The addition to the west is a modification of the existing roof form with a dormer. The front porch is modified to create a new entry from Lincoln Avenue. The rear facade has a similar entry porch from the backyard. The building materials are similar to existing materials, from the brick to the board and batten gables. The addition maintains the proportion of massing, the windows mimic existing windows in the scale of the muntins throughout. J. Banks said the one -car is in disrepair and would be demolished. The new two -car garage would use the board and batten of the gables, with similar style open rafters. The Dutch gable provides ventilation to the roof, but keeps the form of the building low. co nn,i'ssion's ri► diligs G. Nowesnick asked J. Banks about the windows. J. Banks said that they were contemplating Marvin or K&K windows. The existing muntins are about 1.25". The windows are single pane with energy panel. He added the cedar roofing material would probably be replaced entirely. The roofing material for the garage would be also cedar. J. Deis thought this was a delightful house, a small bungalow sited close to the street. The detailing of the additions pick up the detailing of the house. However, she felt the additions were almost too overwhelming. She asked to Commissioners if a too large of an addition was also an issue to them. J. Deis referred to standard 2 for review of construction that relates to character. She said the character of the house is a bungalow, and the proposal makes it no longer a bungalow, No other Commissioner expressed similar concern. J. Deis said the existing garage did not look in bad shape. However, she understood the need for a two -car garage. She said the Commission needs more information about the structural condition of the existing garage. J. Banks said there was a lot of rot siding around the base of the garage, the concrete slab was cracked and heaved, the roof is a 2" x 4" construction that is less than minimal, the garage door was moved toward the alley for greater depth. G. Nowesnick said he appreciated the desire to preserve original structures as much as possible. However, he felt here that the new garage was appropriate and maximize the views of the main structure. J. Deis referred to the six standards for review of demolition. She said standards 1 did not apply. Standard 2, the garage as is, did not contribute the historic, architectural character of the landmark. Standards 3 to 5 did not apply. J. Deis asked Commissioners if anyone had a reason why the existing garage should not be demolish. No one expressed any concern. M. Sarkisian moved that the Commission approved the applicant's request to demolish the garage, finding no exceptions to the standards for demolition. The motion, seconded by K. Evanston Preservation Commission Minutes - February 17. 1998 Irwin, was approved unanimously. Pace 3 J. Deis referred to the standards for review of construction. She said that from her interpretation of the standards, the project met all the applicable standards. K. Irwin moved that the Commission approve the proposed addition, finding that the project meets all the applicable standards of construction. G. Nowesnick seconded the motion. The motion passed unanimously. 2. 2049 Ridge Avenues (The Cradle) - Restoratimi acid replacemew of iviildows Katheleen Hetchinger, Vice -President of Administration and Finance for the Cradle, Scott Beebe, architect, and Brad White, consultant submitted for informational purposes only plans for restoration and replacement of windows at 2049 Ridge Avenue. The property is an Evanston Landmark. K. Hetchinger said the Cradle will be celebrating its 75th year in March 1998. The Cradle has place over 13,000 babies over the years. The agency does not charge any fees and it has an on site nursery. Babies typically stay about two weeks after birth. The primary source of income is through contributions. Originally the Cradle was in a framed house at 2949 Ridge Avenue. The house was moved in the 1930's when the current structure was built. In 1956 an addition was built to the original structure. In 1994 a mechanical survey was done, the survey indicated that the mechanical systems needed replacement. Architects were called to determine space planning needs. In 1994 the Board approved to move forward with the planning phases of the renovation. Also, in 1994 a fund raiser began for the project. Beginning March 1, 1998 the administrative offices will move to the Evanston Research Park, the nursery is moving to the Children's Home and Aid Society, B. White said the objective is to repair windows and when necessary to replace windows. They are seeking information on documentation needed in case of replacement. S. Beebe showed slides depicting the windows configuration and various degrees of deterioration. He said that restoring all the windows would be cost prohibited. Any replacement of windows will be in kind. B. White said it appears windows on the second and third floor at the Simpson Street and Ridge Avenue side were routed for providing double glazing. S. Beebe said they are in the process of conducting a window by windows survey to assess conditions. Commission's Fiirtlings G. Nowesnick asked about the muntin bars. S. Beebe said there was no typical muntin bar. Their survey showed that the windows for the 1956 addition, although original, were retrofit to the size of the opening. G. Nowesnick said some windows have wood frame screens and storms, he asked how will they be handled. S. Beebe said the intent is not to make all the windows Evanston Preservation Commission Minutes - February 17. 1998 Paee a operable, windows that will be operable will have screens. M. Sarkisian said that more information is needed about the windows that would be restored. He asked once a window is restored did it need double glazing. S. Beebe said the budget does not allow to double glazing every window. He said that they are trying to come up with a system where all the windows are compatible. B. White asked if operability of windows was an issue to the Commission. J. Deis said no. B. White asked what was the feeling of the Commission about the alley side of the building as opposed to the Ridge Avenue and Simpson Street sides in terms of windows. J. Deis said the main facade of the building is weighted the most heavily in terms of the Commission's interest of scrutiny, which is not to say that the other parts of the public way are not important. J. Deis said that perhaps standard G of the standards for review of alterations is most applicable. Standard G refers to repair of architectural features whenever possible rather than replacement. In the case of replacement the new materials should match the materials being replaced. J. Deis said the inventory of windows is important. Taking a count of windows per facade that can be restored and trying to maintain consistency within a facade is also important. She requested for substantiation when restoration cannot be done. Photographs showing the condition will help the Commission to determine whether or not replacement is appropriate. K. Hetchinger, B. White and S. Beebe thanked the Commission for the preliminary review. 3. 325 Lake Street - Restoration of u1ndbivs and brick veneer on existing clapboard addition Paul Janicki, architect presented drawings for restoration of windows and brick veneer on existing clapboard addition at 325 Lake Street. The property is located within the Evanston Lakeshore Historic District. P. Janicki said the steel windows are being restored and reglazed. There will be removable storm windows in the inside. The existing addition to the garage from the 1940's or 1950's has aluminum doors. P. Janicki said the real openings are beyond the garage doors. The doors will be removed and exposed the original openings. The new doors will match the front door xvith clear stain finish. The existing addition is clad in wood, it has awning windows and a flat roof. Tile project calls for replacing the wood cladding with brick veneer, installing steel casement windows and put a hip roof with slate. Conuntissions' Fintlings K. Irwin said the size of windows on the addition's west elevation seemed small. He also asked about the footing for the brick veneer. P. Janicki said the new footing is tied to the existing footing. Evanston Preservation Commission Minutes - February 17. 1998 Paee 5 S. Regan asked more information about the addition's west elevation. P. Janicki said there are small openings already in the house. S. Regan said the proposed windows seemed out of proportion with the other large brick area of facade. P. Janicki said he was looking at the plan and what they have is a three -sided room with many windows on two sides. J. Deis said the project in general is enhancing the distinguishing qualities of the main structure. S. Regan moved to accept the proposal as submitted, finding that it meets the standards for review of alterations. The motion includes a suggestion to revisit the west elevation. The motion, seconded by M. Mumbrue, passed unanimously. 4. 540 Forest A venue - One-story frame rear addition Patricia Seifer and Mike Smith, owners, Ellen Galland, architect presented plans for a one- story frame rear addition. The property is located within the Evanston Lakeshore Historic District. E. Galland said the addition is in the back of the house but it is visible from the south side. The one-story stucco addition matches the battered wall at the corners. There is a new basement entry. The deck is cedar with balusters at 3" on center. The addition's west facade windows are similar to the existing windows on the second floor. The soffit and return of the fascia would be similar to that of the existing two-story building. The new windows have true divided lights. The south elevation shows sliding doors. Commission's Findings K. Irwin asked why sliding doors were selected. E, Galland said that it would a problem to swing doors in front of built in cabinet. J. Deis said the west elevation worked nicely with the roof pitch, the windows seemed to work well. G. Nowesnick suggested revising the height of the windows on the west elevation of the addition. The windows seemed too high or too much window for too little wall. J. Deis moved that the Commission approve the application for 540 Forest Avenue, finding that the project is according to all applicable standards for review of construction. M. Sarkisian seconded the motion The motion passed unanimously (6-0). S. 1142 Judson Avenue - New front porch and one-story rear addition remodeling Raj Bajpai, contract owner, and Aure) Salomon, contractor presented revised drawings for a new front porch and the remodeling of an existing rear addition at 1142 Judson Avenue. The property is located within the Evanston Lakeshore Historic District. R. Bajpai said the Commission had requested additional detail drawings for the proposed new front porch and remodeling of the existing rear addition. R. Bajpai said he submitted the revised drawings and now he was ready for the Commission's review. Evanston Preservation Commission Minutes - February 17. 1998 Paee 6 Conrnussion's Findings J. Deis asked if the stone at the base of the porch will match that of the house. R. Bajpai said yes. J. Deis asked about the detail above the front and rear doors. R. Bajpai said the detail will be a molding. K. Irwin said the construction detail of the porch framing needs to be corrected. The header beams and fascia should rest on center on top of the columns. S. Sarkisian expressed concern about the scale of the columns. G. Nowesnick agreed and suggested to go to the next available column size. S. Sarkisian said the spindles profile of the railing on the porch should complement the style of the house. G. Nowesnick asked why the stone base was not carried out to the base of the family room. R. Bajpai said the family room is to the rear of the house and not visible from the street. G. Nowesnick asked about the windows. A. Salomon said the windows are double pane with no muntin bars. S. Regan said she would prefer to see the stone at the base of the family room, it would dramatically improve its appearance. J. Deis said that perhaps the stone base for the family room could be a recommendation. G. Nowesnick said the siding on the chimney seemed out of character for the style of the house. He recommended considering brick instead. K. Irwin moved that the Commission approve the project, with the suggestion that the applicant use a brick clad chimney and stone at the base of the rear addition. Also, K. Irwin moved for approval finding that the proposal meets the applicable standards for review of alteration. J. Deis seconded the motion. Discussion S. Regan said the columns need to be wider than as submitted. K. Irwin amended his motion stating that the Commission asks that the columns proposed for the front porch be increased in diameter to a minimum of 10". J. Deis seconded the amendment to the motion. The motion passed as amended unanimously (6-0). At this time J. Deis said representatives for 1426 Hinman Avenue were not present. Therefore, she will go the next item on the agenda. Ill. OLD BUSINESS Preserving Integrity Through History and Culture (PITCH) J. Deis said Alderman Joseph Kent, Fifth Ward, requested postponement of a presentation by PITCH until March 17, 1998. Evanston Preservation Commission Minutes - February 17. 1998 Pace 7 IV. NEW BUSINESS Northeast Historic District Association (NEHDA) Judy Fiske, Mark Burnette, Deborah McDowell, Mary McWilliams of NEHDA were present. J. Deis said that M. Mumbrue, C. Ruiz and herself attended the Sunday, February I5, 1998 NEHDA's community meeting at Roycemore School. J. Fiske introduced herself as a former member of the Evanston Historical Society Board, former President of the Preservation League of Evanston, and as a former Associate Preservation Commissioner she co -edited the Preservation News publication with M. McWilliams. J. Fiske also introduced D. McDowell and M. Burnette. She mentioned Anne Earle and Susan Benjamin. M. Burnette and S. Benjamin are the only paid consultants. J. Fiske said NEHDA showed the proposed area for a new historic district in Northeast Evanston to David Newton and Ann Swallow of the Illinois Historic Preservation Agency (IHPA) in December 1997. After the tour IHPA expanded NEHDA's concept of the proposed district to include a historical perspective of the development of architecture in Northeast Evanston. IHPA excluded the Northwestern University (NU) houses on the 1900 block of Sheridan Road and privately owned houses along Sheridan Road south of Lincoln Street. The northern boundary along Sheridan Place excludes houses built after World War 11. The western boundary follows Ridge Avenue to Lincoln Street, then goes along the "L" tracks to Colfax Street to down Sherman Avenue to Simpson Street, then goes east to the alley west to Orrington Avenue and down to Simpson Street. The boundaries include Kendall College, the Arts Center, the Lighthouse, Roycemore School, some building owned by NU such as the Seabury houses. K. Irwin said when he drove around the area the proposed boundaries made sense, one can define the architecture of the area. M. McWilliams said that is critical to set the boundaries of a district. J. Fiske said what NEHDA is looking far is suburban development in Evanston from 1890's up to the I920's. Ridge Avenue is very early in Evanston reason why it is not included in the proposed boundaries. J. Fiske said there are 542 parcels in the proposed district. A door to door survey is being planned. NEHDA will meet with Jennifer Keney, assistant to Susan Benjamin, on April 25. J. Keney will teach volunteers how to conduct surveys. A volunteer professional photographer will photograph the entire district. NEHDA estimates that the project will take about a year. As a result of the meeting on February 14 with the neighbors, three workshops are scheduled: February 28, March 14 and March 28 at Roycemore School. More workshops will be added as NEHDA finds more about what people would want. Evanston Preservation Commission Minutes - February 17. 1998 Paee 8 J. Fiske said about 80 to 100 people attended the February 15 meeting. She said the input of residents is important to the success of the project. She acknowledged and praised all volunteers for their work. G. Nowesnick asked J. Fiske, how the Commission may assist or what was NEHDA looking from the Commission to do? J. Fiske said at this time, NEHDA wanted to introduce the proposed idea to the Commission. Also, NEHDA had some things to do such as contact the IHPA and get its feedback, which was positive, then go to the community and inform the Commission about NEHDA's proposed nomination of the historic district. J. Fiske said that NEHDA will need access to the Commission's records for information as well. G. Nowesnick asked C. Ruiz what would be the Commission's role with the proposed nomination. C. Ruiz said NEHDA has to submit the application for nomination first. The Commission would hold a public hearing regarding the proposed nomination. A report would be prepared by the Commission to City Council if it finds that the proposed nomination met the standards for historic district designation. The City Council has 120 days to act on the proposed designation. Should the Council fail to act within the 120 days, the nomination is deemed denied. The City Council is not required to hold another public hearing. M. McWilliams clarified that NEHDA will nominate the historic district simultaneously for the National Register and local designation. The Commission has a role for the National Register nomination as a Certified Local Government. The City would issue an official opinion on the National Register nomination in addition to its review for local designation. The National Register nomination will go the IHPA for review, 1HPA will prepare a report for the Illinois Historic Sites Advisory Council which determines whether the application is eligible for the National Register and sent its determination to the National Parks Service. M. McWilliams said perhaps Commission members could attend one of NEI DA's workshops and run through a review of the Commission's Review and Technical Assistance Committee. J. Deis said at least one member of the Commission should attend the meetings. M. McWilliams said that for the nomination a building by building survey is needed as well an essay about the context of the district or statement of significance. She said that contributing buildings are as important as the Landmark buildings. The collection of buildings gives the sense and character of a district including buildings with only historic significance. Mark Bumette asked when and if the nomination of the district is approved, is that set in stone or is it possible that some houses after restoration could be elevated to contributing or landmark status. C. Ruiz said all buildings within a historic district are under the same review process whether they are landmarks or not. A building that goes through substantial rehabilitation could be nominated for landmark designation. M. McWilliams said it was time to resurvey the entire City because many buildings have been changed for better or for worst since the last survey of 1988. She said some buildings still remain landmarks regardless of dramatic alterations to them. Evanston Preservation Commission Minutes - February 17. 1998 Pave 9 J. Fiske asked if NEHDA should also approach the Plan Commission since the Comprehensive General Plan (CGP) is under review. C. Ruiz said it would be a good idea to do so. Dorraine Anderson, member of the Plan Commission and a member of the CGP rewrite Subcommittee, concurred with C. Ruiz. J. Deis invited members of the audience for comments. Alan Cubbage, Vice -President for University Relations of Northwestern University, said he attended NEHDA's meeting of February 15. He said Northwestern was very supportive of the idea of the district, but Northwestern has serious reservation about the inclusion on University property in the district, particularly in the area of Long Field, Roycemore School and the area between two alleys, from Sheridan Road to Orrington Avenue. There are a variety of properties such as rental for faculty, staff, single family and primarily offices. Long term the University probably will not like to maintain those buildings as faculty offices, but redevelop that land. A. Cubbage said Northwestern does not have an official position yet, but if there was any way to move that boundary west to the western alley as oppose to the eastern alley, he though it would make it a lot easier. G. Nowesnick asked if the survey is for the exterior appearance of structures. M. McWilliams said yes, the interior of the structure or use is not part of the survey and it is irrelevant. C. Ruiz suggested that NEHDA in addition to meeting with the neighbors should consider also meeting with the Northwestern's representatives. M. McWilliams said that NEHDA's survey will reduce the Ievel of subjectivity to a minimum. A. Cubbage said that there is a real concern from the University's point of view about the ability to develop any part of the area being considered for nomination as a historic district. M. McWilliams said that the preliminary boundaries of the district included almost exclusively structures that fit the physical character of single family. She reiterated that the Commission had proposed in 1987 a Northeast Evanston historic district. She also said that an open discussion with Northwestern University is appropriate. J. Deis said she hopes NEHDA will continue keeping the Commission informed of NEHDA's progress. The Commission is interested in being available to NEHDA. C. Ruiz said the Commission would not have an official role until a nomination is submitted for review. The Commission will hold a public hearing to review the nomination if submitted. A. Cubbage said the way he found out about the proposed historic district was through a flyer distributed by NEHDA. J. Deis said this was a grass roots effort in its preliminary stages and that is how people find out about it. G, Nowesnick suggested to NEHDA members that home owners in the proposed historic district may like to attend one of the Commission's meetings to observe how it operates. NEHDA members thanked the Commission for allowing them to present their initiative. Evanston Preservation Commission Minutes - February 17. 1998 V. COMMITTEE REPORTS (Continuation) Paee 10 A. Review and Technical Committee (R&TA) 1. 1.126 Hinman Avenue - Rear suit porch windou:s replacement J. Deis said the owners of 1426 Hinman were not present. The property is an Evanston Landmark located within the Evanston Lakeshore Historic District. Commission's Iindings J. Deis said the project involves changing all windows to an existing contemporary rear addition. The addition is only visible from a walkway between two garages. The new proposed windows are aluminum and replacing with the same configuration the existing wood windows. J. Deis said the addition is non contributing to the Landmark and effectively out of the public way, she felt the Commission could approve such alteration. K. Irwin concurred with J. Deis. He said the proposal does not impact the historic elements of the house. J. Deis moved that the Commission approves the application for window replacement at 1426 Hinman Avenue as submitted. K. Irwin seconded the motion. Discussion G. Nowesnick said the Commission reviews projects such as a turn of the Century house that subsequently had a Twentieth Century addition. Maybe the 1920's addition may not be in keeping with the turn of the Century architecture, but nonetheless speaks of a period. He said when looking at photos of the rear addition he finds the square pattern that is present. However, the proposal shows a vertical rectangular pattern. He said this constitutes altering a time piece. M. Sarkisian said it as evident that someone thought about the addition. He thought in comparison the proposal downgrades the existing addition. He said the detailing of the existing windows division was done well. He wondered why the existing openings could not be used. J. Deis amended her motion to include that the Commission strongly suggests to the applicant/home owner, to reevaluate the window replacement to maintain the integrity of the existing addition, K. Irwin seconded the amendment. The motion passed as amended 5 ayes to I nay, ?. 1027 Ridge Avenue - Front and rear alterations The building is located within the boundaries of the Evanston Ridge Historic District. J. Deis said the applicant was before the Commission in January 1998. The application is to convert a rear garage into a living space. This entails removing the garage doors and installing French doors. J. Deis said the garage is difficult to see from the public way. Evanston Preservation Commission Minutes - February 17. 1998 Paee 11 Discussion J. Deis asked about the material for the doors and windows. C. Ruiz said the windows and doors are Marvin wood windows and doors. S. Regan said the proposed alteration seemed acceptable. I Deis moved that the Commission approves the application for 1027 Ridge Avenue as submitted, with a strong recommendation that the location of the rear French doors be evaluated for possible centering below the above windows. The motion, seconded by M. Sarkisian, passed unanimously. VI. STAFF REPORT C. Ruiz said that this evening at 6:00 p.m, Arthur Hill, developer and his design team met with concerned citizens, Judy Aiello, Assistant City Manager, and he to discuss the possible use of the Common Wealth Edison utility building at 912-9I8 Clark Street. Arthur Hill his team will analyze the potential use of the Landmark as part of the new development being planned in the Research Park. VII. ANNOUNCEMENTS C. Ruiz announced the next Commission meeting on March 17, 1998 in Room 2403, Evanston Civic Center, 2100 Ridge Avenue. VIII. ADJOURNMENT .1. Deis moved to adjourned the meeting at 10:10 p.m.. The motion, seconded by G. Nowesnick, passed unanimously. Respectfully Submitted: VrIosD. z, Senior Planner/P se tion hv""'a �-l91qI Date EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, March 17, I998 7:30 P.M. - Room 2403 Civic Center MEMBERS PRESENT; Jessica Deis, Kirk Irwin, , Mary Mumbrue, Gregory Nowesnick Susan Reagan, Mark Sarkisian MEMBERS ABSENT: George Halik, OTHERS PRESENT: Anne O. Earle, Mary McWilIiams, Pauline Williams, Dino Robinson, Mark Burnett, Alan Bielawski, Tim & Elizabeth Baumruck, Robert Holubek, Scott Beebe, Brad White, John Syvertsen, Shamin Esmail, Kinga Legg, Scott Mosak, Craigh & Lori Gertz, Joe DeStefano, Candace ........ Nabil Zahrah, Ron Nayler, Andre McGonagle PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz OTHER STAFF PRESENT: James WoIinski, Marc Mylott I. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:34 p.m. 1I. APPROVAL OF MINUTES Kirk Irwin moved to approve the Preservation Commission's minutes of January 20, 1998. The motion, seconded by Mary Mumbrue was Approved (6-0). 111. OLD BUSINESS Preserving Integrity Through Culture stnd History Committee (PITCH) - Proposed Conservation District Update C. Ruiz said Joseph Kent, Fifth Ward Alderman, was unable to attend the presentation of PITCH. C. Ruiz read a message from Alderman Kent: "I am sorry I cannot be here for our presentation, but I have an obligation with District 65. The PITCH Committee began in July of 1995, the intent of the Committee was to identify African American cultural, historical and Evanston Preservation Commission Minutes - March 17, 1998 Pa&e 2 architectural resources throughout Evanston, but with a primary focus in the Fifth Ward. Our purpose is to establish a cultural and historicnl Conservation District to protect the beauty and heritage of the African -American community throughout Evanston. Again, with our primary focus in the Fifth Ward. Our presentation tonight is a brief update of where we have come from and where we are going. Carlos Ruiz, and the members of the PITCH Committee are the heart and soul of the preservation movement in the Fifth Ward. It is my hope that you will not only find our presentation interesting, but you will continue to provide us with your suggestions and support as we continue to recognize the accomplishments and contributions of African -Americans that go beyond architectural stands." C. Ruiz then introduced Anne 0. Earle a member of PITCH for a slide presentation. A. O. Earle began her presentation quoting from a banner hanging from a light post at Church Street and Dodge Avenue: "Remembering the past, incorporating the present, looking to the future. The West Side a community of progress." A. 0. Earle mentioned some of the accomplishments of PITCH since its creation including: three community meetings held in 1996 to talk about a Conservation District in Evanston's West Side. AIso, PITCH conducted two bus tours called mobile workshops and hosted a reception at Fleetwood-Jourdain, for preservationist from all over the country attending the 50th National Trust Conference in Chicago in October of 1996. Later this year the PITCH Committee will submit the West Side Conservation District nomination to the Preservation Commission for approval and submission to the City Council. A. 0. Earle said there are no established guidelines for writing a Conservation District nomination. The West Side Conservation District nomination will use the National Register of Historic Places nomination form as a model, with descriptions and significance essays accompanied by appropriate maps and supported by individual photographs for the nearly 1,200 structures within the district. She said that contributing structures within the Conservation Districts need to be at least 50 years old. A. 0. Earle said she has done most of the research of the Nest Side Conservation District nomination and she is writing the essays and compiling the data. City staff will assist with the maps and photographs of individual structures. Individual surveys of each structure within the conservation district is yet to be done She also devised a survey based on National Register survey forms yet tailored to the wide variety of buildings «itliin the West Side Conservation District, A. 0. Earle expects to complete the West Side Conservation District nomination a month or two months after the survey is completed and to submit the completed nomination to the Evanston Preservation Commission about a month after that The slide presentation of a few structures within the West Side illustrated a rich, varied and complex culture, history and architecture in the area. The presentation began at Maple Avenue and Emerson Street (adjacent to the Research Part:), it proceeded west along Emerson Street to the City limits. The route followed the western pattern migration of African Americans in Evanston from about 1895 to about 1967. Emerson Street which runs Evanston Preservation Commission Minutes - March 17, 1998 Page 3 from the east edge of the district to the west is the spine of the West Side Conservation District, which begins at Emerson Street and Maple Avenue with Ebenezer Primm Towers, and Senior Citizens' Home on the right, within the district, and the main entrance to the Research Park on the left, just outside the district. Only two adjacent sites on Emerson Street, and part of the Research Park, are included within the conservation district boundaries. The Emerson Street YMCA built in 1914 was for African -Americans, and became the cultural and social center for Evanston's African -American community, as well as an athletic facility. Short after the YMCA for whites was desegregated in 1969, the Emerson Street Y closed and later was demolished in 1980. Just west of the Emerson Street Y stood the Butler Building, once a livery stable built in 1909 for Henry Butler, said to have been the wealthiest African -American in Evanston. The Building was designated an Evanston Landmark in 1978, but it was demolished in 1991 despite considerable efforts by the Preservation Commission, the Preservation League and NAACP and others to save the building. The efforts included plans for adaptive reuse that met the stated goats of the Research Park. A plaque to honor the site is still being awaited. Across Emerson Street stands Ebenezer A.M.E. Church, the oldest African -American church congregation in Evanston. When the 1883 building on Benson Avenue was destroyed by fire in 1907, the congregation decided to build the new church designed by Evanston architect Charles Ayers in 1909. The addition at the rear was built in 1923 by Evanstonian architect Robert DeGoyler. The building is an Evanston Landmark. The parking lot to the right was the site of an ltalianate house that was the first Evanston hospital. A. 0. Earle continued her slide presentation saying that the district continues west on Emerson Street under the former Chicago and Northwestern railway, now the Union Pacific viaduct. Mt. Moriah Masonic Temple at 1231 Emerson Street was designed in 1929 by the prominent African -American architect Walter T. Bailey. A. 0. Earle suggested that the building should be an Evanston Landmark. South of Emerson Street and outside the conservation district boundaries lies the Evanston Ridge Historic District. North of Emerson Street and within the boundaries of the conservation district is 1910-12 Asbury Avenue, a landmark double house designed in 1894 by Evanston architect Stephen A. Jennings. Also, 1916-18 Asbury Avenue was the Evanston Sanitarium, private black hospital that opened in 1914 Dr Isabella Garnett and her husband Dr Arthur Butler (both African -Americans) founded the hospital, because neither Evanston or St Francis hospitals would routinely admit African -Americans patients and neither allowed any African -American staff. Dr Garnett and Dr. Butler lived with their children in a small house in the back of the lot. Both buildings are Evanston Landmarks. Dr. Garnett was the first African American physician in Evanston. A. 0. Earle showed several more slides including: 2024 Emerson Street, the house of Joseph Kent, Fifth Ward Alderman. Across Emerson Street is Robinson Enterprises, a company owned by an old Evanston family Across Foster Street lies Fleet wood-Jourdain Community Center, renamed for African -American Homer Fleetwood, the building long time director and Evanston Preservation Commission Minutes - March 17, 1998 Page 4 Edwin B. Jourdain, Jr. Evanston's first African -American Alderman. To the west is the former Foster School, from about 1930 until District 65 desegregated in 1968, Foster School was a neighborhood elementary school with nearly all black enrolment. When Foster School lost its name and became a laboratory school, many white parents chose to send their children to Martin Luther King Jr. Laboratory School. The building now houses Family Focus and Community Theater. Across the street at the southwest corner of Dewey Avenue, Faith Temple Church of God in Christ dedicated a new church and primary school building early in I998. It replaces a smaller building on the same site. More than 1/4 of the nearly 100 churches in Evanston lies within the West Side Conservation District. A block west of Faith Temple, stands a house moved to Darrow Avenue in 1896. Beverly Mason, a school teacher and PITCH member, who grew up on the West Side, bought the house several years ago. Since then a major rehabilitation has been taken place, revealing an Italianate house, that could be a landmark. Near Emerson Street on Darrow Avenue is a house built in 1908 of cement blocks called artificial stone, popular in the turn of the century. South of Emerson Street at 1822 Darrow Avenue is probably the oldest house still standing on the West Side Conservation District that was built for an African -American. James Hill had this house built in 1895. His daughter Elizabeth Web Hill became Evanston's second African -American woman physician and the moving force behind Community Hospital successive to the Evanston Sanitarium. A. O. Earle said the house should be an Evanston Landmark. A row of houses on Emerson Street near Dodge Avenue contributes to the character of the West Side Conservation District. Although only the house at 1906 Emerson Street which is relatively unchanged, is an Evanston Landmark. The houses were built in 1911 and 1915 by contractor James Tate, whose own house, built in 1898, is a block away. A building on Emerson Street at the corner of Dodge Avenue, built in 1923 once housed the offices of several African -American physicians on the second floor. New and remodeled houses such as the Habitat for Humanity house, a block south of Emerson Street on Dodge Avenue, are an assert to the community when they are similar to their neighbors in scale and massing North of Emerson on Grey Avenue, is a house designed and supervised by architect Phil Will in 1954, for Pauline and Mel Williams. A. O. Earle said the house should be an Evanston Landmark. P. Williams, a PITCH member, is a long time community activist. West of Emerson Street, and to the north, lies the canal bank park which name honors Evanston's first Evanston's African -American physician Dr Isabella Garnet. Across Emerson Street, to the south, lies Eugene Beck Park, named for Evanston's second African -American Alderman, A O. Earle said the west Side Conservation District does include all the Evanston Preservation Commission Minutes -March 17, 1998 Page 5 bustrtessrndustrial corridor east of Church Street and Dodge Avenue, and Mason Park on the south side of Church Street, which was heavily used by African -Americans in the 1920's. Just east of the Church Street and Dodge Avenue intersection is a vacant landmark building, once North Shore Animal Hospital, Alderman J. Kent would like to open a Black History museum in this building. A bungalow at Church Street and Darrow Avenue is a potential Evanston Landmark. On Darrow Avenue to Lyons Street are a distinctive pair of houses built in 1895 by architect Robert C. Fletcher, who lived in Evanston. At the southwest corner of Church Street and Dodge Avenue is Evanston Township High School, which lies outside the West Side Conservation District. Two blocks west on the north side of Church Street stands a 1920's apartment with nicely detailed brick work, the building could be an Evanston Landmark. North of Church on Hartrey Avenue is a Queen Anne house, moved there in 1947. Two blocks west on Church Street is a two -unit scattered site public housing, and across Leland Avenue is a row of single family houses built before the end of WWII. A block west on McDaniel Avenue, north of Church Street is a group of two -unit townhouses built in 1960. North Shore School stands at Church Street at the western edge of the Conservation district. Excluded from the West Side Conservation District are houses west of the high school and south of Church Street. West, at the city limits, the West Side Conservation District boundary turns north and follows the canal bank east of Green Bay Road, including North Shore School, Beck Park and Dr. Garnet Park within the district. Where Bridge Street crosses the canal is the Elizabeth W. Hill Arboretum Apartments. That building is an adaptive reuse of the Community Hospital of Evanston, which in 1952 opened this new hospital building that served the community until 1980. The parking lot next door is the site of the first Community Hospital building that opened in 1930 in the 4 year old house built for Dr. Rudolph Penn, designed by African - American architect Walter T Bailey, who also designed the Masonic Temple on Emerson Street. Dr. Penn's house was the finest ever built in the west side. The west Side Conservation District boundary continues along the canal east of Bridge Street and includes William lvi. Twiggs Park. A block south of Twiggs Park is 2009 Dodge Avenue, stands a Landmark house where Abraham Lincoln spent the night of April 5, 1860. The house stood at the northwest corner of Church Street and Ridge Avenue, where the YWCA now stands. The house was moved in 1885 and again in 1926 Lorraine 14 1lorton, the first African - American ;Mayor lives at the northwest corner of Simpson Street and Darrow Avenue This house should be an Evanston Landmark Similar houses are an important part of the West Side Conservation District. Three bungalows on Darrow Avenue, south o1'Simpson Street are relatively unchanged. Next door and across the street are three rows of "A-B-A-B" two flats built in 1926 that show many changes, yet provide a distinctive and pleasing rhythm on the block. Near the canal and east ofTwiggs Park is a manufacturing district. Although a number of buildings in this area are vacant and underutilized, the kind and extent of future development in this area would have a major impact on the future development of the West Side. The West Side Conservation Evanston Preservation Commission Minutes - March 17, 1998 Pam District boundary runs along the canal bank of Green Bay Road and runs southeast along the former Chicago and Northwestern railway embankment, past the Walgreens shopping Center in Green Bay Road and Simpson Street and past the bridge abutting Green Bay Road where the Mayfair Division tracks used to join the north line tracks. Four row house on Green Bay Road, north of Foster Street are the only remaining row African -American houses that extend along the train tracks to Lake Street, to Lincoln Street and beyond. The boundary continues southeast along the railway embankment to Emerson Street and turns east along the north side of Emerson Street under the tracks. The boundary turns north along Ridge Avenue in front of Emerson Plaza, and includes both sides of Garnett Place. In 1938, Ayars Place was renamed to honor Thomas H. Garnett, once thought to be the only black Evanstonian to die in WWI. Thomas Garnett was not related to Isabella Garnett. 1125 Garnett Place for many years was the Northshore Community House, owned and operated be the African -American Iroquois League to provide a safe home for young working women, who were new comers to Evanston. A. O. Earle said the house should be an Evanston Landmark. Continuing east stands 1022 Garnett Place an Evanston Landmark bungalow built 1910. Around the corner on Maple Avenue are two Landmarks double houses 1916-18 and 1920-22 Maple Avenue, built in 1898. Continuing south the West Side Conservation District meets the spine of Emerson Street where it begins. A. O. Earle concluded her presentation at this time. C. Ruiz said the PITCH Committee, through its work still in progress, will: 1) identify the boundaries of the West Side Conservation District with the participation of the community; 2) conduct a building by building survey within the proposed district boundaries; 3) write the application for nomination for the proposed conservation district; and 4) submit the nomination to the Evanston Preservation Commission. C Ruiz concluded by introducing other members of PITCH- Mary McWilliams, Pauline Williams and Dino Robinson. C. Ruiz thanked these volunteers for their work and wished them success in their effort. J. Deis thanked members of PITCH for the marvelous presentation and orientation. She said that this is the first time the Commission has seen such a nice and crystallized view of what the area is and what potential the area has At this time J Deis open the floor for audience comments or questions Marc Mylott, zoning Planner, asked how the West Side Conservation District will affect development in relation to the current Historic Districts, and would a Certificate of Appropriateness be required to obtain a building permit NI McWilliams said a conservation district is different from a historic district in that the rules are more flexible The residents will determine whether or not they want that level of review, but it does not have to be that way. J. Deis said she could imagine a situation where a cultural landmark that is not necessarily an architectural landmark, may need policies built in, where by, one would have to go through the same type of review process as, for instance, the demolition of landmark structures. M. Evanston Preservation Commission Minutes - March 17, 1998 Page 7 McWilliams said policies need to be in place as well to acknowledge the historical significance of certain sites without precluding development. She said that in the long run, specific guidelines will be needed, perhaps different, but similar to those that are in effect in a historic district. PITCH would work with the Preservation Commission and other City Departments. J. Deis said that it appears many historic sites are now vacant lots. She said the recognition of these sites through plaques would be appropriate. M. McWilliams said that would be one way to do it. C. Ruiz said that Alderman J. Kent wants to protect remaining significant structures within the conservation district. Policies that will work to that effect will eventually be proposed within the context of the creation of the conservation district. M. McWilliams said an example of how conservation districts can work is the Lakeview area in Chicago, where high density is a serious problem. The residents and the City of Chicago addressed density by changing rear lot sizes, by limiting curb cuts, by requiring that all front doors face on the street, so one could see a line of townhouses. Those are the kinds of regulations that can be done in a conservation district in order to address specific issues. The issues within a conservation district are much broader than the architecture. K. Irwin said he would hope to see a set of guidelines and procedures and a standard of review in the conservation district which is as rigorous as the review for the preservation of historic districts. He believed that it has to be set that way to avoid a two tier preservation process at the same time. K. Irwin asked what exactly is being conserved. When cultural history is mentioned, is that the individual histories of the people who lived in those buildings and who have built businesses over generations, and how is that history interpreted. A. O. Earle said, referring to the historic districts, there are historic designations that are separate from architecture and in a few cases there are historic sites The problem with history is that in architecture one can look at the buildings and see them, one cannot see history. It takes a lot effort and knowledge, except for a few obvious things, developing a perspective of the conservation district will take a long time. P. Williams said history needs to be written in order to be read. History is about the actions of the people that are living in that time. Some times when historians write, they put a slant, but history is about how we live and what happen to us Dino Robinson said that he is currently going through the neighborhoods interviewing people and recording their stories. He said he has collected many photographs and he plans to interview about 20 people. Mark Burnett said he used to represent the Evanston Historical Society on the Public Place Names Commission. That involved evaluating claims to people for recognition on Evanston parks, and buildings Fie wondered if there could be an overlap between the Preservation Commission, the Public Place Names Commission and the needs of PITCH for nominating the conservation district. A. O. Earle said that another point about the Butler building is that it was designated because of its history This was the argument raised by those who wanted to demolish the Butler Evanston Preservation Commission Minutes - March 17, 1998 Page 8 building saying that is a landmark only because its history, not its architecture. J. Deis that PITCH has an interesting task ahead because some of the concepts are elusive, there are not necessarily aspects that one can see. Identifying what those concepts are and determining how to bring those to the public is a big part of the mission of PITCH. J. Deis asked if there was anything else someone would like to discuss. M. McWiIliams said she is a board member of the National Alliance of Preservation Commissions (NAPC). NAPC acts as a training ground for commissioners and as a clearing house for information with headquarters in the University of Georgia. NACP will hold its first National Commissioners Forum in Denver, in July, I998. M. McWilliams distributed brochures about the forum for the Commission's consideration. J. Deis thanked all the members of the PITCH Committee and commended them for all their work done to date. P. Williams said that PITCH has help to put Evanston in the national conservation districts map. Last October, 1997 Evanston was one of the mobile workshops for the Fiftieth National Preservation Conference in Chicago. J. Deis thanked PITCH members again for their presentation. IV. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 733 Forest Avenue - Rear addition and alterations Alan Bielawski, owner, presented drawings for a rear addition and alterations at 733 Forest Avenue. The property is located within the Evanston Lakeshore Historic District. A. Bielawski said the project is to remove the existing greenhouse window (south facade) and raise the wood siding to match the existing siding, remove an awning window (east facade) and replace it with two wood double hung windows, and remove skylights and redo that portion of the roof to match the existing shingle roof with the rest of the house. Commission's Findings J. Deis said the proposed work- is appropriate and commendable. She was surprised that the property was not an Evanston Landmark. The work on the rear facade seems to be an improvement. The removal of the aluminum greenhouse window and re -siding that area was also an improvement. J. Deis said the proposed work met all applicable standards for review. 1. Deis moved that the Commission approve the project as submitted, both in graphic and verbal form by the applicant The Commission finds that it meets all the applicable standards for review of alterations. The motion, seconded by Gres Nowesnick, passed Evanston Preservation Commission Minutes - March 17, 1998 Page 9 unanimously. 2. 1832 Asbury - One-story rear addition Robert Holubek, architect, and Tim and Elizabeth Baumruck, owners, presented plans for a one-story kitchen addition in the rear of the house. The property is an Evanston Landmark, located within the Evanston Ridge Historic District. R. Holubek said the addition has a flat roof that relates to the existing flat porch roof with wood balusters to match the existing roof. The new windows are double hung wood windows to match the existing style. The owners also plan to later restore the wood siding on the house which is covered with aluminum siding. COltrlrrissiOn's Findings K. Irwin asked if the trim around the windows and gutter details would match the existing trim. R. Holubek said, yes. Discussion about the appropriateness of a seamless addition ensued. K. Irwin wondered if the addition as proposed allows the view of the original mass of the house. R. Holubek said the plan shows that the addition is setback a few inches from the existing north side elevation. J. Deis suggested adding the same trim detail of existing windows on the new windows on the north elevation. The applicants agreed. J. Deis moved that the Commission accept the plans for the addition at 1832 Asbury Avenue as submitted, both graphically and verbally, with the exception of one change. The north elevation window framing be detailed to be more in accordance with the existing first floor window framing. The Commission finds that the proposed addition is in accordance with the applicable standards for construction. The motion, seconded by G. Nowesnick, passed unanimously. 3. 2049 Ridge Avenue (The Cradle) - Restoration and replacement of windows. Kirk Irwin recused himself from participating in the discussion of 2049 Ridge Avenue due to potential conflict of interest. Brad White, from Project Manager Advisors, the owner representatives for the Cradle, Scott Beebe, and John Syvertsen, architects, presented follow up plans regarding windows and other exterior issues affecting 2049 Ridge Avenue. The property is an Evanston Landmark S. Beebe said each individual window had been key noted. He said that windows would be fixed in place, replacing the counter balance system, repairing, retrofitting or replacing Evanston Preservation Commission Minutes - March 17, 1998 Pa&e 10 any rotten or damaged component such broken glass, opaque glass, reglazing, and recaulking all the exterior windows. New windows will be installed on the second and third floor of the 1938 building and on the 1956 addition. The new windows are Marvin windows. The replacement is in kind. New windows are single glazing true divided lite wood windows. The second floor windows of the 1938 building are being replaced because the windows were routed out from the inside and another piece of glazing was added. This caused condensation and wood is rotted. The frames and sills will be repair and all window air conditioning units would be removed. S. Beebe said there is an existing concrete storage facility in the rear of the building to be removed and replaced with a retaining wall with a sidewalk and railing. An access ramp for the disabled is located on the south elevation. S. Beebe said the elevator hostway is being enlarged, and that the height remains the same. The material is face brick to match existing brick. Commission's Fi► (ings C. Ruiz asked whether the concrete ramp would be visible from Ridge. J. Syvertsen said, no. J. Deis summarized that the project includes the replacement and restoration of windows, the access for the disabled, and the elevator over ride. J. Deis said the proposed work for the windows met all the applicable standards. She complimented the applicant for restoring windows as much as possible and replacing windows to match existing windows. The access for the disabled is adjacent to the newer portion of the building and is not visible from Ridge Avenue and Simpson Street. The elevator override is matching materials. J. Deis moved that the Commission approve the application for the work on the windows, the elevator override and the access for the disabled at 2049 Ridge Avenue. The Commission found that the application is in accordance with the applicable standards for review. The motion, seconded by M. Sarkisian, passed (4 ayes, 1 abstention - K. Irwin). 4. 1616 Forest Place - Front alterations Kinga Legg, architect, and Shamin Esmail, owner, presented plans for three new dormers on the front elevation of 1616 Forest Place The property is an Evanston Landmark and is located within the Evanston Lakeshore Historic District K. Legg said that the proposed three dormers would add more natural light into the existing rooms in the attic, and create more space in the working area. The dormers are an integral part of the front elevation. The middle dormer is symmetrical with the center of the building. The side dormers are symmetrical with the porch columns below. The roof of the dormers is typical for the Greek style architecture and the detail reflect the two existing dormers at the rear. The dormers also reflect the detail of the Palladian window. The material of the dormers match the existing dormers in the rear Evanston Preservation Commission Minutes - March 17, I998 PaS I1 Commission's Findings , M. Sarkisian asked if the -divided lights in the upper sash occur somewhere else on the house. K. Legg said the design of the proposed dormer windows reflect the existing windows of the front facade. K. Irwin said perhaps the design could be improved if the dormers were relocated between the porch columns. K. Legg said the dormers are too large to do so. K. Irwin voiced his concern whether there should be dormers on this particular roof and whether there is another example of a colonnaded house somewhere else with dormers above it. K. Legg said that she is aware that dormers are not unusual for this type of architectural style. S. Esmail said she is looking at the Commission for advice, but she would like to make the attic space more habitable. C. Ruiz asked if a zoning variance would be needed for occupying the attic space. S. Esmail said there used to be bedrooms and a living area with minimum natural lighting. M. Sarkisian asked whether the scale of the dormers was overpowering the facade. G. Nowesnick suggested narrower windows and maintaining the proportions of the dormers. K. Irwin said that if the dormers were placed over the voids between the columns, it would improve their appearance. J. Deis said she was not so sure about that. G. Nowesnick said narrowing the dormers and emphasizing the verticality of the windows more by narrowing the divided lights would give more breathing room for the dormers. J. Deis suggested that the architect revise the proposed dormers keeping in mind the suggestions made by Commissioners so that the project could get approval. K. Legg and S. Esmail agreed. The Commission did not take formal action at this time. 5. 632 Church Street - Front facade alterations Scott Mosak representing the Carlson Building at 632 Church Street presented drawings for front facade alterations. The building is an Evanston Landmark. S. Mosak said a new restaurant will occupy the three storefronts. The existing entry ways are in an angle and recessed from the front of the building The plans sets the entry ways parallel and gush with the sidewalk. The new store front has one door and the rest is storefront. The windo%v frame is aluminum as is now The knee wall will be of the same stone material as the existing knee wall. Commission's Findings M. Sarkisian asked if the new aluminum windows are consistent with the rest of the storefronts. S Niosak said, yes. J. Deis moved that the Commission approve the project as submitted. The motion, seconded by iV1ary Mumbrue, passed unanimously. Evanston Preservation Commission Minutes - March 17, 1998 Page 12 6. 2637 Ridge Avenue - Replacement of existing fence and request for a variance Lori and Craig Gertz, owners, presented plans for the replacement of an existing fence that requires a zoning variance. The property is an Evanston Landmark. C. Gertz said the fence replacement is around the same perimeter of the existing fence. The proposed 4' high wood cedar rustic fence goes well with the French Provincial style architecture of the house. The fence would give them some needed privacy especially from the hospital across the street that plans a four year expansion project. C. Gertz said there is a row of evergreens along the Ridge Avenue frontage, which would screen the view of the fence from the street. L. Craig said there is another landmark home in the vicinity that also has a fence. Recently, a 30' Fur three that provided some privacy was destroyed by a storm. Contnrission's Findings J. Deis said the applicants did do a good job presenting the issues of concern. According to the standards of construction, the fence is visually compatible with the surrounding properties and scale. The fence does not negatively impact the streetscape of the view of the house in any way. Only -a small portion of the fence is attached to the house and it is not directly in front of the house, and at the streetscape portion it will be put behind some existing arborvitae. J. Deis moved that the Commission approve the application for a fence at 2637 Ridge Avenue as submitted. M. Sarkisian seconded the motion. Discussion: C. Ruiz said the Commission is also reviewing the application for the zoning variance. J. Deis amended her motion adding the approval for the application for variation as submitted. K. Irwin seconded the amendment. The motion passed as amended unanimously. 7. 1025 Asbury Avenue - Side and rear alteration and two-story addition Nabil Zahrah, architect, and Joe DeStefano, owner, presented plans for side and rear alterations and a two story rear addition at 1025 Asbury Avenue. The property is an Evanston Landmark N. Zahrah said the two-story addition at the rear consists of one bathroom on the first level and another bathroom on the second level. On the first floor, the existing entrance to the basement is in the way to the entrance to the bathroom. The access to the back yard is through the basement There also is an earlier addition to the house that would be removed. The proposed work would aesthetically improve the rear of the house. The two-story addition exterior finish will match the existing wood siding. All the windows are wood and match the detailing of existing windows Evanston Preservation Commission Minutes - March .17, 1998 Page 13 Conintission's Findings J. Deis said that the addition's north elevation lacks windows. N. Zahrah said the Building Division determined that because of the reduced setback, windows would not be allowed. Two hour fire separation is required on that wall. C. Ruiz asked if the immediate neighbor would object to new windows on the north elevation. N. Zarah said, no. J. Deis asked if the material on the foundation would be brick as the existing foundation. N. Zahrah said, yes. The details for the rear porch would be similar to the front porch. J. Deis moved that the Commission accept the plans for the 1025 Asbury addition as submitted in graphic and verbal form. The Commission found that the project is in accordance with applicable standards of construction. The Commission stated that they would prefer to see at a minimum one, and ideally two, additional windows on the north elevation of the addition (if it can be workable with the existing codes). The motion, seconded by K. Irwin, passed unanimously. 8. 1908 Sheridan Road -Demolition of garage, construction of rear surface parking Ron Nayler, and Andrew McGonagle of Northwestern University (NU), presented plans for the demolition of a rear garage and the construction of surface parking at the rear of 1908 Sheridan Road. The property owned by NU is an Evanston Landmark. R. Nayler said the proposal under consideration came about as a result of negotiations with neighbors who are concerned with the construction of NU's Transportation Center at the corner of Foster Street and Sheridan Road. Currently, there is a surface parking area for 25 cars at that corner. NU could build the facility on the green open space west of the parking area However, this is the issue of main concern to the neighbors and the City Council. R. Nayler said that after extensive negotiations with the neighbors and the City, NU is ready to proceed %vith the constriction of the Transportation Center at the corner of Foster Street and Sheridan Road. However, to do so, the 25 parking spaces currently available at that corner need relocation to a new area The new parking area at the rear of 1908 Sheridan Road would serve the needs of the consolidated parcel, as well as the needs of the other parcels that make up NUS ownership on that block R. Nayler said the proposal in front of the Commission is essentially the same (with two parkins spaces less) as the one last presented to the neighbors. There is consensus with the neighbors that this is an appropriate location for the parking area given that it is entirely surrounded by University uses. A. McGonagle showed the site plan for the proposed parking area and photographs of panoramic views of the areas adjacent to the landmark structure (taken from the East curb Evanston Preservation Commission Minutes -March 17, 1998 Page 14 of Sheridan Road). Also, he showed exploded views looking down the sides of the properties between 1902 - 1908 and 1908 - 1914 Sheridan Road. Other panoramic views included: The rear of the landmark structure looking west; the south side of the property taken from the south side of Emerson Street; the west side of the site taken from the Searle building; the north side of the property taken from Foster Walker complex. A. McGonagle pointed out the layout of the proposed parkins area and other existing parking areas within the vicinity of the landmark building site on a plan. Also, he showed the location of the existing garage proposed for demolition, service areas and additional parking areas along Emerson Street. He said, the critical view to the landmark is from Sheridan Road. Existing parking areas behind the landmark site can be seen from Sheridan Road on both sides of the landmark building. The proposed landscaping plan and lighting layout approved by the Site Plan and Appearance Review Committee includes the replanting of existing trees and bushes on the site. Additional landscaping screening completely surrounds the proposed parking area with 30" high Forsythia. R. NayIer said NU is flexible about other planting material as needed. Other planting materials include: Amelanchier, Fagus Grandiflora, Fraxinus Americana, Ginko Biloba, Scotch Pine and others. A. McGonagle said the proposed landscaping will block the views of the proposed parking area and parking areas now seen from Sheridan Road, thus improving the view of the Iandmark building. NU also requested the demolition of the existing garage. NU feels the house is the significant structure with landmark status. The Statement of Significance for the landmark does not mention the garage or the landscaping. The style and building materials of the garage do not relate to the landmark itself R. NayIer said another issue NU would like to discuss with the Commission is the concerns raised by neighbors on the 1900 Block of Orrington Avenue. These neighbors are concerned with their view of parkins areas when looking east and dust generated by using such parking areas. The neighbors proposed to move the entry to the proposed parking area further away from Orrington Avenue and provide some additional means of buffering the area. This means moving the entn• to the East of an existing I I car parking area at 619 Emerson Street, replace those spaces and reorient the parking area and circulation with a dead end. The 90 degree parking area has a 24' width isle so cars can turn around. Additional plant materials are proposed at the west end of the parking area and on Emerson Street. This proposal has 50 spaces plus three spaces for the disabled. This proposal will put the parkins area 6' closer to the rear of the landmark building. R. NayIer said that NU has to go in front of the Zoning Board of Appeals (ZBA) for the special uses for the parking area NU prefers its original plan, certainly the Orrington Avenue neighbors will have the opportunity to present their alternate plan to ZEA . NU's Evanston Preservation Commission Minutes -March 17, 1998 Pagi 15 position is, if the alternate plan is acceptable, NU does not have a problem doing it. However, NU sees the need to replicate the I 1 spaces which means the parking area will be 6' closer to the landmark building. Conrnrission's Findings J. Deis said the Commission is simply reviewing the 1908 Sheridan Road structure and property, and as controversial as the proposed parking is with the neighbors, for better or for worse, it is not really the concern of the Commission. However, it is good that the Commission has the background. C. Ruiz explained that the applicant is requesting a special use for the proposed parking area as well. The Commission has received the application and presentation by the applicant for the special use for parking. The Commission needs to submit its recommendation to ZBA regarding the special use request. Next is the review of the proposed demolition of the existing garage and the review of the proposed construction of the parking area. J. Deis referred to the application for special use. R. Nayler said that NU and the City staff determined that a variation was not required, only the special use. NU believes that the special use for parking in the T2 (transitional campus) zone is appropriate. The property is not in a historic district, therefore not an issue under section 6(A) of the Commission's application for special use. There is no actual impact on the building, NU is not asking to change the exterior of the building. R. Nayler said the landmark status, in this instance, is predicated in the building itself. Moreover, providing the landscaping as the backdrop, enhances the view of the landmark from Sheridan Road. J. Deis said the issue is what constitutes the historic site. She posed questions: Is it the building itself or is it the building on the piece of property? Is it the building in its larger environment which in this case is the piece of property? J. Deis said arguments could probably be made very effectively on several sides of this issue. The Commission's purview in general is over more than the building, and the Commission in general is not only interested in the structure itself, but it is also interested in the site that surrounds the structure There are specific circumstances in this case that cannot be generalized to other future projects. J Deis said in her opinion the main view of this structure is from Sheridan Road. The rest of the site is not within the public domain, unless one chooses to go back along the gravel alley behind the building The garage structure does not directly relate design wise or stylistically to the house, said J. Deis. She believed that the Commission members would agree that the garage is not a significant historic structure and the Commission will not be adverse to its demolition, nor does the site have specific historic landscape features. She posed the question: How great an importance is this particular site to the building itself? G. Nowesnick said probably none, Evanston Preservation Commission Minutes -March 17, 1998 Pane 16 that the applicants have done a good job in terms of reducing the impact of the parking area. M. Sarkisian said his concern was the proximity of the parking area to the building. He would recommend, in the interest of protecting the landmark building, keeping the parking areas as distant from the landmark building as possible. M. Sarkisian believed the formal proposal by NU had done that. Be concurred with J. Deis about the garage not having historic significance. He said the lot is very deep and that works in favor of the proposal. M. Sarkisian said the view from Sheridan Road is the primary view of the landmark and the proposed parking would not be an obstruction to that view. J. Deis said the landmark needs to have a context, whether the context needs to be the entire narrow deep lot is what the Commission would discuss. 1f it does not, then she believed the more buffer the landmark building has from another non residential use the better, S. Reagan said the new sidewalk and landscaping between the Iandmark and the parking area work effectively, A. McGonagle said the pedestrian areas would be more formal, allowing the landmark to gain more prominence. J. Deis said she did not view the rear of the lot as key to the landmark. She would feel different if the Commission would be reviewing, for example, 48 parking spaces to the side of the Dawes House, that would be a different situation because the surrounding property is so key to the feeling of graciousness and spaciousness of that particular structure, In the case at hand she did not find that to be true. K. Irwin concurred with the previous comments, he added what makes the proposal work in terms of the historic property is the placement of pedestrian access from the dormitory over to the street. Concentrating some of the foliage in the direction of the historic building is lost in the second proposed alternative, lie said. J. Deis agreed with K. Irwin, she said the formal proposal creates a clear delineation between the parking area and the house and its surrounding property. G. Nowesnick moved for approval of the proposed project as graphically and verbally presented two fold: First, approval of the proposed parking immediately West of the subject landmark house. Second, approval of the demolition of the garage in the northwesterly corner of the subject property The proposal conforms with the applicable regulations. G. Nowesnick modified his motion stating that the special use as part of the proposed project be approved by the Preservation Commission and forwarding it on to the Zoning Board of Appeals. K Irvin seconded the motion as modified by G Nowesnick. Dj.SC 115:Sl of r: J. Deis said she agreed that the proposed project was a reasonable solution to a problem. She said it concerned her to set a precedent. She felt that it is important to state on record that everyone of these cases is unique. There are many situations involving a landmark building where taking over approximately 50 percent of the property for parking would absolutely be inappropriate. She said fortunately for NU, in this case, the way the project Evanston Preservation Commission Minutes - March 17, 1998 Page 17 is being proposed and handfed is appropriate. She emphasized once,more that every case is unique. G. Nowesnick strongly agreed with J. Deis. The motion passed unanimously (6-0). V. APPROVAL OF MINUTES Kirk Irwin moved to approve the Preservation Commission's minutes of January 20, 1998. The motion, seconded by J. Deis was approved (6-0). VI. STAFF REPORT C. Ruiz said that the North East Historic District Association (NEHDA) has held its second workshop, this being their third community meeting. At the last workshop NEHDA discussed preservation incentives such as tax incentives. The third workshop will deal with the research involved for the nomination of a historic district. The meeting is March 28, 10 a.m. at Roycemore School library. C. Ruiz encouraged Commission members to attend the workshop. VII. ANNOUNCEMENTS C. Ruiz announced the next Commission meeting is April 21, 1998 at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. VIII. ADJOURNMENT With no further items on the agenda, J. Deis adjourned the meeting at 10:41 p.m. Respectfully submitted: Senior Planner/Preservation Date: EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, April 21, 1998 7:30 P.M. - Room 2402 Civic Center MEMBERS PRESENT: Heidi Pawlowski Carey, Jessica Deis, Barbara Gardner, Kirk Irwin, Mary Mumbrue, Mark Sarkisian MEMBERS ABSENT: George Halik, Gregory Nowesnick, Susan Reagan OTHERS PRESENT: Shamin Esmail, Kinga Legg, Keith Murnigham, Paul Hart, Nancy Segall, Kevin S. Hall, Michael Whinston, Sean Gallagher, Scott Javore, David Roberts, Art Mollenhauer, Robert Brenner PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:37 p.m. II. WELCOME TO NEW COMMISSIONERS J. Deis welcomed Barbara Gardner and Heidi Pawlowski Carey as newly appointed Commission members. III. CORRESPONDENCE Letter from Dempster Area Neighbors East (DANE), regarding 516 Dempster Street - the "Cottage". J. Deis asked if anyone representing DANE was present. Doraine Anderson said she was not with DANE but was present because of the "Cottage". J. Deis said the Commission will return to this item later in case someone from DANE will show at the meeting. Preservation Commission Minutes - Anil 21 1998 Pale 2 IV. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) l . 1616 forest Place - &t;prior Alterations Shamin Esmail, owner and Kinga Legg, architect, presented revised drawings for front facade alterations at 1616 Forest Place. The property is an Evanston Landmark. K. Legg said the proposed dormers now are proportionally better than previously discussed. The dormers size remained 12' high and 9' wide. However, the doors are now 5' instead of 6' in width, and 7' instead of 6.5' in height. Commissions Findings Mark Sarkisian said he liked the width adjustment, he still had some concern with the abrupt way the doors meet with the pediment above. Kirk Irwin concurred with M. Sarkisian, he suggested to project the capitals of the side pilasters further out to create a smooth transition between the pediment and everything else below. K. Irwin moved that the Commission approves the project with the revisions as presented, including the detail at the pilaster capitals. M. Sarkisian seconded the motion. The motion passed unanimously (6-0). 2. 824 Sheridan Road - One vary rear addition Keith Murnigham, owner, presented plans for a one story rear addition at 824 Sheridan Road. The property is an Evanston Landmark located within the Evanston Lakeshore Historic District. Carlos Ruiz showed slides of the front and rear of the property. He said it was difficult to see the back of the house from the alley. K. Murnigham said he was in front of the Commission last fall with a different design that was approved. He now has a new contractor, Benvenuti & Stein; the project is essentially the same, but the details have changed. K. Murnigham explained that the family/solarium has a more separate mudroom on the side and a terrace with more complete details. The family room will open to the back yard and connect with interior space of the house. The addition has an entry to a mudroom at grade on the north elevation. The family room roof is tiled to match the house, and the exterior new brick would match the brick on the house as close as possible. The solarium windows have muntins bars (not shown on the elevation drawings). There are wood panels below the windows. Commission's Findings S. Sarkisian asked what type of windows are proposed. K. Murnigham said the Preservation Commission Minutes - Anril 21, 1998 Pave 3 windows are casement. M. Sarkisian said the muntin bars are a great improvement. M. Sarkisian asked Commissioners for their opinion of the glass roof. K. Irwin said he did not mind the Emdega roof because its high quality. J. Deis asked if the masonry on the foundation could be matched. K. Murnigham said the contractor is working on that. K. Irwin asked about the roof over the mudroom and the area connecting with the the roof. K. Murnigham said the detail has not been worked out yet. K. Irwin said it is important to know how this junction will work. C. Ruiz suggested Faxing the detail drawings to K. Irwin for review when ready. K. Irwin agreed. J. Deis asked if the doors showed on the west elevation are existing. K. Murnigham said yes. M. Sarkisian asked about the railing detail for the terrace. K. Murnigham said the new railing is similar to the wrought iron railing in the front of the house. K. Sarkisian said there are no roof overhangs on the addition as existing on the house, and wondered if that were appropriate. C. Ruiz said that the addition, with no overhangs, perhaps makes a clear distinction between the original house and the new construction, while still being a sensitive contemporary addition with its own character. K. Irwin moved that the Commission approve the project pending review of the mudroom roof detail via fax by one of the Commissioners. The Commission finds that the proposal meets all applicable standards for review of alterations. The motion, seconded by B. Gardner passed unanimously. 3. 1225 Ridge Avenue - Lanelscaping, +rrouglrr iron fence, addition of wallavay and driveway Paul Hart, owner, presented plans for new landscaping, a new front yard wrought iron fence, and a new walkway and driveway at 1225 Ridge Avenue. The property is an Evanston Landmark located within the Evanston Ridge Historic District. C. Ruiz showed slides of the front and side views of the house and immediate properties to the north, south and across the street. C. Ruiz said there are existing front yard fences and driveways within the same block on Ridge Avenue. P. Hart said he would like to build a front semicircular driveway to improve the current and difficult rear access to his house. AIso, he proposes a front yard wrought iron fence, additional landscaping along, the driveway and walkway. P. Hart said he will provide the design for the fence later. Commissions v Findings J. Deis said she would like to see more information about the design of the fence and gates closing the driveway. M. Sarkisian said that conceptually the project seemed Preservation Commission Minutes - Anril 21 1998 Page 4 attractive; however, he wanted more information about the landscaping. C. Ruiz noted that the Zoning Ordinance does not allow front yard fences are as of right. Nevertheless, the Commission has purview over all fences affecting landmarks and historic districts. The Commission has approved front yard fences and corner lot fences in a case by case basis. P. Hart said he had not yet applied for a zoning variance for the front yard fence. M. Sarkisian said he viewed the proposed fence as being open. B. Gardner disagreed, she said that even though there are existing front yard fences, these are grand fathered. She said if the Commission and Zoning approve this fence, every other property on Ridge Avenue would want a front yard fence too. J. Deis said she was concerned with the gates closing access to the driveway. She would be less concerned with a see - through decorative fence. J. Deis said she liked the proposed low hedge along the fence. J. Deis said that P. Hart would have to show the Commission a compelling reason for the gates as proposed. She asked if there were any issues regarding the proposed two curb cuts. C. Ruiz said he referred P. Hart to the City Engineer to ask about the issue of curb cuts. I Deis said the Commission would like to see more details about the gate posts and the design of the fence. She said the driveway was less objectionable. P. Hart said he was considering cobble stone or similar look alike material for the driveway. Summarizing, J. Deis said the Commission would like to see elevations showing the design of the gate and posts, proposed materials for driveway and walkway. The Commission did not take any action on the proposed project and recommended P. Hart come back in front of the Commission with the requested information. 4. 1131 Sheridan Road - One-story rear additions Nancy Segall, owner and Kevin S. Hall, architect presented plans for a one-story rear addition at 1131 Sheridan Road. The property is located within the Evanston Lakeshore Historic District. C. Ruiz showed slides of the front and rear of the house. He noted that the rear of the house is not visible from the street, but is visible from the alley. K. Hall displayed a model of the house and the proposed addition and said the new one-story addition connects with an existing one-story flat roof sun room. The existing deck would be removed and replaced with a new terrace more in keeping with the character of the house. An earlier extension to the house would also be removed. The proposed project is for a new one-story family room addition, mudroom and a new deck. The new addition is set back from the existing exterior Preservation Commission Minutes - Anril 21. 1998 Nile 5 wall on the west elevation and projects outward from the existing sun room on the north elevation. The terrace would have a concrete base, lime stone cap and blue stone surface and wood railings. Consinissio►r't F� s,elings H. Carey asked when the house was built and the year of the addition. N. Segall said the house was built in 1911, the addition in 1985-86. 1 Deis asked about the finish of the terrace base. K. HalI said the base would be finished concrete and would be surrounded by plants. He added the blue stone would be dry laid. B. Gardner asked why the new addition and the existing sun porch were not integrated under one roof. C. Ruiz said the Commission's purview is determined by the scope of the proposed work. Also, the economic hardship provision in the Preservation Ordinance limits the Commission from requiring an applicant to go beyond the scope of work. C. Ruiz said that K. Hall had a preliminary design showing all additions under one roof That solution seemed less desirable considering that the windows on the existing sun porch remained the same. The design in front of the Commission achieves a clear differentiation between the old and the new. The new addition is more sympathetic in its design to the house that the earlier sun porch with a fiat roof. K. Hall said that the existing condition is like having three additions. The proposed new addition and terrace are more integrated with the house. M. Sarkisian asked if the roof over the new addition had a slope. K. Hall said yes, and the roofing material would be asphalt shingles. M. Sarkisian moved that the Commission approve the proposal as submitted. H. Carey seconded the motion. M. Sarkisian amended his motion adding that the proposal met all the applicable standards for review of construction. K. Irwin seconded the amendment. The motion passed as amended unanimously (6-0). 5. 130 Dem1wer Slreel - fllheralion. rear addilion and garage rehabilitation Michael Whinston, owner, Sean Gallagher and Scott Javore, architects presented plans for alteration, rear addition and garage rehabilitation at 130 Dempster Street. The property is located within the boundaries of the Evanston Lakeshore Historic District. C. Ruiz showed a slide of the front facade. S. Javore said the owner had two program requirements: one, expand and reconfigure the interior; and two, take the exterior and turn it into something that is much more consistent with the scale, texture and detail of the historic district. S. Javore said changes to the exterior include pulling the second floor of the front facing gable over the first floor to expand the second floor and at the same time create additional shadow line. Below, Preservation Commission Minutes - Anril 21. 1998 Page 6 the existing window would be removed and replaced with a box bay. All the metal windows are being replaced with true divided lite wood casements. The front entry way is being enhanced by a new canopy and vestibule. The new window to the right of the front door was a garage door that was in filled originally. The existing garage single door would be divided into two doors with soft arches above. The aluminum siding is being removed to expose the original clapboard. S. Javore said the wing to the east of the house is currently a sun room that would be replaced with a family/dining room. This portion is being bid as an alternate. If this portion is not done, the exterior would remain the same. On the east elevation, the second floor master bedroom french doors and side lites open up to a deck over the sun room. An addition to the rear of the house would expand the kitchen. Conine ssions Findings J. Deis said the proposed work is a dramatic improvement to the existing condition of the house. M. Sarkisian asked if the new garage door would be wood. S. Javore said yes. J. Deis asked what would happen if the east wing is not carried out as planned. S. Gallagher said if that was the case, the Whinstons would Iike to eventually do that portion as a separate project. M. Sarkisian moved that the Commission approve the project as submitted. The project meets all the appropriate standards for review of alteration and construction. If there is some part of the project that would not be built, and if in the future any remaining portion is going to be built, stag' is authorized to review such activity. The motion, seconded by K. Invin, passed unanimously. 6, .2409 Lincolnworxl Drive - 7iro-sloiy rear a(khtion and nell. garage Art. Mollenhauer, owner and David Roberts, architect presented plans for a two- story rear addition and a new garage at 2409 Lincolnwood Drive. The property is an Evanston Landmark. C. Ruiz showed slides of the front, sides, and rear of the house. D. Roberts said the house is a cottage in style The intention is to maintain the front of the house. The two-story rear addition requires the demolition of a one-story family room which is an earlier addition. On the east elevation the new two wings come off the living room and the kitchen on the first floor. The existing one-story bay will remain and it would be book -ended by the two wings. All new construction would be finished in stucco to match the existing exterior finish. All details will be repeated. On the north elevation, an existing garage would be demolished and replaced with a two -car garage. A new two-story wing would be added and recessed from the front elevation. The front retaining wall will remain and landscaping would be expanded into that area. D. Roberts said wood casement Preservation Commission Minutes - Anril 21. 1998 Paee 7 windows would be used for all the new additions. The rear terrace would be finished with stone, its final layout is yet to be determined. The new roof is wood shingles to match the existing. Commissions Findings M. Sarkisian about the new garage. D. Roberts said the garage would be finished with stucco. The roof would be asphalt shingles to avoid moisture problems. J. Deis said this house is an Evanston landmark, so it is special and it is a cottage. She was concerned because the project, in effect, is doubling the size of the house. J. Deis said she would be less concerned if on the south elevation, the addition was not seamless as proposed. She would like to see a break point, so that one can see that this is an addition to the original house. J. Deis said this is one of the recommendation by the Secretary of the Interior's Standards. K. Irwin said that, in this case, the extension of the south wall as one plane works well. He saw that as a balanced elevation. J. Deis restated her point of view and said she would like to see a shadow line as well. M. Sarkisian asked what would happen if the addition is recessed one foot. D. Roberts said there is a certain symmetry and balance in the plan that he would like to maintain. D. Roberts said regarding the cottage style of tile house, the roof line has been maintained. K. Irwin said the design of the house seems simple but in reality is complex. He said D. Roberts addressed the geometry and massing of the building skillfully. M. Sarkisian said the addition is successful as presented, still he thought it would be worth exploring the setback or return. J. Deis said at least 6" setback would satisfy her. She said the return was important to her because the house is a stand alone landmark. C. Ruiz noted that the Secretary of Interiors Standards for rehabilitating historic buildings states: "Designing new additions in a manner that makes clear what is historic and what is new." C. Ruiz said that exploring that possibility seemed worth pursuing. B. Gardner moved that the Commission approves the project as submitted. K. Irwin seconded the motion. Discussion: M. Sarkisian asked if there was a way to pursue the exploration of providing a return for the addition. K. Irwin said he was comfortable with the project as submitted. The motion passed 4 ayes, 2 nays. T. 2522 Lincoln Street - Alterations and rear addition Robert Brenner, owner presented drawings for alterations and a rear addition at 2522 Lincoln Street. The property is an Evanston Landmark. C. Ruiz showed slides of the front and side views of the house. Preservation Commission )Minutes - Anril 21. 1998 Pace 8 R. Brenner said the project would add a new master bedroom and bath over a new kitchen and screen porch at the rear of the house. He emphasized that the new construction is to the rear of the house and would not be visible from the street. The roof for the addition would be extruded from the existing roof and a new dormer would be added on the north side roof of the house. Windows on the south elevation are being replaced by French doors leading to a terrace. Commission'S fitxiings J. Deis asked about the material of new windows. R. Brenner said the new windows would be wood with true divided lites. The new screen porch would be on the west elevation. The sun room windows are four over one double hung windows. K. Irwin said the complexity under a simple and large gable roof made this landmark special. The axis at the pick of the gable creates a symmetry on the north elevation, but then the main entrance is offset to the right and flanked by windows at either side. The small gable over two windows to the left of the north elevation follows the same pitch as the main roof. He said he would like to see similar expressions on the south elevation. M. Sarkisian asked if the finishes will match the existing. R. Brenner said yes. He added the terrace is poured concrete. M. Sarkisian moved that the Commission approve the project as submitted, finding that it complies with all the applicable standards for review of construction. He added the proposed gable above the entry door on the south elevation be incorporated into the design. As a recommendation the rear rail detail and new window design be reviewed by staff. The motion, seconded by J. Deis, passed unanimously. V. CORRESPONDENCE (Continuation) 516 Dent1wer Street "the Cottage " J. Deis asked again if anyone representing DANE was present to discuss the letter regarding 51.6 Dempster Street. No one came forward. According to the letter, 516 Dempster was built in 1937 as a Pure Oil gas station, designed by CA Peterson, the corporate architect for Pure Oil. The letter was signed by Madeleine Bennett, President of DAME M. Sarkisian said he would like to discuss the letter. Fie asked if a demolition permit had been issued. C. Ruiz said according to the letter, yes. He said the building is not a designated landmark, nor is it located within a historic district. C. Ruiz said that Melissa Wynn, Ward 3 Alderman, was working with the neighbors to save the building finding a new location and use. He added that a few months ago he contacted the Park and Forestry Department to see if the building could be moved to a City park along the lakefront. The response was negative. Recently, Alderman Wynn has requested City staff for suggestions for a new site where the structure could be moved. C. Ruiz said that one suggested location Preservation Commission Minutes - April 21 1998 page 9 was the public surface parking lot on the 1700 block of Chicago Avenue, between Church and Clark Streets. He said the problem with that location is that available parking would be reduced; and another problem is the architectural context of the area does not seem to be the appropriate one for the cottage. C. Ruiz said the Commission's role can change if a nomination for landmark designation is submitted to the Commission. M. Sarkisian said he believed that this building was worthy of a closer look. He acknowledged the financial challenges ahead, but that does not mean that the Commission should ignore the building. He said it was troubling that the community did not seem to be able to find a new site. K. Irwin suggested that the Commission should consider nominating the building for landmark designation because it has historic and architectural significance. J. Deis said for all the reasons mentioned above that moving it is not satisfactory. Moving the building would remove it from the neighborhood context that it was intended to be in the first place. B. Gardner suggested moving the building on the City parking lot on Chicago Avenue across from Khakis and making it a tourist place. C. Ruiz announced that DANE is holding a meeting about the "Cottage" Saturday, April 25, 1998 at 1302 Hinman. He encouraged all Commissioners to attend the meeting to share ideas mentioned above. J, Deis said she would prefer that a nomination come from the neighbors, not the Commission. C. Ruiz said J. Deis made a good point and mentioned a Landmark on Central Street that has similar characteristics as the building at 516 Dempster Street. He asked if knowledge of that fact would that make the "Cottage" eligible for designation. D. Anderson (from the audience) said that the Landmark on Central and the building at 516 Dempster are too different. C. Ruiz, in response to a question from B. Gardner, said he did not know why 516 Dempster had not been designated as a landmark. B. Gardner said that the Lakeshore Historic District was nominated by the Commission under extremely high standards. She thought that 516 Dempster is an oversight, C. Ruiz referred to the Preservation Ordinance, Section 2-9-3 (G)Powers and Duties, to point out that the Commission can nominate a building for landmark designation. He said that the Commission should consider the Ions term and the short term benefits if the Commission decides to nominate 516 Dempster Street for Landmark designation. Sarkisian agreed with C. Ruiz. He also said that the City could be under scrutiny if this issue becomes more of a public issue. Further discussion ensued until the Commission members agreed to encourage DANE to continue its efforts to save the "Cottage." H. Carey offered her assistance if DANE decides to nominate 516 Dempster for Landmark status. Preservation Commission Minutes - April 21 1998 Page 10 VI. COMMITTEE REPORTS (Continuation) A. Review and Technical Assistance Committee 1216 Hinman Averure - New three -car garage C. Ruiz said that the owners of 1216 Hinman Avenue were unable to attend the meeting. He said that the property is not a Landmark but is located within the Evanston Lakeshore Historic District. He showed slides of the alley behind the property. The alley is heavily used due to a surface parking area for a business on Chicago Avenue. He said the proposed garage would be finished with wood siding. J. Deis said that the proposed three -car garage would typically be approved by the Commission in any alley in Evanston, but she believed under the circumstances of this particular situation, she looked upon this garage favorably. M. Sarkisian asked if it would be appropriate to ask the applicant for more detail drawings, such as specification of doors. J. Deis said it could be incorporated into a motion. B. Gardner moved that the Commission approves the proposed three car garage as submitted. J. Deis seconded the motion. Discussion M. Sarkisian asked if the project was subject to approval by staff. J. Deis said yes. The motion passed unanimously. VII. NEW BUSINESS A. 1998 Evanston Preservation Awards C. Ruiz announced that this year's Jury for the 1998 Evanston Preservation Awards is composed by: Linda Searl, architect; Donald Terras, The Lighthouse Park District of Evanston; Ann Dienner, Preservation League of Evanston and Meghan Stedman, Associate Planner Village of Wilmette. The Jury will conduct its site visits Saturday, April 25 from 9:00 a.m. to 2:00 p.m. This year fourteen nomination have been received. B. 412 Lee Street - New Storm windows C. Ruiz said he received a letter from Renata Stec, Property Manager, Baird & Wagner Management, requesting the Commission's recommendation regarding the installation of storm windows at 412 Lee Street without a Certificate of Appropriateness. The contractor apparently had installed the storm windows on the wrong building. C. Ruiz showed slides of this Evanston Landmark depicting the storm windows already in place. Preservation Commission bjinu es - April 21. 1998 PaeqJ1 He said despite the different color from the window trim, the storm windows seemed to be acceptable. B. Gardner moved that the Commission_ authorizes staff to approve a Certificate of Appropriateness for the storm windows as installed. The motion, seconded by H. Carey, passed unanimously. VIII. MISCELLANEOUS M. Mumbrue said that C. Ruiz made an outstanding presentation about Evanston's current trends in historic preservation at the Evanston Historical Society's lectures series "Under the Buffalo" on April 16, 1998. B. Gardner asked about the properties at 1321 Chicago Avenue and 526 Greenwood Street and the persistent rumors about their demolition and redevelopment. C. Ruiz said that developers bought both properties with the intent to redevelop the lots for a multi -family building. After learning about the Landmark status of 526 Greenwood Street, the developers apparently have changed their minds. D. Anderson, from the audience, said that 526 Greenwood Street in back in the market. IX. ANNOUNCEMENTS C. Ruiz announced that the next Commission meeting is May 19, 1998 at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. X. ADJOURNMENT B. Gardner moved to adjourn the meeting at 9:40 p.m,. The motion, seconded by M. Sarkisian, passed unanimously. Respectfully submitted. aaZt Carlos D. Ruiz, Senior P Fin /Preservation Date Approved: Ila /q� Evanston Preservation Commission Minutes - May 19, 1998 Page I EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, May 19, 1998 7:30 P.M. - Room 2403 Civic Center MEMBERS PRESENT: Heidi Pawlowski Carey, Jessica Deis, Barbara Gardner, George Halik, Kirk Irwin, Gregory Nowesnick, Susan Reagan, Mark Sarkisian MEMBERS ABSENT: Jessica Deis OTHERS PRESENT: Susan Rundle, John Maturo, Ken Fisher, Kate Friedman, Dan Brauner, Peg Dowling, Errol Kirsch, Arthur G. Salzman, Anne O. Earle, Mary McWilliams PRESIDING: Mark Sarkisian, Vice -Chair STAFF ABSENT: Carlos D. Ruiz I. DETERMINATION OF QUORUM Mark Sarkisian called the meeting to order at 7:35 p.m., a quorum being present II. APPROVAL OF MINUTES M. Sarkisian said his first name initial on the April 21 minutes, page 3, should be changed from S. to M. He moved to approve the minutes of February 17, 1998 as submitted, and April 21, 1998 as corrected. Barbara Gardner seconded the motion. The motion passed unanimously. Ill. COMMITTEE REPORTS A. Review and Technical Assistance Committee 1. 1414 kfaple Avenue - Tina -story rear addition, conversion of auached garage to family room and construction of neii, attached garage Susan Rundle, architect and John Maturo, general contractor, presented drawings for a proposed two-story rear addition, the conversion of attached garage to family room and the construction of a new attached garage at 1414 Maple Avenue. The property is located in the Evanston Lakeshore Historic District. S. Rundle said the owners want an addition on the back of the house, 26' wide x 18Y deep. Evanston Preservation Commission Minutes - May 19, 1998 Page 2 The existing garage would remain and become part of the family room. The gable roof of the garage would be turned 90 degrees. The new window openings would be the same size as the existing windows. The rear bay is similar to the front bay. The finish material on the first floor is brick; the second floor is clapboard. The new garage is a frame structure with similar features as the house. The side entrance door would be changed and still keep the Colonial Revival style of the house. The new windows would have true divided lights. Commission 's 1' indlings M. Sarkisian asked what is the finish of the existing garage. S. Rundle said it is brick. She added that the total lot coverage is 29 percent, including the new garage. George Halik suggested carrying through the roof vent that is present on all other roofs on the new addition north elevation. Commission members discussed extensively the connection between the existing structure and the two-story addition on the south elevation. The Commission recommended a change of plane or installation of an expansion joint to clearly mark the transition. Kirk Irwin moved that the Commission approves the proposed addition with the following provisions: that the cave trim on the new addition match the existing trim, that gable vents be added to the design of the new addition, and the architect, owner and contractor give further study to the south elevation where the new construction is added onto the existing. Give consideration to installing an expansion joint if it remains on the same plane or change plane. The motion, seconded by G. Halik, passed unanimously. Regarding the frame garage M. Sarkisian if the roof would match the roof of the house. S. Rundle said, yes. Greg Nowesnik asked a description of the overhead garage door. J. Maturo said the door would be pressed metal with a raised panel. G. Nowesnick asked if Commissioners had an issue with the metal door with the respect to the stone wall on the north elevation. S. Sarkisian said perhaps a wood door would be more in keeping; with the house. J. Maturo said metal doors are very common and widely used because the abuse they get when facing an alley. K. Irwin moved that the Commission approve construction of the new garage at 1414 Maple Avenue, finding that the new garage meets all the applicable standards of construction. B. Gardner seconded the motion. M. Sarkisian amended the motion to include that the proposed garage is approved in graphic form and as discussed. This includes a clapboard 8" wide, trim to match, and roof to match existing. K. Irwin seconded the amendment. Discussion. S. Rundle asked the Commission if the revisions could be approved by staff. The answer was yes. The motion passed as amended unanimously. 2. 641 Judson Avenue - Second floor corner infill, new windows, mudroom addition, new deck Evanston Preservation Commission Minutes - May 19, 1998 Page 3 Kate Friedman with Dan Brauner, owners, and Ken Fisher, contractor, presented plans for a second floor addition, new windows, mudroom addition, and new deck at 641 Judson Avenue. The property is located within the Evanston Lakeshore Historic District. K. Fisher said showed revised drawings of the proposed work. The Commission discussed the proposed work at length and clarified that the proposed second floor addition has a horizontal band of five wood casement windows, the mud room on the second floor has an area of 8' X 8' and the proposed deck is made of wood. The exterior finish is stucco to match existing exterior finish. The roof would match the existing roof commission's rincdings G. Halik asked if there was a horizontal band of windows anywhere else in the house. D. Brauner showed pictures of the front of the house that had windows with similar arrangement. S. Sarkisian said that throughout the house there are double hung windows. Some windows have divided lights and some do not. S. Regan said the new horizontal band of windows did not bother her. She said it has a sun porch feeling in the back of the house. M. Sarkisian asked if the deck had a railing. D. Brauner said, yes. G. Nowesnick asked if the 2" x 2" horizontal railing with 4" x 4" post was appropriate. S. Regan said that the deck did not require the detail of a porch railing. B. Gardner moved to approve the project as submitted. The motion, seconded by Heidi Pawlowski Carey, was approved unanimously. 3. 425 Dempster Street - Addition of four new dormers, new exit doors at south elevation, replacement of windows and repair of gutters and masonry. Peg Dowling, Executive Director Chiaravalle Montessori School, and Errol Kirsch, architect, presented plans for the addition of four new dormers, new exit doors at south elevation, replacement of windows and repair of gutters and masonry at 425 Dempster Street. The property is located within the Evanston Lakeshore Historic District. E. Kirsch said the project was prompted by the need to conform with the code for the interior remodeling and the need to expand within the existing envelope. The plans call for two glass doors on the south elevation in place of two existing windows. The doors are depressed below the grade of the sidewalk. Four new dormers with hip roofs are proposed on the north elevation. The profile of the dormers is also visible on the west elevation. A second floor addition over the existing connector between the main building and the gymnasium is visible from the west elevation. E. Kirsch said there would be cooling equipment outside the annex building, The changes would be treated with landscaping. The last proposed alteration is the replacement of windows due to infiltration and deterioration. The proposed new windows are thermo pane aluminum windows. The elevation view of existing windows would be replicated from the inside. The silhouette or side line would be slender than the existing windows. Two window Evanston Preservation Commission Minutes - May 19, 1998 Page 4 suppliers: Trenco and True Light will submit samples. K. Irwin said the Trenco profile would be much different that the existing. K. Irwin said he would like to see the delicate detail of the existing windows maintain. E. Kirsch said the cost of restoration is high and according to one restoration contractor, they could not use thermo pane because the muntin thickness is not wide enough to do it. Also, the infiltration would continue to be a problem. C01111111Sslon'V Findings M. Sarkisian asked if the muntins of the new windows would be in the inside. E. Kirsch said: yes, for practical reasons such as washing the windows. M. Sarkisian asked if wood windows with true divided lights was considered as an option. He said he was concerned with the appearance of the windows on this important Evanston building (design by D. H. & Company in 19I0). P. Dowling said the cost of new wood windows was prohibitive for the school. E. Kirsch said other work would include the repair of masonry and gutters. He said he would consider wood windows if the school did not have to worry with maintenance. G. Nowesnick said that other school buildings which had recently replaced wood windows with aluminum windows seemed to have been moderately successful, in terms of their exterior appearance. B. Gardner said that at Nichol's School the interior oak like a like veneer that was applied to the aluminum windows was peeling off. K. Irwin said he would prefer to see the proposed replacement windows. G. Halik asked if the location of the two glass doors on the south facade was necessary. P. Dowling said the priority is for the smallest children being able to leave the building as fast as possible in case of an emergency. G. Halik asked if the same could be accomplished at the north elevation. P. Dowling said the City has plans for the park, adjacent to the school, and she did not know if relocating the two glass doors to the north facade would be feasible. E. Kirsch said they would investigate that possibility. M. Sarkisian said from the preservation point of view, the ideal situation is to preserve the main facade as much as possible. G. Halik asked about the materials for the proposed second floor addition over the connector building which would be visible from the west elevation. E. Kirsch said it would be brick to match existing addition. S. Regan said the dormers in plan appear to be much larger than in elevation, which let her to wonder about the height of the corner offices. M. Sarkisian said the large dormers as shown on the north elevation did not correspond to the plan either. G. Halik said the Commission had identified four important issues: the windows, moving the new access doors to the south elevation, the dormers (roof discrepancies), the brick to match the existing brick for the new second floor addition. M. Sarkisian said the window replacement was a sensitive issue. He encouraged the applicant to continue exploring the possibility of new wood windows with true divided lights. He said the whole issue of the windows (including: color, manufacturer, materials) should be one item. The sunken garden on the south elevation leading to the two new glass doors should be moved to the north elevation if possible. A description of the landscaping would be useful. The dormers are okay. However, finishes issues should be clarified (could roofing material match existing Evanston Preservation Commission Minutes - May 19, 1998 Page 5 tiles, the floor plan should reflect the elevation drawings). Finally, the issue of the addition over the existing addition should be fully described. The gutter details and masonry work should also be fully described. Regarding the windows, G. Halik said if the same profile, same color, and true divided lights of the existing building are matched, the Commission would approve as soon the information is available to staff and distributed to Commissioners. If not, the applicant should come back in front of the Commission. G. Nowesnick said wood or steel windows would be the only materials for true divided lights. He said there are windows with a polycoat elasticmer color coating factory applied over wood. M. Sarkisian moved that the applicant provides to staff, for distribution to all Commissioners, a new window replacement with true divided light system that would mimic the detail and the number of divided lights of existing windows. The windows should be wood with a polycoat applied to the exterior, the color should match the existing ivory color, the muntin bars should be expressed on the exterior with a nominal width of 3/4" or 7/8". G. Nowesnick seconded the motion. Discussion: M. Sarkisian said the remaining items (dormers, new entryway, gutters and masonry repair) would be brought back to the Commission at the June 16, 1998 meeting. The motion passed unanimously. 4. 1018 Greenwood Street - Rear addition over existing garage Arthur G. Salzman, owner, presented plan for a rear addition over an existing garage at 1018 Greenwood Street. The property is within the Evanston Ridge Historic District. A. Salzman said the proposed addition would be to build a second floor over the existing garage on the south side of the building. The finish material would be common painted brick. The windows are double hung wood clad windows with six -aver -six divided lights. (✓onlinission's Filxli►!gs M. Sarkisian asked if the garage door would remain the same. A. Salzman said, yes. The east elevation was remodeled by the previous owner M. Sarkisian suggested to A. Salzman to verify that there are foundation walls below the garage. A. Salzman said that he is certain there are foundation walls. G. Nowesnick asked if the new roofing material would match existing. A. Salzman said, yes. He said that he did not select the new windows yet. He was not sure whether the windows would be true divided lights or not. B. Gardner moved that the Commission approved the proposed addition as presented graphically and verbally. The motion. H. Pawlowski Carey seconded the motion. The motion passed unanimously. Evanston Preservation Commission Minutes - May 19, 1998 Page 6 IV. NEW BUSINESS Review of the Evanston Lakeshore Historic District - Part One Anne O. Earle and Mary McWilliams, Associate Commission members, presented an overview of how and why the Evanston Lakeshore Historic District (ELHD) became to be, how the district boundaries were drawn, what it is in and what it is out, the effects of Evanston landmark designation on the nomination's ranking of significant, other contributing and non-contributing structures, and the pitfalls of hierarchical terminology. A. Earle also discussed the changes in the National Register forms between 1978, when the Lakeshore district was written, and 1998. A. O. Earle said that M. McWilliams was a Commission Chair in 1986-87. She was Co -Chair of the Commission's Evaluation Committee in 1987-88. M. McWilliams and A. O. Earle are coauthors of the booklet: "Historic Evanston Architecture - Four Walking Tours of Ridge and Lakeshore Historic Districts," published in 1993. They are also active members of Preserving Integrity Through History and Culture (PITCH) Committee, and volunteer advisors to the independent Northeast Evanston Historic District Association, M. McWilliams is current Treasurer of the National Alliance of Preservation Commission's, and serves in the Illinois Historic Sites Advisory Council, which reviews National Register nominations in Illinois. A. O. Earle is coauthor of the Evanston Ridge Historic District nomination, and she is privately surveying the West Side Conservation District and writing the architectural portion of the nomination of the West Side Conservation District for PITCH. In 1972 before there was an Evanston Preservation Commission, the State of Illinois published the Illinois Historic Structures Survey Interim Report, which identified 267 Evanston structures, mostly houses of architectural interest. In 1975, City Council passed an ordinance creating the Evanston Preservation Commission, giving it authority to recommend landmarks to the City Council for designation, and have advisory review over the proposed exterior alterations of a designated landmark. The Commission located the 217 buildings identified by the State on a map that had ten clusters or intensive study areas. More 300 volunteers were trained and conducted surveys. The survey itself proved to be a tremendous public relations success. The higher concentration of identified buildings was along the lakefront to Lake Street to Lee Street. Three volunteers identified permit data at City Hall of all the buildings identified in Geld surveys. The Commission determined that inclusiveness would prevail over exclusivity when recommending designation of Evanston landmarks. Architectural integrity was essential, but large size was not, and a landmark building needed not to be architect design. Vernacular buildings could be landmarks as long as they met the criteria and retained their integrity. Sometime in 1978, when evaluating Study Area VI, some Commissioners wanted to place 30 to 40 so-called best landmarks on the National Register of Historic Places. The State Historic Preservation Officer or SHPO who administers the National Register Program in Illinois was appalled by the number of potential nominations. Instead, the Evanston Preservation Commission Minutes - May 19, 1998 Page 7 SHPO recommended a historic district. Some Commissioners expressed concerns over another layer of control or that a district would include buildings with no architectural or historical significance. A. O. Earle made the point that background houses by lesser known architects provide context to a historic district. Without context, even super buildings become: "what a pity or too bad, instead of, how wonderful." This is the reason why the Preservation Ordinance gives the Evanston Preservation Commission purview over all structures within historic districts. The SHPO insisted in determining the boundaries and writing the nomination for the ELHD. The SHPO staff used the Preservation Commission's data for the evaluation of buildings for Evanston landmark status. It took two days to survey the area, determine the district boundaries, read most recent Evanston History written in 1928. The necessary corrections were made by the Preservation Commission and the SHPO before sending the nomination to Washington D.C. A.O. Earle said that the SHPO staff did well under the circumstances. But the ELHD nomination is not completely consistent nor is as comprehensive as we would like. A. O. EarIe then described how the ELHD buildings were designated and how boundaries were drawn. It all begins with a high concentration of significant buildings and works outward. The name ELHD distinguishes the area from Chicago Lakeshore Historic District, starting with 225 Greenwood Street, where Charles Gates Dawes lived. Dawes was vice-president of the United States under Calvin Coolidge and winner of the Nobel Peace Price in I925. His house was designated a National Historic Landmark in 1976. The Evanston Historical Society has been in the house since 1960. Robert D. Sheppard commissioned architect Henry Edwards-Ficken design this 1894 house. So the house is properly known as the Robert D. Sheppard/Charles Gates Dawes House, 235 Greenwood is the William A. Hammond house, designed by Joseph Lyman Silsbee 1891-92 house. W. A. Hammond was a banker. His son invented the electric organ. Silsbee was Frank Lloyd Wright's first employer. The house at 239 Greenwood Street has been altered numerous times and is not a landmark. New guidelines in 1997 made the SHPO request resurvey of all structures in the district made more houses contributing despite alterations to them. M. McWilliams said many houses were moved rather than demolished before the "EL" tracks were built. 1118 Judson was moved to its current site from the southeast corner of Forest Avenue and Greenwood Street. She also showed two relatively new houses on the 200 block of Greenwood Street that clearly are much different from the older 11ouses in terms of scale and massing. Across from 225 Greenwood Street is 228 Greenwood a big stucco house that Mayo &: Mayo remodeled in 1928. British trained Ernest Mayo lived in Evanston and built many large new houses. He also remodeled many large old houses. The house was originally built for developer Luther Greenleaf in 1865-66. He named Greenleaf Streets in Evanston and Chicago and built a number of houses in Evanston prior to the Chicago fire. Northwestern University deeded the land to L. Greenleaf in November 3, 1865. Next door east is 214 Greenwood a l9th Century house that might be stuccoed and half timbered in 1916. 202 Greenwood was designed by J. L. Silsbee in 1889 and additions by also J. L Silsbee in 1897. 144 Greenwood designed by Ernest Evanston Preservation Commission Minutes -May 19, 1998 Mayo was built 1915. Page 8 A. O. Earle said the Lakeshore Historic District extends to the edge of Lake Michigan from where Sheridan Road turns west at Northwestern University campus south of Sheridan Square. The district includes the War Memorial Flag Pole and Patriots Park near Church Street. The district also includes the Horse Trough at Clark Street and Centennial Park. M. MjV.iiiiams acid A. u. Earle explained in detail the history and architectural resources of the Evanston Lakeshore Historic District. They highlighted significant and contributing buildings as well as non contributing buildings. Also, some characteristics of the district such as uniform setbacks on the blocks and similarity of scale and massing, providing cohesiveness in the district, were highlighted. Raymond Park and the four Churches that surround the park, are an important part of the historic district. The trapezoidal park appears in the 1854 plat of Evanston. First Baptist Church, now called Lake Street Church at 607 Lake Street, is also within ELHD. First Baptist is the oldest church building in Evanston (dedicated in 1875), although not the oldest congregation. Cass Chapman was the architect. First Presbyterian Church (I894) at 1427 Chicago Avenue was designed by D. H. Burnham Company. In 1925 Harry Bergen Wheelock, an Evanston architect, designed the Parish Hall and Sanctuary. The boxy five story post war apartment house at the corner of Hinman Avenue and Lake Street is included in the district because it is surrounded by the Italianate house on the west, Raymond Park on the north, and upscale house across the street. The building lacks appropriate scale, massing, and quality of design. A. Earle concluded her presentation by saying that she gave a fairly detailed Iook of how the western district boundary was established on Lake Street. She said next time she would take a less detailed look at the north and south district boundaries and a sampling of the buildings in between. After a lively discussion about the presentation, the Commission members thanked A. Earle and M. McWilliams for their work and contribution to Evanston's historic and architectural preservation. V. STAFF REPORT K. Irwin said that C. Ruiz asked him to clarify that the District 65 Board hired a consultant to study the existing condition of District 65 headquarters on Dempster Street and Ridge Avenue, not to study the possibility of redevelopment of the site. Heidi Carey said she attended a meeting with "Save the Cottage" organization. They have decided not to apply for landmark status. H. Carey volunteered to work with "Save the Evanston Preservation Commission Minutes - May 19,1998 VI. ADJOURNMENT With further business in the agenda the meeting was adjourned at 9:45 p.m. Respectfully submitted: Carlos . Ruiz, enior Planner/Pre ation Coordinator Date: Page 9 EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, June 16, 1998 7:30 P.M. - Room 2403 Civic Center MEMBERS PRESENT: Jessica Deis, Kirk Irwin, Gregory Nowesnick Susan Reagan, George Halik, Barbara Gardner MEMBERS ABSENT; Heidi Pawlowski Carey, Mark Sarkisian OTHERS PRESENT: John Holbert, Howard Decker, Richard Monastra, Jean Parker Vail, Marcus Young, David Glover, Ellen GalIand, Anne McGuire, David Cornes, Jeff Gardner, Errol Kirsch, Thomas Stat PRESIDING: Jessica Deis, Chair STAFF; Carlos D. Ruiz L DETERMINATION OF QUORUNI A quorum being present, Jessica Deis called the meeting to order at 7:34 p.m. I1. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 1731 Wesley Avenue - Rear addition John Holbert, architect, presented plans for a rear addition at 1731 Wesley Avenue. The property is located within the Evanston Ridge Historic District. J. Holbert said an existing mudroom would be removed to extend the kitchen out, about 13'. The house has two octagonal bays. The one-story rear addition follows a similar shape. The new siding and new roof will match the existing. The deck in the rear has the siding wrapping around below the deck in the same fashion as the front porch. The new roof is a simple hip with a flared section to keep the spirit of the existing roof. The double hung windows are similar in size and proportion as the existing, Contnrission's Findings J. Deis said that in the addition, the sill height of the windows had been raised above the Preservation Commission Minutes -June 16, 1998 PaE 2 existing, she asked why. J. Holbert said that was because of the height of the kitchen counters. J. Holbert said the cedar wood deck will be painted. The railing will match the front of the house. S. Reagan said the large roof overhang over the addition seemed to be out of proportion. J. Holbert said the overhang could be reduced, however, doing; that would move the addition off center. George Halik moved to approve the project as presented. The project meets all the applicable standards For review of construction. The motion, seconded by K, Irwin, passed unanimously. 2. 2122 Sheridan Road (Seabury Western) - Two story addition. Howard Decker and Richard Monastra, architects, presented plans for a two-story addition to connect two structures at 2I22 Sheridan Road. The property is an Evanston Landmark. H. Decker said his firm has been involved with Seabury Northwestern since the Spring,/Summer of 1992, when they were engaged to do a master plan for the whole campus. As a result of a series of recommendations the seminary asked them to design an entry building connecting Wheeler and Junken at Heaven and Garret Streets. The objective is to make the two buildings accessible to the disabled. The floor elevations on both buildings are at a variety of heights. Junken is four steps off the roadway and Wheeler is five steps from the road way. Because of the grading from Garret and Heaven, the position of the new building, by grade along, visitors can be brought into the Seminary. They would have an elevator to move to the second floor and basement. The new building's basement floor will provide movable stack storage for the library. The new building location was determined due to the alignment vertically and in plan with respect of the two buildings. The new building needed to be approximately less than 30' in order to get program space, movable storage in the basement, and elevator, toilet rooms and corridors connecting. The addition is pulled of of Heaven so that the two stand alone buildings remain as such and that the new building is a connection between the two structures. The proposed alignment would cause the least amount of impact with respect to the internal plan configuration of the two existing buildings. On the second floor of Junken and Wheeler, some rooms will be affected with the least amount of impact. There will be a 1 to 20 ramp on the eastern side, on the western side there will be a straight access to the opening. The elevation of the addition is setback about 60' from the face of the existing buildings. Because the grade can be handled at the proposed location of the addition, the elevator will stop only once at each floor. The intention is to leave the face wall and the archway of the two openings intact. The smock doors will be pulled inside the arches so they won't be in the archway, preserving the masonry of the openings and the face wall on both sides. Preservation Commission Minutes - June 16, 1998 Palle 3 The proposed addition would a slate roof, limestone facing to match existing, copper down spouts, gutters and (lashings. The windows have not yet been selected. A steel frame thermally broken insulated glass window is being contemplated. Another possibility is wood windows. I-1. Decker said the Commission's advice with respect to the window would be appreciated. The jack arch would be used in the secondary openings to place the addition in a hierarchy where it is not placing itself above the primary openings of the existing structures. The centralized bay feature would help visitors to identify the entry. The finish materials of the addition would be stone, slate, copper, the dressed stone at the copping, a base simple openings. Commission's Findings George Halik asked if other alternatives on the expression of the link such as a transparent link that would keep the facades of the existing buildings. H. Decker said some preliminary sketches show the building very transparent. His feeling was that the link upstaged the landmark buildings. Their attempt is to create a balance so one can see the three buildings together. J. Deis recommended not to introduce a third style of windows with the addition. Greg Nowesnick said the steel windows muntin bars are 1-1/4", very heavy compared to the 5/8" or 3/4" T•bars. To maintain the narrow muntin bars and high performance, Weather Shield windows would be the only option to get true divided lite wood muntins. H. Decker said that wood windows could match the profile and width and be related to the existing steel windows, yet different. This could be another way to emphasize the hierarchy of the addition. J. Deis said when the windows are selected the applicant would come back to the Commission. J. Deis asked what would be demolished from the existing windows. H. Decker said the bay window on Junken will be covered by the addition and the face will probably be removed. The removed windows are not going to be reused in the proposed addition. G. Halik asked about the mechanical systems. H. Decker said the cooling and heating equipment will be in the attic space. J. Deis said that she had some concern with standard 12 for review of construction. The removal of the bay windows is in conflict with standard 12. G. Halik said when looking at this project one has to take the whole project and look at the merits versus the limitations. J. Deis said a lack of adherence to one standard does not invalidate the project. She said she did not know how to address standard 12, unless somehow, maintaining the bay within the plan. C. Ruiz said should the Commission approve the proposed addition, even though the project is not in compliance with standard 12, the Commission should indicate the reason(s) why approval is being granted. J. Deis asked the applicants to justify the reasons why the bay could not remain as is. H. Decker said that the location of the addition was dictated by many physical constraints and by the requirements of the program. Leaving the bay Preservation Commission Minutes -June 16, 1998 Page 4 would defeat the purpose of creating the corridor connecting Junken and Wheeler. A bay is being proposed in front and back of the addition to recall the original bay. J. Deis said that was the statement she was looking for. Barbara Gardner movers that the Commission approve the plan as presented. G. Halik seconded the motion. Discussion: C. Ruiz said the motion should include that the project meets the applicable standards of construction, except standard 12, for the reason discussed by the architect, and that the Commission found the project conforms with the rest of the applicable standards. B. Gardner amended her motion to include the statement by C. Ruiz. G. Halik seconded the amendment. The motion passed as amended unanimously. 3. 208 Hamilton Street - Alterations to a coach house Ellen Galland, architect, presented plans for alterations to a coach house at 208 Hamilton Street. The property is an Evanston Landmark, located within the Evanston Lakeshore Historic District. E. Galland said the alteration involves a dormer on the south elevation of the coach house, which is not visible from the street. The reason for altering the dormer is because of egress requirements. A sliding window had been approved by Dean Mosca (of the Building Division). The sill of the window cannot be lowered or the opening increased. The alteration is from three small casement windows to one single window with divided lites consistent with the casement windows. Commission's Findings J. Deis asked about the materials and the exterior finish of the new window. E. Galland said the new window is wood and the color will match the color of the existing windows. The size of the window opening will remain the same. G. Halik moved that the Commission approve the proposed alteration at 208 Hamilton Street as presented. The Commission found that the project meets all applicable standards of alteration. J. Deis seconded the motion. The motion passed unanimously. 4. 21,7 Dempster Street -Front and side addition and restoration Anne McGuire, architect, presented plans for a front and side addition and restoration at 217 Dempster. The property is located within the Evanston Lakeshore Historic District. A. McGuire said the project had received conditional approval from the Illinois Historic Preservation Commission Minutes - June 16, 1998 Pa_t'L5 Preservation Agency for the Property Assessment Tax Freeze Program. The house was built in the 1890's. However, major changes occurred in the 1920's. The front porch was removed and the small pediment entry and bay were added. The Palladian window was closed up, the port cochere was removed, a stone terrace was built, and a bay was modified. Most notable change is the removal of its porch. The porch cochere and the porch are now being addressed, including general clapboard repair and uncovering of flanking windows. The current owner found drawings of the original, from which the proposed work has been developed. The project will put back the roof over the porch and the port cochere. The project is reconstruction and restoration based on accurate information. The only different thing is the height of the railing to meet the current code. Commission findings K. Irwin asked if a front elevation window on the second floor would be reconstructed. A. McGuire said, no. The reason is that the bay is in a library that was extensively paneled. J. Deis asked if the pediments would be reconstructed. A. McGuire said, yes. J. Deis asked about the side yard encroachment with the port cochere. A. McGuire said it is about I9'. 'K. Irwin moved that the Commission approved the project at 217 Dempster Street as presented, finding that it meets all the applicable standards of construction. B. Gardner seconded the motion. The motion passed unanimously. 5. 1417 Hinman Avenue (First Congregational Church) Rear alterations K. Irwin recused himself from any discussion regarding 1417 Hinman due to potential conflict of interest. David Comes, architect, presented drawings for rear alterations at 1417 Hinman Avenue. The property is an Evanston Landmark, located within the Evanston Lakeshore Historic District. D. Comes said the building is "U-shaped" facing Hinman Avenue. In the rear, there is a public alley and a parking lot. There is a kitchen area about half level below grade with a terrace above it that is in bad repair. D. Cornes said the driving force of the project is reroofing. The terrace is a structural concrete slab Nvith a built up roof. The top of the roof is being removed and replaced with 3" of a new membrane roof and pavers on top pedestals to make it a walking surface. The stone balustrade is in bad repair, and it has to be replaced. The balusters are rumbling and the tie bars are corroded. The intent was to recreate the original features of this Tallmadge & Watson building, until the prices came way out of the budget. At that point it became evident that an alternative material such as masonry or wood would be appropriate to investigate. Replicating the balustrade in wood is about the same price Preservation Commission Minutes - June 16, 1998 Page 6 as doing it in stone. The railing is 16' wide. The balusters are 8" wide. The proposal includes masonry and stone, keeping the stone base and the stone cap rail and doing the infill in masonry, will bring it back to code. Commission's Findings G. Halik asked about the stairs. D. Comes said the stairs would be stone base and stone cap rail with masonry in between, with the same detail as the portion over the roof -terrace. The idea is to make the courtyard into a nice usable space. The raisers and treads of the stairs would be stone. D. Comes showed samples of the materials to the Commission. G. Halik asked if the detailing of the railing occurred anywhere else in the building. D. Comes said, no. G. Halik asked about the detailing at grade level. D. Comes said that the railing at grade has bollards with piping railing in between. J. Deis referred to standard 6 of construction, requiring replacing materials and design in kind. She said the proposal does not meet standard 6. D. Comes said the reason is a cost factor. To replace in kind would be over $60,000 versus masonry and stone with a cost of $23,000 plus. C. Ruiz reminded the Commission thai the applicant has the option of applying for economic hardship. G. Halik said the Commission is concerned with setting the wrong precedent for future similar cases. J. Deis said because the property is a landmark, the Commission would carefully review the proposal. Also, this is the work of a prominent architect and the alley is frequently traveled. The presence of the balusters really dresses up this view and it is a significant issue. J. Deis said because standard 6, the Commission would not be able to approve the project as presented without some economic hardship proven. G. Nowesnick said, at a minimum, a letter from the Congregation explaining the economic hardship would be helpful to the Commission. C. Ruiz concurred. He added the Commission is accountable for its decision to the public. Any information that the Commission could use to arrive to a decision is important. B. Gardner asked if some of the stone balusters were salvageable and those that are not could be cast from molds. D. Comes said the balustrade is ready to collapse, J. Deis suggested D. Comes contact Haddonstone, a company that has a catalog of architectural balusters, pediments and more. She said it would be worthwhile to pursue that. G. Nowesnick said because of the code, the proportions of the existing balustrade will have to change. D. Comes said the code does not allow a 4" sphere to go through the balusters. G. Nowesnick said then there would be a different density of balusters. D. Comes said it would Iook terrible if all the balusters were jammed together. J. Deis said according to standard 6, it is important, to keep the spirit of the original. If that cannot be accomplished due to budget reasons, the Commission needs to see evidence of that. Preservation Commission Minutes -June 16, 1998 Page 7 G. Nowesnick moved that the Commission approve the proposed alteration at 1417 Hinman Avenue, pending revision by the architect of plans that would reflect similar material and design of the original. The revised drawings will then be reviewed by three Commissioners. G. Halik seconded the motion. The motion carried (5 ayes, K. Irwin abstained). 6. 1307 Ridge Avenue - New corner lot fence and application for zoning variation B. Gardner recused herself from any discussion about 1307 Ridge Avenue, since she and her husband are the applicants for the proposed fence. The property is an Evanston Landmark, located within the Evanston Ridge Historic District. Jeff Gardner said the rear yard is small and they would like to have some privacy in a heavily used intersection of Ridge Avenue and Dempster Street. During their research about Myron Hunt, they found a picture of a house at Wesley Avenue and Church Street, with a fence that was removed. The proposed fence design replicates that pictured fence. The fence reflects the Prairie School. The fence would be 5' in height and sloping down along Dempster Street. The fence would be stained in a dark color. Commission's Findings J. Deis suggested matching the style of the fence with the style of the house, not of the garage. She wondered if there could be a different configuration for the fence. She suggested to regrade the back yard and have a retaining wall with ]anon stone to create a flat yard with a fence. G. Halik said the questions is not so much about the detail and design of the fence, but rather it is about the streetscape. A 5' fence creates a mass like one would be almost building an addition on a building. He wondered what effect a 5' high projection out into the street would have on the property and site. S. Reagan wondered if the location and height of the fence would block visibility to the street from the alley. C. Ruiz suggested that the applicant contact David Jennings, the City's Traffic Engineer. J. Deis said that she felt that the fence line is an architectural line and not a landscape line, and because of that the proposed fence, should be horizontal with the architecture. J. Gardner said that they intend to restore the original trim color of the house which is a dark green. The fence would be the brown of the natural color of the wood or the dark green of the trim. G. Halik moved that the Commission accept the fence at 1307 Ridge Avenue as proposed, under the following conditions: 1) it should comply with the requirements of the Traffic Engineer at the alley, 2) that it steps down in relationship to the slope of the land, 3) that the 2' setback is planted with landscape with woody plants that are 3' or higher, and 4) that the color would either be the dark brown or the dark green trim. G. Nowesnick seconded the motion. The motion passed (5 ayes, B. Gardner abstained). Preservation Commission Minutes - June lb, 1998 Page 8_ III. OLD BUSINESS 425 Dempster Street - Window replacement 425 Dempster Street is located within the boundaries of the Evanston Lakeshore Historic District Errol Kirsch, architect, said the plans were revised according to the Commission's recommendations made previously in May 1998. He said they have investigated the Weather Shield windows and the dimensions are within 1/8" in certain dimensions. The polycoat gives the purchaser 10 year guarantee in the finish paint. The windows have true muntins, are thermo pane, and the silhouette is a match to the existing windows. E. Kirsch said that although most of the time desirable, he could not recommend restoration of the windows to his client when comparing to new windows such as the Weather Shield windows. He also had requested a quote from Andersen Windows. E. Kirsch said the below grade exit now is in the rear as recommended by the Commission. The plan suggested an area for indoor and outdoor activity. The location of a chiller for air conditioning was also located to the rear of the building. Both items will be discussed «7th the City's Parks and Forestry Department. E. Kirsch discussed further revisions to the four dormers on the north elevation. Referring to section drawings, E. Kirsch said his preference is that the plane of the glass be recessed to make the dormer less of a mass on the roof and also for the purpose of getting the most light as far into the south side as possible. He said that he represented on the exterior elevation the worst case, the dormer which projects the furthest out from the plane of roof He said the elevation of the north wall shows a slight diflcrence between the regular full size dormers and the recessed dormers. He also said, if the opportunity exists, he would like to add a flat skylight within the area of the recessed dormer, provided that it cannot be seen from the lowest elevation. Commission's Finrlings G. Nowesnick asked how the triangular sides of the scooped out recessed dormers would be handled. E. Kirsch said it would be hard to see, but he would use sheet metal or copper and tone that enhance the tile. S. Reagan said that the north roof can be seen from the street. G. Nowesnick said he could appreciate the recessed dormers intent to reduce the mass. S. Reagan said the recessed dormers cut the large roof plane, site thought it is a major alteration. G. Halik concurred with S. Reagan. He said lie preferred another alternative. E. Kirsch asked G. Halik which dormer he preferred. G. Halik said he preferred the projecting dormer. E. Kirsch said that the larger dormers would cost more. He also said another benefit of the recessed dormers is that the tile being removed could be reused more efficiently on them. E. Kirsch offered to develop more drawings to better illustrate his preference of the recessed dormers. Preservation Commission Minutes - June 16, 1998 Page 9 C. Ruiz said the Commission is now considering the replacement of windows, the relocation of new exit to the rear, tuckpointing and gutters, and revised proposal for recessed dormers with or without skylights. J. Deis asked if the Commission would like to see a three- dimensional representation of the recessed dormers. K. Irwin said, yes. G. Nowesnick said he could see benefit in either proposal, so he is neutral. J. Deis said that she would abstain from voting, since she was not present at the May 1998 meeting. G. Nowesnick said since the majority of Commissioners do not have a clear answer, the Commission should see both type of dormers in three dimensions, in a sketch form from the massing point of view. The view should be from the northwest, looking southeast, 200' setback and from the public way. E. Kirsch said at 200' the detail would be missing but it would demonstrate his point of view that less massing is better. S. Reagan wondered if the Commission would be relying on a perspective that may not tell the full story, she was willing to wait and see. G. Halik suggested an isometric drawing instead. C. Ruiz said that computerized graphics could serve better in this case. Taking a photograph of the building at 200' from the street grade and superimpose dormers on the digitized image would be more informative. Commissioners agreed. E. Kirsch said the existing tuckpointing is very hard. He proposed to tool the mortar out, recessed back about V and then fill with mortar that would allow weeping to occur. The white efflorescence in the building is not only in part from the gutter problem, but also from moisture trapped between the walls. K. Irwin said that U.S. Heritage of Chicago, a tuckpointing outfit that specializes in mortars did the U.S. Capitol. G. Nowesnick asked about the color of the mortar. E. Kirsch said lie would like to go back to the original, an almond tone as opposed to a grey, if proven to be the case. G. Nowesnick suggested selecting a tone down and aged look that will lessen the ragged edge of the brick after being tooled. G. Nowesnick moved that the Commission approve the presentation for 425 Dempster Street, both in its verbal and graphic format, regarding the window replacement, the revised play area to the north of the building, the gutter restoration and tuckpointing as stated. All these items comply with applicable standards of alteration. The motion, seconded by B. Gardner, passed (5 ayes, J. Deis abstained). G. Nowesnick moved that staff review and for three Commissioners approval of two perspective sketches to be generated by the applicant. The perspectives would be approximately 200' due northwest of the subject building, relative to full size dormers and recessed dormers. Upon receipt and review, a scheme would be approved for the applicant. The motion, seconded by B. Gardner, passed (5 ayes, J. Deis abstained) IV. NEW BUSINESS 1212 Greenleaf - Rehabilitation Preservation Commission Minutes - June 16, 1998 PaS 10 Tom Stat, contract owner, of 1212 Greenleaf Street, said he requested a meeting with the Commission because he plans to rehabilitate and build a rear addition at 1212 Greenleaf Street. He has the intention to apply for landmark designation upon completion of the work. He believes that the existing architecture of the house is not original, given the integrity of the rest of the house. The rear cantilevered porch is out of character with the rest of the house. His proposal for the rear is to mimic the front of the house. The existing roof line will be over the new addition and a dormer where a chimney runs thorough, it will be removed. T. Stat said the siding of the house is a mineral asbestos -based siding. It appears it is over stucco. He hoped it is over clapboard. His intent is to expose the clapboard if stiII exists or reclapboard the house. T. Stat said the official Environmental Protection Agency (EPA) is to remove the asbestos -based siding, put it in plastic bags and dispose of it in the garbage. T. Stat said that some windows are in poor shape, others are in good shape. Replacement windows would have the same look as the existing windows. He would like to put double pane windows. He would like to put a transom and side lights at the front door. It also appears that there were two windows on the east elevation that lie would like to rebuild. T. Stat asked if he pursued landmark designation, would the Commission like to see the addition match the existing house. J. Deis said the Commission will use the standards for review of construction and alteration. C. Ruiz suggested that the applicant obtain approval from the Illinois Historic Preservation Agency (1HPA) first, since he intents to apply for the Assessment Tax Freeze Program. Additional discussion ensued regarding resources for documenting historic buildings and review of addition by the IHPA. V. COMMITTEE REPORTS (Continuation) A. Review and Technical Assistance Committee 7. 718 Sheridan Road - Front Alterations J. Deis said the applicant for front alterations at 718 Sheridan Road was not present. The building is a contemporary structure located within the Evanston Lakeshore Historic District. J. Deis said the project includes facade changes, alteration in the front doorway opening and alterations in the pediment over the doorway. She said that the house is not listed as a contributing structure to the Lakeshore Historic District. K. Irwin said the two brick piers should remain and not removed. G. Nowesnick said the building represents a particular period of Evanston and it should be preserved as much as possible. Preservation Commission Minutes - June lb, 1998 Page 11 K. Irwin moved that the Commission approve the proposal at 718 Sheridan Road, with the stipulation that the existing front entry piers be maintained. The motion, seconded by B. Gardner, passed unanimously. VI. STAFF REPORT 2501 Lincoln Street - Front alteration and rear addition C. Ruiz said that he has received calls from neighbors regarding 2501 Lincoln Street, who were concerned with the magnitude of change still in progress. The Commission had approved the project back in February 1998. C. Ruiz showed slides of the property showing the project in progress. The question raised by neighbors was whether the property will remain as a landmark given that its character has been changed. J. Deis said that she made the comment at the February meeting that this was a charming and delightful little cottage that was being turned into a large house. She said she had raised the question whether it concerned any other members of the Commission, if the character was really changing. No one spoke out in that regard. She said that it is important that every decision the Commission make, it can stand behind. Also, that everything the Commission does is justified and there is a public record of that. G. Halik asked what was the justification for such dramatic change and still get approval. J. Deis said it was because the detailing was very skillfully done. G. Nowesnick said that the demolition process is being perceived as drastic by the neighbors. He said the architect maintained the proportion and scale, albeit twice the size of the house, it did not Iook like a huge warehouse was attached to the north end of this very quaint little cottage. The architect maintained the same roof profile and the scaled down dormers. G. Nowesnick said he would be hard press to say to someone that lie/she is making too big of a house. He said the standards are very subjective in that regard. K. Irwin said that historically there is a tradition of second architects working in important buildings and doing very good work and architecture - altering the existing architecture, yet keeping some of the fundamental parts of them. He cited the Silsbee's building at 202 Greenwood as a good example. J. Deis concluded the discussion by saying the Commission has an important job and encouraged Commissioners to always vote in favor or against a project according to their best judgment. VIL ANNOUNCEMENTS C. Ruiz announced that the next Commission meeting is July 21, 1998, at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. Preservation Commission Minutes - June 16, 1998 VIH. ADJOURNMENT With no further business in the agenda, I Deis adjourned the meeting at 11:10 p.m. Respectfully Submitted; i 5 D. Ruiz Page t 2 EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, July 21, 1998 7:30 P.M. - Room 2403 Civic Center MEMBERS PRESENT: Jessica Deis, Kirk Irvin, Heidi Pawlowski Carey, Susan Reagan, George Halik, Barbara Gardner, Mark Sarkisian MEMBERS ABSENT: Gregory Nowesnick OTHERS PRESENT. Scott Epskamp, Andrew Heindel, Melinda Mealey, Bill Hartgering, Craig Gertz, Cary A. Jacobson, Robert Goldstead, Steven Dealph, Tom O'Brien, Ellen Galland, Ed Tyrrell, Mary Kohn, Barbara Davis, Michael Davis, Anne M. McGuire PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz 1. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:35 p.m. 11. APPROVAL OF MINUTES Barbara Gardner moved that the June 16, 1998 minutes be approved as submitted. J. Deis seconded the motion. The motion passed unanimously. Mark Sarkisian moved to approve the March 17, 1998 minutes. The motion, seconded by J. Deis, passed unanimously. Ill. COMMUNICATIONS J. Deis referred to the Thursday, July 9, 1998, Evanston Review article regarding District 65 headquarters at 1413 Ridge Avenue: Administrative center fix -up carries hefty price tag. A report by a consultant says that the cost for rehabilitation of the building could reach from $5.8 million to $7.4 million. Preservation Commission Minutes -July 21, 1998 Papze 2 IV. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1306 Oak Avenue - Two -car garage Scott Epskamp, owner, presented plans for the construction of a two -car garage at 1306 Oak Avenue. The property is an Evanston Landmark located within the Evanston Ridge Historic District. The garage would be built on the southwest corner of the lot. The garage would be a wood structure painted to match the house. Commission's Findings J. Deis asked if the garage would be sided with wood. S. Epskamp said: yes. J. Deis asked about the width of the siding on the house and the width of the siding on the garage. S. Epskamp said the siding on the house is 5% the garage siding would be 6'. The garage windows will match the same double hung windows of the house. J. Deis noted the garage doors would be steel doors. S. Epskamp said the detail at the peak of the roof a star burst that exist in the peak of the house. Kirk Irwin asked if any trim would be in the windows. S. Epskamp said: yes. Heidi Pawlowsky-Carey moved to accept the plans as submitted. Barbara Gardner seconded the motion. Discussion: J. Deis added that the Commission finds that the proposed two -car garage meets the applicable standards for construction. 1-1. Carey amended her motion to include J. Deis' statement. K. Irwin seconded the amendment. The motion passed unanimously as amended. 2. 1821 Asbury Avenue - Side and rear additions Drew Heindel, Melinda Mealy, architects, and Bill Hartgering, owner, presented plans for side and rear additions at 1821 Asbury Avenue. The property is located within the Evanston Ridge Historic District. D. Heindel said the property was originally part of 1825 Asbury Avenue. In the 1950s it was split into two separate properties. 1821 Asbury was originally built as a library for the front house and later split offin the 1950s as a private residence, when the lot was subdivided. The first addition slightly expands the kitchen and breakfast area; the second addition expands a guest room. D. Heindel said that, in addition to obtaining, the certificate of appropriateness, the applicant is seeking the advisory review of the 5 Preservation Commission Minutes -July 21, 1998 Pa el3 Commission for two zoning variances: one, for lot area coverage (the lot is an undersize lot for the R-1 zoning district), and two, a rear yard variance. D. Heindel said the property is setback 120' from the street. It is largely concealed by the house at 1825 Asbury. The proposed additions are visible from the alley. The roof line along the alley would be extended another 12'. Commission's Findings J. Deis asked about the building materials. D. HeindeI said the materials would be stucco, painted wood trim, and wood windows. J. Deis referred to the standards for review of variances. She said standard C is the most applicable. The proposed changes are minor as far as modifying the character of the structure in any way, and the changes are not modifying the character of the neighborhood, B. Hartgering said the house has only one legal bedroom, the children's room does not have a closet. The addition would make it the second real room still without a closet. B. Gardner moved that the Commission recommends approval of the variations that are requested on the property. H. Carey seconded the motion. The motion passed unanimously. B. Gardner moved that the Commission approve the application as presented. The Commission finds that the proposed additions meet the applicable standards for alteration. J. Deis seconded the motion. The motion passed unanimously. 3. 2637 Ridge Avenue - Window restoration and replacement. Craig Gertz, owner, presented plans for window restoration and replacement at 2637 Ridge Avenue. The property is an Evanston Landmark. C. Gertz said the Commission approved a variance for a corner lot fence in March 1998. C. Gertz said that in preparation for the 3 year, S50 million Evanston Hospital expansion across the street, he wants to keep out the noise and dust. Almost every window in the house is in serious disrepair or will not close shut at all. The restoration portion of the project involves 14 wood casement windows. Kevin Kelly, contractor, will strip down the paint, repaint the exterior original Tudor brown color, repair any deterioration of the wood window. and repair the original weather stripping. Interior insulator storm windows would be installed. The replacement portion involves four metal casement windows. After inspection of 0 Preservation Commission Minutes - July 21, 1998 Pave 4 these windows it was determined that they were wood casement windows originally. These windows were apparently replaced in the 1940s or 1950s with the metal casement windows. The metal windows are warped, cannot be closed and need to be replaced. The four windows are on the west elevation second floor. Two are for the master bedroom, and two are for the second bedroom. The new windows are wood and will match the eyebrow casement window in the third bedroom on the northeast corner. Conrmissiun's Findings Susan Regan commended C. Gertz for a well thoughtful proposal. She moved that the Commission approved the project as presented. K. Irwin seconded the motion. Discussion:- M. Sarkisian asked if the 4 metaI windows are the only metal windows Ieft on the building,. C. Gertz said there are two sets of modern windows that apparently were installed before the building became a Landmark or before the Commission had any enforcement. These modern windows, one in the bathroom, and one in the kitchen, are not going to be replaced. The remaining 30 or so windows are wood with exception of the four metal windows. The motion passed unanimously. 4. 2313 Sheridan Road - Alterations and two additions (K. Irwin recused himself from any discussion for potential conflict of interest) Cary A. Jacobson, architect, Robert Goldstead, of Northwestern University (NU) Architect's office and Steven Dealph, NU's Associate Director of Greek Affairs, presented plans for alterations and additions at 2313 Sheridan Road. The property is an Evanston Landmark. C. Jacobson said the structure was built in 1912 and it is part of a quadrangle grouping of buildings along Sheridan Road. The building has always been used for students residence, now its going to be used as a fraternity house In addition to bringing the building up to code, it is also necessary to build a kitchen. Further, there is the need to add a sense of entry from the quadrangle side ofthe building (east side). C. Jacobson said, atfer careful analysis of potential alternatives, it was concluded that the best location tar the kitchen is on the west elevation. The one-story addition has chamfered corners to relate to the existing stair tower on the north of the building, as well as maintain the steepest possible roof pitch, and utilizing the same brick and detailing, continuing the rhythm of the arch windows across the west facade. The goal is to build the kitchen addition, while it looks that it belongs to the building as if Preservation Commission Minutes - July 21, 1998 Nee could have been an original part of the building. If there was ever the need to remove it from the building, the bearing wall behind the kitchen is not being disturbed, except for where there is an existing window opening, so that masonry infill could be rebuilt at some point in time leaving the facade flat across as it exists today. A small vestibule is planned on the east elevation, in the middle of the south portion. The same materials, the arch form, same detailing, are being used to accentuate an entry into the living room, Conrmissioar's Findings M. Sarkisian asked whether the replacement of windows is throughout the building. C. Jacobson said the first floor has newer aluminum frames now. The intent is to replace all of the windows, including the ones on the first floor with an aluminum frame window, but one that would come back and pick up the detailing of the existing wood sashes. The windows are extruded aluminum frame. The color would be a dark brown to match the existing windows. J. Deis asked if the brick to match the existing brick was found. C. Jacobson said that they found a successful match on the Kappa Sigma fraternity house, which is across the quad. He said that the results were satisfactory. He did not expect anything less for this project. M. Sarkisian asked about the details on the west and east elevations, it seemed that the additions are right up to the edge of the existing windows. C. Jacobson said there will be a half brick course in between. 4n the east and west elevations the arch windows are larger to reflect the new function inside (dining room) C. Ruiz asked if the windows have true divided lights. C. Jacobson said they hope the budget would allow for that. M. Sarkisian moved that the Commission accept the proposal as submitted for 2313 Sheridan Road, in written and verbal description. The proposal meets the appropriate standards for alterations. Also, members of R&TA will review samples of new brick and new windows for final selection. The motion, seconded by B. Gardner, passed. Vote: 6 ayes, 1 abstention. 5. 715 Sheridan Road - Three -car garage and screened porch Steven Knutson, architect, presented plans for a three -car garage and screen porch at 715 Sheridan Road. The property is an Evanston Landmark, located in the Evanston Lakeshore Historic District. S. Knutson said the proposed garage is T below the existing basement and the roof of the garage is a terrace that is 6" below the first floor. Elmo C. Lowe designed the Preservation Commission Minutes -July 21, 1998 Pa&e 6 building in 1910. The garage is precast concrete with roofing material over and pavers on top. The terrace rail and the garage brick wall will match the house. The rail is wrought iron, the treads of the steps will be casting of curve shape pavers, the retaining wall is concrete with stone face. Over the south vestibule there is a roof canopy over the doors that matches the roof canopy over the Iiving room windows. The step raisers are brick. Commission's Findings K. Irwin asked what the material is for the driveway. S. Knutson said that the first choice is concrete, the second choice is asphalt. He added that the existing driveway is concrete. K. Irwin asked about the finish materials for the parapet wall. S. Knutson said where the parapet wall meets the building is brick, beyond that is stone veneer. J. Deis asked if any windows facing east would be changed. S. Knutson said: no. J. Deis asked if the terrace is accessed from the screen porch. S. Knutson said: yes. J. Deis said the integrity of the original structure will remain very much intact, the size and scale of the terrace is in keeping with the house. The wrought iron railing seemed also appropriate to the house. S. Regan said she appreciated that the windows are intact. C. Ruiz said additional railings are shown on the permit drawings, this is a change from the drawings submitted to the Commission. S. Knutson said the building code requires the railings over the retaining walls. K. Irwin moved that the Commission recommends approval of the proposal, finding that it meets all applicable standards for alteration. The motion, seconded by M. Sarkisian was approved unanimously. 6. 210 Davis Street - One -car garage, alterations to house (B. Gardner recused herself from any discussion for potential conflict of interest) Patrick McGuire, architect, and Tom O'Brien, owner, presented drawings for a new one -car garage and alterations at 2I0 Davis Street. The property is an Evanston Landmark, located within the Evanston Lakeshore Historic District. T. O'Brein said the first alteration is the glazing of the front screen porch with glass panels. The construction of a garage is the second item requiring the Commission's approval. A pergola in front of the garage acts as a gateway or transition from the alley into the property. The garage is closer to the alley to avoid blocking two leaded glass windows located further back on the south elevation. A trim on the bottom of the house is repeated on the new low garden wall. The gate ties with the garden wall. The garage is T below grade and it has a flat roof to avoid blocking all the way the kitchen Preservation Commission Minutes - July 21, 1998 Page 7 windows. The garage is finished with stucco to match the house. The top railing will match all the trim on the house. The door of the garage has divided windows. Coninth.vion'S Finding.v J. Deis complemented T. O'Brien and P. McGuire for the well -designed project. All the materials are appropriate. J. Deis asked if a trench drain is being provided. T. O'Brien said: yes. C. Ruiz asked ifany changes occurred to the proposal since their submission to staff for the Commission's review. P. McGuire said the sun porch storm windows will not have divided light storm windows as originally submitted. The new leaded glass windows and the stairs on the south elevation also have been removed from the original drawings. A new entry to the basement is now parallel to the east of the garage. M. Sarkisian moved to accept the project as submitted. K. Irwin seconded the motion. The motion passed. Vote: 6 ayes, I abstention. 7. 1734 Asbury Avenue - Alterations and new frame porch Ellen Galland, architect, presented plans for alterations and a new frame porch. The property is an Evanston Landmark, located within the Evanston Ridge Historic District. E. Galland said the existing rear porch is being replaced by a new screen porch. The new rear porch is very simple in its detailing. Two doors in the kitchen and back hall will be changed to two arch windows. The addition is below the second floor band. Commission' rirafings J. Deis complemented E Galland for the design B Gardner moved that the Commission accept the proposal as presented, finding that meets all the applicable standards for alteration. K. Irwin seconded the motion. The motion passed unanimously. 8. 610 Callan Avenue -Window replacement and new exterior vinyl siding Ed Tyrrel, contractor, and Mary Kohn, owner, presented plans for the replacement of windows and new vinyl siding at 610 Callan Avenue. The property is an Evanston Landmark. E. Tyrrel said the property suffered major damage due to a fire. In 1995 M. Kohn had obtained a COA for replacing existing windows for vinyl windows. E. Tyrrel said the new first floor windows would be vinyl as well. The existing siding is insular brick, which is no longer manufactured. Wood siding is not covered by the home owners' insurance because it is considered an upgrade. E. Tyrrel said the adjacent homes to the north and south are also vinyl sided. Preservation Commission Minutes -July 21, 1998 Pa_et 8 Commission's Findings B. Gardner asked if anyone investigated what is under the insular brick siding. E. Tyrrel said underneath the insular brick siding are 1" x 6" boards. J. Deis said since the Commission had previously approved vinyl windows, she did not see any reason why the Commission could not approve the new vinyl windows on the ground floor. As far as the vinyl siding, she said she would refer to item 10 of the standards for review of alterations: "Whenever possible, new additions or alterations to structures or objects shall be done in such a manner that if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired." K. Irwin said he was concerned how the vinyl siding will meet the existing architectural trim around the windows. M. Sarkisian concurred. E. Tyrrel explained that the eyebrows above the windows are 3" thick and the vinyl is only 3/8"thick. He added there would be a reveal. K. Irwin asked if the existing wood casing and architectural features would stay. E. Tyrrel replied that the crown molding and fascia on the front, the old type gutters on the side where the fire occurred, and the three existing windows in the back would remain. C. Ruiz asked if the dimensions of the new windows would match the existing windows. E. Tyrrel said: yes. The window openings will remain and will not be blocked with infills. K. Irwin said he would like to say that normally, vinyl siding is not acceptable. However, in this case given the particular situation of the house and of the owner, the vinyl siding is acceptable. B. Gardner asked about the double four vinyl siding. E. Terryl said it has a wood texture with 4" of exposed siding. Heidi P. Carey moved that the Commission accept the proposals as submitted finding that they meet all the applicable standards for alterations. The motion, seconded by J. Deis, was approved unanimously. III. NEW BUSINESS - PUBLIC HEARING 2726 Sheridan Rond - Nomination for Evanston Landmark Designation J. Deis recessed from the regular meeting and called the public hearing to order at 9:58 p.m., a quorum being present. J. Deis referred to the Commission's rules for public hearings and noted that the Commission's purview is to recommend to City Council if the nomination meets the standards for Evanston Preservation Commission Minutes -July 21, 1998 Page 9 Landmark designation. The Council has the final authority to grant Evanston Landmark status. C. Ruiz said that a public notice regarding the public hearing was published in the Evanston Review, July 15, 1998, issue. Ann McGuire, architect, and Barbara and Michael Davis, owners presented the nomination. A. McGuire said the house was designed by Ernest Mayo in 1912. She noted that, out of the thirty-two, E. Mayo designed Evanston houses, twenty-one are designated Evanston Landmarks. A. McGuire noted that the Davis' have applied for the Tax Assessment Freeze Program. A. McGuire said that Mayo landmarks for the most part are in Tudor Revival style. There are three or four E. Mayo houses in the Prairie Style. A. McGuire said the house has very distinctive elements such as the eyebrow portico with Tuscan columns at the entrance, the arched dormer with the flat planking sides and the boxed bay in the living roam. ;Most windows on the second floor are double hung. However, on the first floor windows are primarily multiple light casements or fixed windows. The angled piers are buttressed out and hold concrete urns, a distinctive Prairie Style element. The sun porch to the south of the primary facade is an original part of the house, A. McGuire said some alterations had occurred over time such as replacement of windows and a rear addition. A. McGuire showed the Commission slides of other E. Mayo homes including: 714 Milburn that has a foursquare characteristics, l 110 Sheridan Road, and 2735 Sheridan Road. commission, , Finclings: C. Ruiz asked if the rehabilitation work on 2726 Sheridan Road had been approved by the Illinois Historic Preservation Agency (1HPA) A. McGuire said Mike Jackson, State architect, conducted a preliminary review in 1998. The application for the tax freeze is being reviewed now. A. McGuire said the sun porch, the 1950s or t960s windows, were replaced because those windows were not compatible with the house. The new windows are Marvin windows, single pane with the energy storms. J. Deis asked if the solid elements on the east side of the house are original (the doorway, the eyebrow of the doorway, the pilars, the window openings). A. McGuire said: yes. Except the sun room rafter tails have been lost and the original windows had been replaced with intermediate windows that also had been replaced. J. Deis asked if what appear to be a port cochere was original. A. McGuire said: yes. C. Ruiz asked how much of the rear addition is visible from the street. A. McGuire said what is visible is very minimal. She added the interior has very high integrity. K. Irwin asked if the iHPA reviews interior work. A. McGuire said: yes. C. Ruiz said except for private areas, such as service areas or bedrooms, the WA reviews, according to the Secretary of the Interior's Standards, primarily public areas such as the living room, dining room, foyer, etc. Preservation Commission Minutes - July 21, 1998 Pace 10 M. Sarkisian said the Commission's review is independent to the IHPA review. C. Ruiz confirmed M. Sarkisian's assertion. The fact that Mr, and Mrs. Davis are also seeking a tax freeze should not influence the Commission's findings as to whether 2726 Sheridan Road meets the standards for Evanston Landmark designation. K. Irwin asked if the Commission finds that the nomination does not meet the standards for landmark designation, the owners will not obtain the tax freeze. C. Ruiz said: yes. However, the property is located within the boundaries of the soon to be proposed North East Evanston Historic District. If the district is established, the property will be eligible for the tax freeze program. K. Irwin said 2726 Sheridan is a significant building for a couple reasons. First, the fact that it is by E. Mayo, who studied in England with Townsand. E. Mayo came to the United States, had a career and started to shift his architecture vocabulary. B. Gardner added that most of the houses designed by E. Mayo are in the Tudor style. However, houses such as 210 Davis Street and 1203 Forest Avenue have Tudor Style exteriors but are in the Prairie Style in the inside. A. McGuire said I025 Forest Avenue, might be called Prairie -Tudor. M. Davis said everything they have done with the house, particularly on the exterior, is consistent with the integrity of the house architecturally. With no further testimony from the applicants or the audience (being none) J. Deis close the testimony. J. Deis referred to section 2-9-4: criteria for designation: (A) The Commission shall lintil their consideration to the following criteria hi making a determination on a nomination of an area, property, structure, site or object for designation by ordinance as a landmark or historic district. (1) Its location as a site of a significant historic or prehistoric event or activity which may or may not have taken place within or involved the use of any existing intproventenls on the property; Commission's Finding: Not applicable (2) Its identocation i0th a person or persons +rho significantly contributed to the historic, cultural, architectural, archaeological or related aspect of the development of the City of Evanston. Stale of Illinois, Michvesl region, or the United States. - Commission's Finding: Yes, E. Mayo was involved in the Columbia Exposition, and was a practicing architect who produced many buildings in Evanston. (3) Its exentplfcalion of an architectural type, style or design distinguished by innovation, rarity, uniqueness, or overall duality of design, detail, materials, or craftsmanship; Preservation Commission Minutes - July 21, 1998 Pane 11 Commission's Finding: 2726 Sheridan is unique in terms of its predominant Prairie Style, not typical for E. Mayo architecture. The house exhibits quality design. (4) Its idenlifrcation as the work of air architect, designer, engineer, or builder whose individual }work is signy caul in the history or development of the City of Evanston, the State of Illinois, the Midwest region, or the United States, Yes, as (2) above (S) Its exemplification of important planning and urban design techniques distinguished by innovatioit, rarity, uniqueness or overall quality of design or detail; Commission's Finding: 5. Yes, E. Mayo influenced the urban planning of Evanston by designing a good body of work (6) Its association with intporlant cultural or social aspects or events in the history of the City of E- imiston, the State of Illinois, the Midi est region, or the United States, Commission's Finding: Not applicable (7) Its location as a site of art intporta►rt archaeological resource; Commission's Finding: Not applicable (8) Its representation of a historic, cultural, archileclural, archaeological or related theme expressed through distinctive areas, properties, structures, sites or objects that may or may not be contiguous; Commission's Finding: Not applicable (9) Its unique location or distinctive physical appearance or presence representing an established aiul fandliar vistial feature of a neighborhood, community, or the City of Evanston; Commission's Finding: Not applicable (10) Its exemplification of a pattern of neighborhood development or settlement significant to the cultural history or traditions of the City of Evanston, whose components may lack individual distinction. Preservation Commission Minutes - July 21, 1998 Page 12 Commission's Finding: Not applicable (B) Integrity of Landmarks and Dislricts: Any area, property, structure, site or object that meets any one or more of the criteria in subsection 2-9-4(A) .shall also have sufficieirt integrity of location, design, materials and workmanship to snake it worthy of preservation or restoration. (Ord 12-0-94) Commission's Findings: 2726 Sheridan Road complies with standard 2-9-4(B). J. Deis said according to the Historic Preservation Ordinance, the Commission shall prepare a report if it fords the nomination meets the criteria for landmark designation. The Commission will transmit the report to City Council within 35 days after the closing if the public hearing. C. Ruiz suggested that the Commission continue the public hearing to the August 18, 1998, Commission meeting to allow for the writing of the resolution and report. J. Deis moved that Commission continue the public hearing at the Tuesday, August 18, 1999, meeting of the Preservation Commission at 7:30 p.m. G. Halik seconded the motion. The motion passed unanimously. IV. OLD BUSINESS A. 425 Dempster Street - Exterior alterations (dormers) C. Ruiz said Commission members were asked previously to review dormers on the north side of the roof at 425 Dempster Street. Errol Kirsch, architect, submitted two designs: full size dormers, and recessed dormers. The designs were transmitted to S. Regan, K. Irwin and G. Halik. The three Commissioners concurred that neither design met the standards for review of alteration. Both designs constituted a dramatic departure and would dramatically alter the roof line of the building. C. Ruiz said E. Kirsch maintained that the recessed dormers would provide more natural lighting to the Fourth level and they would be less expensive. Also, the removed clay tiles could be reutilized on the new recessed dormers. C. Ruiz submitted to the Commission a memorandum from K. Irwin recommending the installation of commercial grade glazing flash with the plane of the existing roof. This approach would allow the architect to preserve the massing of the roof plane. S. Regan and G. Halik had concurred with the memorandum. E. Kirsch was informed and now he is preparing drawings to reflect the Commission's recommendation. The architect and Montessori School have agreed to replace the windows with wood windows instead of aluminum windows. The new front exit has been moved to the rear. Preservation Commission Minutes -July 21, 1998 B. 1417 Hinman - Rear alteration Page 13 The architect and the Church had agreed to replace the stone balustrade with a wrought iron railing and brick piers in between and capped with stone. This new design is instead of the brick parapet originally proposed by the architect. S. Regan and G. Nowesnick reviewed the proposed alteration. C. District 65 Headquarters J. Deis said according to a study reported in the Evanston Review article of Thursday, July 9, 1998, page 5, the District's Headquarters building at 1314 Ridge Avenue (an Evanston Landmark and listed in the National Register of Historic Places) has become a "white elephant." B. Gardner disagreed with the article. She said the building has served its useful life and it should not be an administration building. She believes a planned unit development for the site would be appropriate or single family houses could be built around it. C. Ruiz said over the years developers, and real estate appraisers have inquired about this property. It seems that once they learn the property is a Landmark, they do not call back. He said the Review's article gives the impression that nothing can be done with the property. C. Ruiz said the Commission could take an active role and engage the School District to explore possibilities of redevelopment and continue the preservation of the landmark buildings. M. Sarkisian and B. Gardner volunteered to work with staff to engage the School District and find a way for the adaptive reuse of the property. V. ANNOUNCEMENTS C. Ruiz announced that the next Commission meeting is August 18, 1998, at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. VI. ADJOURNMENT With no further business in the agenda, J. Deis adjourned the meeting at 10:10 p.m. lly Submitted: Carlos D. Ruiz �. ors/98 D Preservation Commission Minutes - August 18, 1998 Pae�l EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, August 18, 1998 7:30 P.M. - Room 2403 Civic Center MEMBERS PRESENT: Heidi Pawlowski Carey, Jessica Deis, Barbara Gardner, George Halik, Kirk Irwin, Gregory Nowesnick, Susan Reagan MEMBERS ABSENT: Mark Sarkisian OTHERS PRESENT: Anne McGuire, Barbara V. Davis, Nate Kipnis, Annette Cade, James Cox, Peter Newsom, Stephanie Newsom, Vic Nelson, Kathryn Heekin, Daniel Heekin, John L. Kufner, Ewa Weir, Kathleen Aamodt-Hechinger, Heidi Sibert, James T. Murray, K. Heihinger, A. Westbrook, C. Frasunek, H. Frasunek, James Boley, Daniel Diermeier, Ariela Lazar PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM A quorum being present, Jessica Deis tailed the meeting to order at 7:35 p.m. I1. PUBLIC HEARING 2726 Sheridan Avenue - Nomination for Evanston Landmark Designation J. Deis recessed from the regular meeting and called the public hearing to order at 7:40 p.m., a quorum being present. Barbara Davis, owner and Anne McGuire, architect, were present. C. Ruiz said that a public notice regarding the continuation of public hearing was published in the Evanston Review, August 13. 1998, issue. J. Deis said this is the continuation of it public hearing initiated on July 21, 1998, to review the application for nomination of the property at 2726 Sheridan Road for Evanston Landmark designation. Carlos D. Ruiz said Commission members received the proposed resolution recommending to the City Council to grant Evanston Landmark status to 2726 Sheridan Road. Also, a report of the Commission's findings accompanies the resolution. Preservation Commission Minutes - August 18, 1998 Page 2 C. Ruiz said the Commission has to pass the resolution and approve the report to continue with the process of Landmark designation. The Commission has, after the closing of the public hearing, 35 days to transmit the resolution and report to the City Council. The City Council must within 120 days after receiving the Commission's report grant landmark status by ordinance or deny the nomination by resolution. J. Deis asked B. Davis if she had any questions regarding the proposed Commission's resolution and report. B. Davis said: no. J. Deis asked if anyone from the audience had a comment or question. No one spoke. Barbara Gardner moved to approve the Commission's report regarding the nomination of 2726 Sheridan Road for Evanston Landmark designation. The motion, seconded by Kirk Irwin, passed unanimously. B. Gardner moved to approve the Commission's resolution recommending City Council grant 2726 Sheridan Road, Evanston Landmark status. Heidi P. Carey seconded the motion. The motion passed unanimously. J. Deis closed the public hearing for 2726 Sheridan Road nomination for Landmark designation at 8:40 p.m. III. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) I. 1122 Judson Avenue - Exterior alterations Annette Cade, owner, and Nate Kipnis, architect presented plans for rear exterior alterations at 1142 Judson Avenue. The property is an Evanston Landmark located within the Evanston Lakeshore Historic District. N. Kipnis said the project involves removing the existing exterior cladding of T-III plywood siding and slider windows of the existing two-story rear addition that is not in keeping with the Tudor Style of the house The addition will be recladded with Tudor timbers and stucco to match the exterior finish of the house. The new windows will be Marvin double hung wood windows The trim will match the existing historic trim profiles of the house. Commission's Fmiht�qs Kirk Irwin asked if the new second story windows on the west elevation would be Preservation Commission Minutes - AuSust 18, 1998 PaS3 symmetrically placed. N. Kipnis said: yes. He added that an existing second story window on the north elevation will remain with a new trim. Also, the existing double doors on the west elevation ground level will be reused. Gregory Nowesnick moved that the Commission approved the proposed rear alteration as presented in graphic and verbal form, finding that the project meets all the applicable standards for review of alterations. The motion, seconded by K. Irwin, passed unanimously. 2. 1705 Lincoln Street - Demolition of existing garage, construction of a new garage. James Cox, owner, presented plans for the demolition of an existing garage and the construction of a new garage at 1705 Lincoln Street. The property is an Evanston Landmark, J. Cox said that the existing garage would be demolished. It is in bad disrepair, the floor slab is 8" below the alley grade, and the wood frame walls are rotted. A new wood frame three -car garage would be built. The structure would be finished with wood siding. The proposed roof would be finished with asphalt shingles. The south elevation has sliding doors above which a dormer breaks the roof line. The north elevation has a double garage door and a single garage door. The west elevation has a band of three windows on center. The east elevation has no fenestration. Commission 's f ndings K. Irwin moved that the Commission approve the demolition of the existing garage, finding that the proposed demolition conforms to all applicable standards for review of demolition. B. Gardner seconded the motion. The motion passed unanimously. G. Halik moved that the Commission approve the proposed new garage as shown on drawings and verbal testimony, finding that the proposal meets all applicable standards of construction. The motion, seconded by G. Nowesnik, passed unanimously. Preservation Commission Minutes -August 18, 1998 Page 4 3. 1142 Hinman Avenue - Removing corner lot wood fence, construction of new brick fence Peter and Stephanie Newsom, owners, and Vic Nelson, architect, presented revised drawings for a new brick fence at 1142 Hinman Avenue. The property is located within the Evanston Lakeshore Historic District. Mr. Nelson said that the revised brick wall addresses the Commission's conditions for approval as established at their February 18, 1997 meeting which stated: 1. That the fence returns at a 90-degree angle, at the point at which the west addition attaches to the existing house. 2. That the specific brick be reviewed by the Commission at the next meeting. 3. That openings be created in the brick wall by eliminating the row locks. 4. That the overall height of the fence be reduced to 6-0" maximum. 5. That the wall be set back from the side walk to allow plantings on the street side of the fence. 6. Provide additional detail of the gates proposed on the street side of the fence. V. Nelson said the proposed fence is now located further to the west at a 90-degree angle, starting at the bay of the addition to the east wall of the garage. The wall's row lock bricks have been removed, creating a partially opened brick wall. The brick piers are approximately T-0" apart on center. The brick wall and the piers are capped with stone. The maximum height at the top of the piers cap is 6-0" high. The gates are made out of wood. Commission .v I.,huli► gs G. Nowesnick moved that the Commission approve the proposed fence at 1142 Hinman Avenue as presented, finding that it meets all applicable standards for review of alteration. The motion, seconded by G. Halik, passed unanimously. 4. 418 Greenleaf Street -Removing rear porch, construction of new open porch. Kathryn and Daniel Heekin, owners, presented plans for removing a rear porch and building a new open porch at 4 18 Greenleaf Street. The property is located within the Evanston Lakeshore Historic District. Preservation Commission Minutes - August 18, 1998 Page5 D. Heekin said the project consists of demolishing an existing open porch on the east side of the house, and construct a new open porch with covered stair with enclosed entrance to the cellar and enclosed garage container storage. The new porch would be more functional than the existing porch. The floor of the new porch would be raised to the height of the first floor to allow storage of garbage containers below. The floor area would be increased to facilitate outdoor and entry functions to the kitchen, and the stair is relocated to allow entrance from the south and is adjacent to the rear yard. D. Heekin said the house exterior finish is stucco. The proposed new porch is wood frame. The roof would be finished with asphalt shingles. The porch would be screened, and below the deck there are flat frame wood panels. D. Heekin said the new rear porch requires a zoning variation. The property is an existing non -conforming lot size with non -conforming front yard, rear yard, and side yards. The new porch is on the east side yard and would have a setback of .375', the required setback is 5'. Commission's Findings Zoiai)rg Variation: Heidi Carey moved that the Commission recommend approval of the proposed zoning variation for 4 t8 Greenleaf Street, finding that the proposal meets all applicable standards for review of special uses and variations. The motion, seconded by B. Gardner, passed unanimously. Demolition ojF—risting Porch: B. Gardner moved that the Commission approve the demolition of the existing porch, finding that the proposed demolition meets all applicable standards for review of demolition. The motion, seconded by G. Halik, passed unanimously. New Open Porch: G. Nowesnick moved that the Commission approve the construction of the proposed rear porch at 418 Greenleaf Street, finding that the proposal meets all the applicable standards for review of construction. The motion, seconded by K. Irwin, passed unanimously. Preservation Commission Minutes - Au8ust 18, 1998 S. 1300 Church Street - New garage Page 6 John L. Kufner, owner, presented plans for the construction of a new two -car garage at 1300 Church Street. The property is located within the Evanston Ridge Historic District. J. Kufner said the garage would have a wood frame and wood exterior finish. The roof is a 8112 gable roof. The door on the north elevation is a double door for a two -car garage. The east elevation has a door and a double window. The west elevation has one double window. Commission's Findings G. Nowesnick moved that the Commission accept the proposal for the construction of a two -car garage at 1300 Church Street. The approval is subject to the finish for the garage being stucco to match the finish of the main house, and with the recommendation that the applicant consider using two (2) 8' doors rather than one ( I) 16' door. The motion, seconded by J. Deis, passed unanimously. 6. 2035 & 2049 Ridge Avenue - Consolidation of three parcels into one lot. James T. Murray, attorney, presented plans for the consolidation of 2035 and 2049 Ridge Avenue into one lot. 2049 Ridge Avenue (The Cradle) is an Evanston Landmark. J. Murray said the proposed consolidation involves parcels 1, 2 and 3 to be consolidated into one lot. 2049 Ridge Avenue (parcels I & 3) is classified as a special use. 2035 Ridge Avenue (parcel 2) is classified as residential. The consolidation will extend the special use classification to the entire property. J. Murray said the Cradle plans to build a surface parking area immediately south from the landmark building. G. Halik asked if the consolidation of parcels would allow the construction of the surface parking. J Murray said the new surface parking is a municipal requirement, so long as the parcels individually and aggregately conform to the zoning ordinance, the municipality must grant the surface parking. C. Ruiz said the Commission's purview is to determine whether the proposed consolidation has an adverse ef}ect on the landmark building. J. Murray said the proposed consolidation preserves the landmark building. J. Deis said the Commission will review the proposed consolidation based on the following standards: The design of the subdivision, resubdivision or consolidation shall: 1. Preserve, adaptively reuse, or otherwise protect the Landmark, or area, property, Preservation Commission Minutes - August 18, 1998 Page 7 structure, site or object in the District; and 2. Provide the location and design of new structures and objects that are visually compatible with the Landmark or areas, properties, structures, sites, and objects in the District; and 3. Not result in blocking or otherwise obstructing, as viewed from a public street or public way, the critical features of the Landmark or area, property, structure, site or object in the District; and 4. Preserve and protect the critical features of the streetscape associated with the Landmark, or area, property, structure, site or object in the District; and 5. Not adversely effect traffic patterns, municipal services, adjacent property values, or the general harmony of the District. G. Halik asked if the consolidation would allow the Cradle to build an addition. J. Murray said that potentially it could, but what is a major feature of the site is the 7' grade differential from the sidewalk on Ridge Avenue and the level of the parking lot. The parking lot would be virtuaIIy invisible from the public way. J. Deis asked if the Commission should review the proposed consolidation without looking at the proposed parking lot. She said that there is nothing in the proposed consolidation that runs counter to the standards. C. Ruiz said the issue of consolidation is separate from the proposed parking lot. G. Halik moved that the Commission accept the proposal for consolidation of the parcels on the site as proposed. G. Nowesnick seconded the motion. Discussion: J. Deis said she would like to add in the motion that the Commission finds that the proposed consolidation is not in conflict with the standards for consolidation. G. Halik moved to amended his motion as stated by J. Deis, J. Deis seconded the amendment to G. Halik's motion. The motion passed as amended. Vote: 7 ayes, I abstention. Preservation Commission Minutes - August 18, 1998 Paste 8 7. 2035 & 2049 Ridge Avenue - Construction of corner lot fence, new surface parking area. J. Murray, attorney; Ewa Weir, project management advisor; Kathleen Aamodt- Hechinger, Vice President of Administration and Finance of the Cradle; and Heidi Sibert, landscape architect presented plans for a new corner lot fence and a new surface parking area (the parking area encroaches into the landmark site). J. Murray said the zoning needed variations for the construction of new surface parking on the far south end of property are: 1) the distance between the alley lot line and the rear lot line of the parkins area. The Zoning Ordinance requires 5' setback, the Cradle is proposing 3' setback. 2) On the south side lot line the Zoning Ordinance requires a 10' setback, the Cradle is proposing a 5' setback. A fence is being proposed between the parking area and the property to the south. 3) The last item is the distance from the alley lot line to which the parking area extends. The Zoning Ordinance provides for no more than 30' from the rear tot line. The Cradle proposes the parking area be 90' from -the rear lot line. J. Murray said in their assessment there will be no adverse impact upon any of the historical or architectural features of the existing landmark. Regarding the construction of a fence, J. Murray said an administrative review is required for the proposed fence on the front yard which runs from the court of the existing facade which extends furthest west on the Ridge Avenue side to the corner and runs within the 18" to 36" of the front lot line. The fence would provide security for infants of the Cradle and it would allow to take advantage of the exterior for various stimulations during the course of the year. Children range in age from infant to almost two years of age, they require a secure site area in which utilize the outdoors. Children will be accompanied by staff members. The fence also provides a place to seat and talk for adopting families, and for families of those people giving up children for adoption. G. Halik asked if that area is the only outdoor landscaped area. J Murray said there is small landscaped area at the other end G Hahk asked what is currently on the site of the proposed parking area. J. Murray said there is a single family residence owned by the Cradle since the 1940s (2035 Ridge Avenue). It has served as a residence for various staff members. It has parking at the rear. C Ruiz said a demolition permit has been issued to tear down the house which is not currently under the purview of the Preservation Commission. S. Regan asked about the area labeled as "lawn" on the proposed plan. J. Murray said that lawn area is existing, it does not conform to the usage of the building. E. Weir said the proposed fenced area would be an extension of the existing court yard. G. Halik asked X%hat would be the use of the seating area. H Sibert said the seating area is a way Preservation Commission Minutes - August 18, 1998 Paqe 9 of coming to the public walk. She said there is a terrace that comes from the parking area to the public walk leading north to a gate for the proposed fenced front yard area. Within the front yard area there is the patio courtyard area that stretches out into the front yard. There are seatwalls made out of limestone, there are similar materials on the building, and also a small fountain area to drown some of the noise from Ridge Avenue. The fence is wrought iron 5' high, the seatwalls are 18" high, the terracing is made out of stone. At the parking area the retaining wall is made out of Versa - Lac, and the guardrail is required for any elevations of over 30", there is a railing for disabled ramp and the stairway. J. Deis asked about the fence on the south side of the parking area. H. Sibert said there will be a guardrail because of the elevation. The neighbor's fence will remain. B. Gardner said it seems the building is too close to the public sidewalk. J. Murray said it is 23.5' and then steps back. H. P. Carey asked how far is the house to the south from the side yard property line. H. Sibert said it is 15.5 '. Arthur Alterson, Assistant Director for Zoning, said that the special use for the parking falls under the zoning interpretation of nursing homes. The Cradle is a legally existing special use as a nursing home. The expansion of that special use of the property to the south which is currently improved with the house, is what requires the special use. G. Nowesnick said the Commission is considering the special use for the parking lot, the variances to build the parking lot, and the new fence. J. Deis said, the Cradle, by asking for the new parking area, is in essence asking for something that it already has, perhaps from its beginning. A. Alterson clarified that the special use is for the parkins being proposed on a single family lot where the existing single family house to the south currently sits. G. Nowesnick said the Commission is being asked to find out what the visual impact is going to be on the landmark by removing the adjacent home and putting the proposed parking and landscaping as shown. J. Deis said she sees the special use aspect as being more general than putting in parkins. She said in her view it is legitimate to put parking, but she had specific questions about the form the parking is taking. G. Nowesnick proved that the Commission accept the special uses and variations application for 2035 R 2049 Ridge Avenue as presented, both in written, graphic and verbal format. 1-1 1' Carey seconded the motion The motion passed. Vote: G ayes, abstention (K. Irwin). Surface Parking J. Deis said she visited the site, she thought hard about the proposed parking, she said she had lived in the neighborhood for ten years. J. Deis said that what has always impressed her about the Cradle is how beautifully and almost invisibly, this nice and very Preservation Commission Minutes - August 18, 1998 Pape 10 large institutional structure, blends into the residential aspects of the neighborhood. It is in an interesting residential location, where there is the Civic Center, the Northwestern Physical Plant, the old former Fresh Fields building. The block is in a very delicate balance now, and it can take the one character or the other. In her view, there are some aspects of the proposed plan that work and others that raise concerns in relation to the standards for review. J. Deis said the alley is heavily used, the parking lot is visible from virtually all the residential neighbors across the street. The fact that the buffer zones along the alley are being reduced is a concern to her. The fact that the shown plant material is small rather than substantial screening plant material is also a concern to her. J. Deis said she would understand any neighbor who may object to see a seventeen car parking lot. She also said that now the Commission is looking at the whole site as a landmark by virtue of consolidating the parcels. J. Deis said she is not convinced that the paved area, even though is not visible from the front street, is an enhancement to the building and the site. E. Weir referred to photographs of the rear of the building and alley, She said currently there are eleven parking spots behind the bungalow. She believed that what is being proposed is an improvement to what is existing, by organizing it in a more logical manner, also by providing an island with screening. E. Weir said the neighbors across the alley are all garage facades. J. Murray said the neighbors feedback was essentially for more lighting. E. Weir said the Cradle has had a series of meetings where they showed the landscape plans to the neighbors. K. Aamodt-Hechinger said they had a meeting with the neighbors about a month ago at 2035 Ridge Avenue. The neighbors were pleased with the landscaping plans. They liked the increased lighting which adds additional security to the alley and their homes. G. Nowesnick, referring to the proposed landscaping on the alley said, when viewing the landmark there is not enough green space in the foreground. J. Deis concurred. J. Murray said the landscaping in the alley has to be low to maintain the sight lines. K. Aamodt-Hechinger said they were careful not to put large plantings in consideration of the night shift nurses C Ruiz said to ensure natural surveillance the City does prefer landscaping material that does not exceed 3' in height G. Halik moved that the Commission accept the parking lot as designed with the variances proposed on the east side, the south side, and the incursion into the lot from the alley beyond 30' to 90'. G. Nowesnick seconded the motion, G Halik moved to amend his motion to add the addresses of the properties at 2035 and the Cradle 2049 Ridge Avenue, G Nowesnick seconded the amendment. Di.vetisviou: J. Deis asked whether the Commission should also move to recommend the zoning Preservation Commission Minutes -August 18, 1998 Pagge_I l variations to the Zoning Board of Appeals. G. Halik, moved to further amend his motion to recommend the Zoning Board of Appeals approval of the proposed zoning variations. G. Nowesnick seconded the additional amendment. The motion passed. Vote: 6 ayes, I abstention (K. Irwin) Fence C. Ruiz said the Commission's review pertains to the location (front yard variation), the appearance, and the impact of the proposed fence on the landmark. H. Sibert said the fence begins at the northwest corner of the building and then it cuts at 45 degrees for the required setback from the corner, then it goes south parallel to the sidewalk and returns to the building at 45 degrees, with gates at both ends. Commission's Findings G. Halik said he understood the idea of the courtyard as explained before. He did not understand the purpose of the fence around the area that is closer to the street. K. Aamodt-Hechinger said the Cradle currently has five to six babies at least 15 months old. The nurses do not feel comfortable bringing the babies outside and walking them. The fence would give them the ability to bring them out for fresh air during the day. Some babies stay in the Cradle for several months. The fenced area offers a quick access from the outside to the building. The end gates will have a lock. J. Deis referred to the standards for review of construction: "Proportion of front facade. The relationship of the width to the height of the front elevation shall be visually compatible with properties, structures, sites, public ways, objects, and places to which it is visually related." She said the Cradle is between a cusp of residential and other type of buildings. There are no such fences within sight of the landmark. She said a fence creates a very visible barrier and a certain message to the public. She added that it would be something really unfortunate to put a fence in front the entrance of the building. J. Deis said an alternative would be to bring a fence across the existing lawn area, tied into the walkway that transacts the area wanted to be fenced in. J. Deis said that a fence says to the public and to the neighborhood to stay away. AIso, it creates a barrier or hard surface at the sidewalk level which is not compatible with other elements of the neighborhood, especially the residential character J Murray said homes of Simpson Street have fences B Gardner said those homes are side yard fences, not front yard fences J (`Murray said the suggestion that there are no other fence elements that are visible within the area is not entirely an accurate statement G. Nowesnick suggested putting landscaping in front of the fence and reduce the height to 4'. E. Weir said the Cradle proposed a 6' high fence to the Site Plan and Appearance Review Committee, which recommended a 5' high fence The Cradle believes a 5' fence can still provide the security that nurses and children need. G. Halik Said if the function is to take the babies out and walk, not much would be accomplished by fencing that Preservation Commission Minutes - August 18, 1998 Page 12 small portion. The nurses are not going to take the strollers on the grass, he said. G. HaIik wondered if it would be functionally better to follow the Cradle's idea and use the proposed interior walkway to really give the nurses and babies a place to walk back and forth. He said two things would be accomplished: functionally, more space would be given to walk the strollers and the babies, and the fence would be setback closer to the front facade of the building. G. Nowesnick asked about the potential for something bad to happen. K. Aamodt- Hechinger said within the last year many car thefts occurred during business hours. There is a person who continually goes through the alley and bothers people going to the Cradle. The fenced area will also be used for counseling and for the opportunity to breathe fresh air. G. Halik asked if this could not be accomplished in the existing lawn area. E. Weir said the lawn area is not close to the entrance. G. HaIik said the Commission is concerned about the fence in front of the building. He said the Commission is not asking to compromise in the functional issues. Rather, the fence could be set back, and the existing lawn area could be used for the desired seating function. The seating area would be even further away from street and the traffic. J. Murray said the Cradle has legal obligations as a licensed Illinois facility with the Department of Children and family Services, as well as their obligation with both the birth mother and the adopting parents. The security, preservation and protection of the children under the Cradle's care are of the outmost interest and significance to the Cradle. If there were any incident, the entire history of seventy and some years will be put into jeopardy, The Cradle believes the fence is a reasonable solution. G. Halik said he believed the Commission did not see the fence as a permanent revision to the landmark building. He believes that the security for the Cradle is an important issue, but a fence so close to the street is a major impact to the landmark. G. Halik and B. Gardner suggested again to put the fence closer to the building, on the west side of the walkway and, from the northwest corner of the building to the existing lawn area facing Ridge Avenue J Deis said she found tite former suggestion about the fence less objectionable She suggested again to reduce the height of the fence to 4' G Nowesnick said a 4' fence with large barberries in front would provide the visual buffer as well as the security element. H. Sibert said her concern was that the fenced area will become too narrow. G. Halik and J. Deis emphasized that their suggestions increased the length of the walkway, improved the privacy of the seating area, and reduced the impact of the fence on the landmark G. Nowesnick said 3' high barberries would soften the transition between the lawn and the fence and it would provide additional security. After additional discussion about the distance from the face of the building to the edge of the public sidewalk on Ridge Avenue, Commission members agreed that the fence should be 11.5' from the building S Reagan said by bringing the fence closer to the Preservation Commission Minutes - August 18, 1998 Page 13 building, the 45 degree angles at both ends of the proposed fence will be eliminated. She said she was glad to see that happening. G. Halik concurred. G. Halik asked if the applicants agreed with the Commission's solution. J. Murray said he believed the Cradle could accommodate to the Commission's decision. G. Halik moved regarding the fence proposal, that the Commission approve the scheme, with the fence set back from Ridge Avenue, approximately 11.5' from the public sidewalk, and runs from Simpson Street (with a gate at Simpson Street), to the south edge of the area called the lawn, and turns back to the building at 90 degrees (the fence could continue to the edge of the lawn as long as it returns to the building at 90 degree angles), The height of the fence would be 4' with planting materials in front. G. Nowesnick seconded the motion, The motion passed. Vote: 5 ayes, I nay (J. Deis) and I abstention (K. Irwin). 8. 1319 Chicago Avenue - North and south side yard fencing requiring height variance. Arlene Westbrook, C. Frasunek, and H. Frasunek, unit owners, presented plans for north and south side yard fences requiring a height variance at 1319 Chicago Avenue (the Edmundton). The building is located within the boundaries of the Evanston Lakeshore Historic District, A. Westbrook said they are requesting new fencing for the north and side yard patios and gardens. The fence would rest on timbers, increasing the height to 8'. Preservation Commission Minutes - August 18, 1998 Pape 14 Conrndssiar's Jr, hidhigs J. Deis asked about the number of patios. A. Westbrook said on the north side there are three and a half patios and on the south side there are one and a half patios. J. Deis said that what would be visible of the fence from Chicago Avenue is not significant, and the area that the patios are overlooking is a parking lot. C. Ruiz said the Commission is considering the construction of the fences and the variation of the height from 6' to 8'. B. Gardner said she thought the fences were only 5' high. J. Deis clarified that the patios are at a higher level than the street grade. At C' the fences are at chest level from the patios. The 2' timber retaining, wall would increase the total height of the fence to 81, G. Halik asked if the fences would bo visible from Chicago Avenue. J. Deis said the fences might be somewhat visible froin Chicago Avenue. G. Halik asked if landscaping would hide the edge of the fences. J. Deis said there is potential for that. G. Nowesnick said if the mechanical equipment could be landscaped. K. Irwin said that the drawings approved by the Commission for the construction of the building showed a terrace with well designed details, apparently cut due to budgetary reasons. G. Nowesnick said this is a project that got approval with specific design elements that apparently were not built. He said the Commission must be very specific about design elements when approving projects. J. Deis said the issues raised by K. Irwin and G. Nowesnick were well taken. She said the issue at hand is the fence. B. Gardner said she did object to the location and height of the fence. She said the stockade style of the fence was inappropriate for the building. J. Deis concurred with B. Garner's statement. G. Nowesnick moved that the Commission deny the proposed wood fence at 13 I9 Chicago Avenue. G. Halik seconded the motion. The motion passed unanimously. 9. 1041 Judson Avenue - Exterior alterations James Boley with Roberts Architects, presented plans for exterior alterations at 1041 Judson Avenue. The property is an Evanston Landmark located within the Evanston Ridge Historic District. J. Boley said that the project involves a kitchen remodeling which would affect the exterior of the building at the rear along a deck. The area where the work will occur is visible from the alley The project includes the removal on the south elevation of three panel sliding aluminum patio door, and replaces it with two sets of French doors with brick jack arches. The French doors would be wood and stained to match existing doors with a Preservation Commission Minutes - August 18, 1998 _ _ PaE 15 Prairie School grid design on each corner. Commission's Findings J. Deis said the project addressed the standards for review very eloquently. K. Irwin moved that the Commission approve the proposed alteration at 1041 Judson Avenue, finding that the proposal meets all applicable standards for review of alterations. The motion, seconded by B. Gardner, passed unanimously. 10. 1205 Hinman Avenue - Exterior alterations, new skylights, porch rehabilitation Daniel Diermeier, Ariela Lazar, owners, presented plans for exterior alterations at 1205 Hinman Avenue. The property is an Evanston Landmark located within the Evanston Lakeshore Historic District. A. Lazar said that they found out two weeks ago that their contractor needed a building permit for the work that he had already performed. They also found out that the house was an Evanston Landmark. A. Lazar said that the majority of the work has to do with the addition of five skylights. One skylight is at the first floor kitchen extension on the south elevation, directly opposite to an existing skylight. The new skylight is visible from a particular point in the alley way. G. Halik asked if there are any skylights visible from the front. A. Lazar said from the corner of Hinman Avenue and Hamilton Street two new skylights are visible. These new skylights are also opposite to two existing skylights on the north elevation. The other two remaining new skylights, towards the rear of the building on the north and south elevations, are not visible from the street or the public way. A. Lazar said the other alterations that concern the Commission are the rebuilding of the floor of the front porch. She added that some repair was done to the roof of the garage and adding a copper flashing patch onto the roof of the house C011111MV.Vion's Fillilhigs G. Halik said that for him it is significant that there were two skylights on the north elevation toward the front of the building. G. Halik asked if the new skylights are needed for additional light and ventilation. A. Lazar said: yes. The existing skylights have northern exposure and are too low She said that they had considered enlarging the existing window openings, but decided that would be more of a significant alteration to the house. G. Nowesnick said that there may be an actual code requirement requiring additional light and ventilation. S. Reagan asked about the alteration to the porch. A Lazar said the wrought iron columns would be painted to match the existing porches wrought iron columns.. Preservation Commission Minutes - August 18, 1998 Pale 16 B. Gardner said that she was concerned with the fact that the skylights have been installed and that may drive a decision that the Commission may not have made if the applicants would have come for a permit properly. J. Deis said that for her, the skylights have a minor impact on the house in this particular case. S. Reagan said that the new skylights on the south elevation are more noticeable that the skylights on the north elevation because the distinctive roof plane where one can see the volume of the rest of structure. G. Halik said that every case is different, and the Commission has allowed skylights in the past. G. Halik said that all old homes in Evanston, landmark or not, have to be viable and what the Commission needs to do is to find ways that make them viable without destroying their historic nature. He did not know what would be a better alternative to what was presented. S. Reagan said that perhaps the existing skylights could have been enlarged. A Lazar said that according to their contractor there are limitations as far as how large skylights can be, and there are other structural limitations. She added that their next door neighbors do not object to the new skylights. G. Halik asked if the project is denied, what it would mean to the applicant. A. Lazar said that going in at different times of the day into the room, without the skylights, the room is not suitable for work. K. Irwin said the Commission could approve the project based on a hardship. G. Nowesnick said that skylights could be a historic element of a building, they are not necessarily a contemporary fixture. J. Deis referred to standard 1 for review of alteration: " Evety reasonable effort shall be oracle to adapt the properly, structure, site or object in a matmer that requires minimal alterraton of the prg1)egy, structure, site or oNecl rnul its environment. " G. Halik said this standard recognized the concept ofadaption and viability and just says: do it in the most minimal way. B. Gardner said standard I worked well for the northern skylights, but she was not sure if it would work for the southern skylights. G. Nowesnick said the point is that the skylights are the least intrusive alteration versus bigger windows or dormers or bigger skylights on the north elevation. He said the size of the skylights seemed reasonably compatible with the existing casement windows under the gable on the front elevation. G. Nowesnick moved that the Commission accept the existing, skylight installation on the basis of the owner's hardship and the fact that it is the least intrusive alteration to the third floor space. K Irwin seconded the motion. The motion passed. Vote: 4 ayes, 2 nays. IV. COA'IMUNICATIONS J. Deis accepted into the record the following newspaper articles: Preservation Commission Minutes - August 18, 1998 Page 17 - Black history district sought in suburb (Chicago Sun -Times, July 31, 1998) - Evanston notable for famous women (Evanston Review, August I, 1998) V. STAFF REPORT C. Ruiz reported that he attended a meeting at the Woman's ChristianTemperance Union (WCTU) headquarters. Members of the WCTU would like to nominate a conservation/historic district to honor Evanston women. The district would include the WCTA landmark building on Chicago Avenue, the headquarters building behind it, the properties to the immediate north and south, and potentially the Woman's Club of Evanston landmark building. B. Gardner said she would like to suggest in light of the previous case, that the Commission provide local Realtors with the landmark list and a list of historic districts. A seminar would be a good way to continue educating the public in general and the real estate industry. C. Ruiz asked B. Gardner if she could help him to set up a seminar. G. Gardner said: yes. VI. ANNOUNCEMENTS C. Ruiz announced the next Commission meeting is September I5, 1998 at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. VII. ADJOURNMENT With no further business in the agenda, J. Deis moved to adjourn the meeting at 10:55 p.m. . G. Nowesnick seconded the motion. The motion passed unanimously. Respectfully submitted: VengiorPlanner/lreservation Date: ci Evanston Preservation Commission Minutes - September 15, 1998 Pale d EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, September 15, 1998 7:30 P.M. - Room 2403 Civic Center MEMBERS PRESENT: Jessica Deis, Barbara Gardner, George Halik, Kirk Irwin, Gregory Nowesnick, Susan Reagan MEMBERS ABSENT: Heidi Pawlowski Carey, Mark Sarkisian OTHERS PRESENT: Stuart Cohen, Cathy Taylor, Michael Youngman, Arlene Westbrook, Cathy Frasunek, Helen Frasunek, Sondra Fish, Deborah Allen, Michael Bandos PRESIDING: Jessica Deis, Chair COMMISSIONS' STAFF: Carlos D. Ruiz 1. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:35 p.m. II. APPROVAL OF MINUTES B. Gardner moved to accept the minutes of July 21, I998, as drafted. The motion, seconded by J. Deis passed unanimously. III. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 1246 Forest Avenue - Rear alterations Stuart Cohen, architect, presented plans for rear alterations at 1246 Forest Avenue. The property is an Evanston Landmark located within the Evanston Lakeshore Historic District. S. Cohen said the project consists of interior remodeling with the exception of changing windows at the rear only, the construction of new rear stairs leading up to a rear entry that Evanston Preservation Commission Minutes - September 15, 1998 Page 2 replaces wooden stairs, and the construction of a new deck. The interior work includes the removal of rear service stairs to expand the kitchen to the east. The existing enclosed mudroom is being opened up. The exterior modifications include the installation of structural steel to hold up the steeping porch on the second floor without any modifications. The brick work would be rebuilt at the ground floor. Commission's Findings J. Deis asked S. Cohen about the exterior materials. S. Cohen said the windows are double hung. The house primarily has large undivided double hung windows on the ground floor. On the second floor the double hung windows have the upper sash with divided lights. The breakfast and seating areas have large double hung undivided windows with transoms with divisions. The windows have wood trim. The masonry would be reused as much as possible. In response to a question from J. Deis, S. Cohen said the deck is cedar and stained to match the existing wood work. K. Irwin asked about the north elevation. S. Cohen said the new windows are identical to those on the bay window. There are three double hung windows with three transoms over them and the brick pier. The exterior by the dining room is not altered. B. Gardner moved that the plans be accepted as presented. The project meets the appropriate standards for review of alterations. K. Irwin seconded the motion. The motion passed unanimously. 2. 2332 Bryant Avenue -Two and a half -story rear addition Cathy Taylor, owner, and Michael Youngman, architect, presented plans for a two-story rear addition at 2332 Bryant Avenue. The property is an Evanston Landmark. M. Youngman said they are proposing a two and a half -story addition to the rear of the residence. The project calls for the removal of an existing wing of the house which does not have any particular historical significance. The house is a Colonial Revival in brick. The front elevation as seen from the street would not change. The addition is strictly in the rear of the house. Technically, the rear is visible from the alley. J. Deis said that the rear is also visible from the golf course, a public way. M. Youngman said the site plan represents the outline of what is proposed and what is being removed. Also, it shows a garage that may or may not be part of the project. The garage would come off the alley and would be separate from the house. The first floor of the addition contains the kitchen, breakfast, and family room that opens to a deck on the outside in the back. The second floor is primarily a bedroom addition, linked to the house through the stairway system, and it also has a master bathroom and closets. The third floor which is up in the roof is a sitting area overlooking the cathedral ceiling of the second floor Evanston Preservation Commission Minutes - September 15, 1998 Page 3 bedroom. M. Youngman showed the existing and proposed south, north, and west elevations, and the floor plans and elevations for a detached two -car garage. M. Youngman said the materials being proposed would match the existing brick of the house, and the double hung windows with divided lights, the roof shingles would also match. The roof slope would also match the existing roof slope of the main house, and the height. J. Deis asked if specific windows have been selected. M. Youngman said: not yet. Commission's Findings M. Youngman said the proposal does not require a zoning variance, other than the garage part, the house is within the zoning requirements. I Deis asked if the terrace was considered part of the lot coverage. M. Youngman said: no. C. Ruiz asked if without the garage the proposal is within the 30 percent lot coverage. M. Youngman said: yes. C. Ruiz asked if the garage is built, would it exceed the 30 percent of lot coverage. M. Youngman said: yes. C. Ruiz asked for how much. M. Youngman said it would depend on the size of the garage, the garage shown on the drawings would be at 36.5 percent. S. Regan said it would be required at least a minor variation to build the garage. M. Youngman said that would be correct. S. Regan asked how it would be possible to go ahead and not consider rethinking the addition until it is known whether the garage would be built. M. Youngman said that would not be necessary, because the garage is not an essential element. His clients view the house as the essential part, the garage may or may not be built, depending on the zoning. They may end with a slab for parking. J. Deis said she agreed that the existing addition is inferior to the original structure. However, she had some serious questions regarding the proposed addition. She referred to standards for review of construction 5 and 10 and read: "(5) Rhythm of spacing and structures on streets. The relationship of a structure or object to the open space between it and adjoining structures or objects shall be visually compatible with the properties, structures, sites, public ways, objects, and places to which it is visually related." J. Deis said that the street facade is unchanged. However, looking at the house from the alley and from the golf course, the addition stands out very dramatically from every house on the block. The rear goes back substantially from all the other houses, and the general lot coverage, in relation to the other houses is substantially larger. Also, the volume of height of the structure is dramatically bigger than any of the other structures that it is associated with. J. Deis then cited standard 10 and read: "(10) Scale of a structure. The size and mass of structures in relation to open spaces, windows, door openings, porches, and balconies shall be visually compatible with the properties, structures, sites, public ways, objects, and places to which they are visually related." Evanston Preservation Commission Minutes - September 15, 1998 Page 4 J. Deis said these are the standards she finds difficult in reconciling. M. Youngman in response to J. Deis concerns, passed out to the Commissioners revised drawings of the south (side) and west (rear) elevations. The revised drawings showed a hipped roof instead of a gable roof as originally proposed. M. Youngman said that the revision goes a long way in addressing the issues raised by J. Deis. The newly proposed hipped roof is more consistent with the hipped roof of the existing addition. K. Irwin said the alternate rear elevation solves a lot of issues that he was going to raise with regard to the original proposed west elevation. He said the hipped roof, versus the pediment treatment of the west elevation, tends to maintain the primary mass of the house and the addition becomes a secondary portion of the house. He suggested lowering the hipped roof further from the ridge of the roof on the main house. G. Halik asked M. Youngman his opinion about lowering the hipped roof. M. Youngman said he has to consider the head height of the third level, still it might be possible to lower the hipped roof. K. Irwin asked if the brick soldier course would be continued on the addition. M. Youngman said: yes. K. Irwin suggested putting an eyebrow window instead of the skylight as shown on the north elevation. M. Youngman said the skylight would allow more light than an eyebrow window, it is also located around the corner from the main house. He believed it would not be easily seen even from the alley, K. Irwin agreed. However, if the hipped roof is lowered, the skylight might have to be moved down even further. S. Regan said she had the same concerns expressed by J. Deis. She said the hipped roof is an improvement, but still the addition extends too far to the back. Despite the improvement she felt that the house would be very massive for the neighborhood and the available open space. J. Deis said she had the same quandary as S. Regan. The way tite standards are set, including standard one which deals with height, all refer to the context that the building is in. When visiting the site, she was struck by how substantially massive the house would be as it is being proposed. C. Taylor said her house is different from any other house in the block. She acknowledged the addition is a sizable one, and somewhat wider and longer, but what is there now is a two-story structure, and it's unusable for her family. C. Taylor said many neighbors have put additions already. Mr. Taylor and she do not want to obstruct anybody's view or stand up like a sore thumb. C. Taylor said they have invested substantially rehabilitating the house. B. Gardner said she did not have a problem with the addition, because this is a house just like the houses that are on Lincoln Street, and behind on the side street just on the other side of the golf course. Like on Rosalie Street, there are massive houses on small Evanston Preservation Commission Minutes - September 15, 1998 Page 5 properties, they just happen to be more of them in that particular environment than on Bryant Avenue. B. Gardner said what is going to be seen from the golf course would be at a fair distance away. Nobody is going to drive down the alley, it may be a public way, but it is only for two people, and when one would drive down Bryant Street, what is going to be seen is exactly what is seen today. B. Gardner said, as a non architect, she felt this way with the original proposal. The revised hipped roof is way better, she added. S. Regan said that everyone is sympathetic with the idea of an addition. However, the addition could be smaller. .1. Deis said she was not adverse to putting an addition on the house. She would like to put the addition on a "diet." B. Gardner said if the Taylors have elderly parents living in the house and three children, that is a large family, she said. C. Ruiz said it is important to stay focused on the Commission's role. Personal issues are important, but out of the purview of the Commission when contemplating additions to landmarks. C. Ruiz said when he met with M. Youngman, he had the same reaction as S. Regan and I Deis. He knew then that some of the standards were probably not met. He had urged Mr. Youngman to work with his clients to address their needs in terms of space and at the same time work with the standards. C. Ruiz said he is glad to see the revisions in terms of the massing. He said this is an opportunity to address the Commission's concerns and perhaps make adjustments programmatically. M. Youngman said that the elevation drawings, not being perspective drawings, tend to exaggerate the size of the addition. C. Ruiz said, even though, the massing of the addition does not necessarily go with the massing of the other homes in the area, the Commission is not dealing with a historic district. Within a historic district the Commission would look at the context of the entire area as the historic district. He said the Commission's purview is limited to the house and the property and not necessarily to the other properties. 3. Deis said, then that needs clarification, because the Commission interprets the standards for large addition and their environment. M. Youngman said the photos accompanying the application are of houses within a block radius of2332 Bryant Street. These are really big houses. From the street they took bigger that the subject house. J. Deis asked if a straw poll is taken how many Commissioners would be in favor of essentially the same plans with the modifications of the roof line that were provided during the meeting. K. Irwin said he would favor that, if the ridge were lowered below the existing ridge. G. Halik said he would favor it generally. But, he did not have the same reaction to the north side as he did to tine south side. That is because the south is a big long wall. He asked if the applicant would consider some setback, so that the south wall is articulated as similarly to the north wall. G. Halik said that M. Youngman did the same thing to the roof, where basically is the same massing but now articulated, so visually it breaks it down. The addition's south elevation is a long straight mass as is. M. Youngman said the south wall is projected back from the existing house. G. Halik suggested one more setback. Evanston Preservation Commission Minutes - September 15, 1999 Page b J. Deis said the applicants need a simple majority to obtain approval. So far, the Commission's comments are: To modify the gable roof to a hipped roof, to consider lowering the overall roof profile as it goes east to west, to articulate the south elevation, to perhaps create a break line that gives more shadow and breaks the mass to some degree, and to determine if the program can be met by reducing the overall volume of the house to some degree. C. Taylor said she would prefer not to add a recess on the south wall, because of a stair well going down on that side of the house. They could make the mass smaller by addressing the remaining items. J. Deis said she would look very favorably on lowering the roof profile with a hipped roof. C. Ruiz suggested breaking the long south wall with the introduction of a different material. M. Youngman said changing the roof over the south back door may help in that regard. G. Nowesnick said the perception of the size of the addition is more effective from grade to cave that it is from cave to ridge. J. Deis took a straw poll and asked how many Commissioners would approve the proposed addition with the suggested modifications. K. Irwin, B. Gardner and G. Halik indicated that they would approved it. G. Nowesnick, S. Regan and J. Deis indicated that they would not. C. Taylor asked for more direction from the Commission. J. Deis said she would like to see the overall footprint diminished to some extent or the overall mass diminished. M. Youngman said the house is viewed 99 percent of the time from Bryant Street. The view of the back is from a dead alley. J. Deis said M. Youngman statement is true and it is a consideration. S. Reagan said the addition for a landmark should be a wing addition rather than an addition of the same volume of the house. J. Deis concurred with S. Regan. S. Regan said the width of the addition could be tighten and still maintain all the desirable space. On the north elevation, the continuous wall of (lie addition, right off the main house wall, could be changed to make it more secondary to the original landmark house. J. Deis offered the Commission's assistance if the applicant would like to resubmit revisions to the Commission for feedback. G. Halik suggested to built a model and compare it to the adjacent houses to understand what the concerns are. C. Taylor said she did not feel she was doing something so different from everybody else was doing around. C. Ruiz said not everyone in the Commission is opposed to the addition. However, Commission has made a split decision. J. Deis added there are times when the full Commission does not agree, that does not mean that the project is not going to pass, because, to pass simple majority is needed. C. Ruiz said he was not sure if the issues raised by the Commission would be worked out by the architect. M. Youngman said it would be a real challenge. lie said the roof can be worked out. Again, the front would not be altered. C. Taylor said everything they have done to their house was done with care. J. Deis said the issue is not quality. C. Taylor said she would like to have more specific Evanston Preservation Commission Minutes - September 15, 1998 Page 7 direction from the Commission. G. Halik said, for instance, the family room is too big, and it can be scaled down. K. Irwin said he did feel uncomfortable changing the program, but he understood the concerns raised by Commissioners. J. Deis encouraged C. Taylor and M. Youngman to continue working with the suggestions given by the Commission. C. Ruiz offered his assistance to the applicants so they can be ready for the next meeting. M. Youngman asked if this means that they need to come back to the Commission, G. Nowesnick said since the Commission is given only general directions, the revisions require another meeting with the Commission. 3. 1319 Chicago Avenue - North and south side yard fence Deborah Allen, Arlene Westbrook, Cathy Frasunek, Helen Frasunek, Sondra Fish, unit owners at the Edmundton condominium, presented plans for north and south side yard fence at 1319 Chicago Avenue. The property is in the Evanston Lakeshore Historic District. A. Westbrook said last August they submitted an application for putting timbers to raise the side yard stockade wood fence from b' to 8' high. The style of the fence was not resolved. Cyrus, the developer was expected to file an application for approval because the fence had not been approved by the Commission initially. C. Ruiz sent a Ietter to Cyrus explaining the issue. A. Westbrook said that Ron Fleckman had informed her that Cyrus had no intention to file an application. A. Westbrook asked the Commission- what kind of enforcement can they expect from the City of Evanston, what can be done to have Cyrus comply with the Commission, and what kind a fence could be approved as it also involves a security issue. Commission's P-indings J. Deis distributed photos of the property and said the Commission's comment last month was that the proposed stockade design was not suitable. The applicants had indicated that the fencing material was provided to them by Cyrus. J. Deis said the fence could be with right angles with minimal ornamentation, a simple board on board fence. The applicants presented an earlier architectural rendering showing a fence in the Traditional style. According to the applicants, no one has any other records of any other drawings for the original presentations to any of the City Boards or Commission. K. Irwin said that the architect of the project brought a model and the discussion was primarily about the model. He said the model had an elaborated base and an ornamental fence. Evanston Preservation Commission Minutes - September 15, 1998 Page 8 J. Deis asked if Commissioners agreed that a wood fence as shown in the rendering was appropriate. B. Gardner questioned if a wood fence was appropriate for the building. She said a wrought iron fence would be most appropriate. C. Ruiz said the fence is meant for privacy. S. Fish said they had submitted a request for variance to raise the fence from 6' to 8'. The proposed fence provides some privacy and noise protection, and the fence would be attractive. In response to questions from G. Halik and B. Gardner, C. Ruiz said there is no record in the Commission's minutes about a fence for this project. He also reviewed the summary of findings of the Site Plan and Appearance Review Committee and did not find anything about a fence. G. Halik said Cyrus should submit an application for the fence. Discussion followed whether Cyrus had applied for a fence permit or not. Early documents do not show specific information about a fence. J. Deis asked what can be done to help the applicant. C. Ruiz said the question is who is responsible for applying for the fence. The developer applied for a project, there are no records that he could find that support the developer's claim that a fence was approved by the Commission. G. Nowesnick suggested an opaque fence, very low non -decorative, made of wood and stained in a color complementary to the brick building. Regarding who should pay for the fence, it is a matter between the home owners and the developer. S. Fish said the home owners association did not sign off on the building yet, nor any individual purchaser signed offon their unit. Cyrus' position is that the original plan was approved, and if there are any changes now, the home owners need to apply for it. G. Nowesnick said according to the plan, the green transformer box is concealed by the fence. A. Westbrook said the green box is not included in their proposal. J. Deis said it would be desirable to close the box with the fence. G. Nowesnick said that the plan is misleading. From his perspective, the rendering and the plan showing the fence appearance and location are acceptable. The fence conceals an undesirable element, and it provides what the applicants are looking for. G. Nowesnick moved to approve the design of the fence as submitted, both in plan, location and perspective view of a wood the fence is 6-0" high, resting atop railroad wood ties, not to exceed the height of 8'-0" from the grade with finials at the post, with V x 6" boards and 2" x 4" stringers across the top devoid of ornamentation. The motion, seconded by G. Halik, was approved unanimously. Evanston Preservation Commission Minutes - September 15, 1998 Pa,,ee 9 IV. NEW BUSINESS 912 -918 Clark Street - Certificate of Special Merit (CSM) for Demolition Michael Bandos, architect, of Commonwealth Edison was present. C. Ruiz said that in 1995 the Evanston City Council passed Resolution 17-R-95 denying the demolition of 912-918 Clark Street. At that time, Northlight Theater wanted to relocate to the building. As part of the resolution the City Council stated: "That the denial of the CSM is based upon conditions now existing, i.e., representations at the public hearing that the Northlight Theater raise the necessary capital to develop the subject structure. Upon a showing of substantial change in circumstances, the Applicant may re -apply for a CSM." C. Ruiz said the applicant, Northwestern University, has re -applied for the CSM, upon substantial change in circumstance. 912-918 Clark Street is part of the site for the Arthur Hill's redevelopment plan. The Commission's role according to the City's Corporation Counsel, is to receive the application for the CSM, and within five days, the Commission has to refer the CSM application without a report to the City Council. A public hearing regarding the CSM application has been scheduled for September 28, 1998. B. Gardner asked if the Commission would try to save the landmark building now. C. Ruiz said the Commission first has to deal with the receipt of the application for CSM. G. Nowesnick moved that the Commission forward the application for CSM to the City Council within five days as requested. The motion, seconded by J. Deis, passed. Vote: 5 ayes, I abstention (K. Irwin). Discussion ensued whether the Commission should make a statement to save the building. B. Gardner said that the Commission should take a stand to save the building. J. Deis said that any effort to save the building at this time, would be extremely difficult. B. Gardner said if the City Council thought that the building was worth saving once, it is worth saving it now. C. Ruiz said that the developer's architect, Barry Albasani, said in a letter that they have looked at the building three times and they had concluded that the building would not fit their program. C. Ruiz said that perhaps it would be different if the request for proposals had included the landmark as an important component for the redevelopment. G. Nowesnick said if the Commission is going to make any kind of remarks to save the building, it would be necessary that it also provides a legitimate use. C. Ruiz suggested that the Commission use this opportunity as a positive occasion to encourage the City Council with their continuous support for the Preservation Ordinance and the Commission. G. Nowesnick said the Commission's statement should say that, with regret, the Commission recognizes that the importance of the proposed development overshadows the historic merit Evanston Preservation Commission Minutes -September 15, 1998 Page I0 of the landmark building. The Commission reluctantly concedes to the demolition of the building. C. Ruiz said that the CSM provision in the Preservation Ordinance was established so demolition of landmarks could occur when necessary. J. Deis moved that the Commission write a letter to the Evanston City Council for the September 28, 1998 City Council meeting, stating a position that the Commission reluctantly concedes to the demolition of the Commonwealth Edison building, and reluctantly concedes for the approval of the CSM, thereby causing the demolition of the said building. G. Nowesnick seconded the motion. The motion passed. Vote 5 ayes, 1 abstention (K. Irwin). M. Bandos introduced himself and requested information about the September 28, 1998, City Council meeting. C. Ruiz said that he would recommend that Commonwealth Edison is represented at the meeting. V. OLD BUSINESS 2726 Sheridan Road - Application for Landmark designation C. Ruiz said the Commission's report regarding the nomination of 2726 Sheridan Road for Landmark designation has been submitted to the City Council. The City Council's Planning and Development Committee received the report as a communication item on September 14, 1998. The report would be introduced to the City Council on September 28, 1998. VI. ANNOUNCEMENT C. Ruiz announced the next Commission meeting is October 20, 1998 at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. VII. ADJOURNMENT With no items let in the agenda, G. Nowesnick moved to adjourn the meeting at 9:50 p.m.. B. Gardner seconded the motion. The motion passed unanimously. Respectfully submitted: Senior Planner/Pr es a ' n Date: Evanston Preservation Commission Minutes - October 20, 1998 DRAFT- NOT YET APPROVED Page I EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, October 20, 1998 7:30 P.M. - Room 2403 Civic Center MEMBERS PRESENT: Jessica Deis, Barbara Gardner, George Halik, Kirk Irwin, Gregory Nowesnick, Susan Regan, Mark Sarkisian MEMBERS ABSENT: Heidi Pawlowski Carey, OTHERS PRESENT: Ken Taylor, Michael Youngman, Richard Miller, Craig Smith, Richard Fowler, Joanne Haas, Terri Straus, Joe Oesterling, James Cox, Daniel Kowal, John L. Kufner, Janet Kohl. PRESIDING: Jessica Deis, Chair COMMISSIONS' STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM A quorum being present, Jessica Deis called the meeting to order at 7:35 p.m. 11. APPROVAL OF MINUTES B. Gardner moved to accept the minutes of September 15, 1998, as drafted. The motion, seconded by J. Deis passed unanimously. III. COMMUNICATIONS IV. OLD BUSINESS 2332 Br)wil Avenue - Tivo and a half -story rear addition Kenneth Taylor, owner, and Michael Youngman, architect, presented revised drawings for a two and a half -story rear addition at 2332 Bryant Avenue. The property is an Evanston Landmark, M. Youngman said his clients and he reviewed the plans for the proposed addition as requested .d Evanston Preservation Commission Minutes -October 20, 1998 DRAFT- NOT YLTAPPROYCD Page 2 by the Commission. They also met with Frank Aguado, zoning officer, and two neighbors for information purposes. M. Youngman referred to the drawings dated October 15, 1998. He said the garage width was reduced by 4.8', the depth by 2.1, the area by 155 square feet, and the height, excluding the cupola has been reduced by 5' to 6'. All this represents a 24 percent reduction of the garage, with a 26 to 27 percent reduction in height. Regarding the replacement addition to the rear, M. Youngman said the lot coverage with the garage is 34 percent, without the garage is 28.5 percent. This does not include the patio and deck. The north and south walls of the western most portion of the addition come up a total of 3', the west wall of the family room portion comes in 1'4", and the north wall of the breakfast area has come in 1'. M. Youngman said now there is articulation of the south wall, not shown previously. This has an effect on the shape of the new hipped roof. There is a total of three step downs of the roof. The first step down begins at the existing east portion of the house, and steps down 6" from the ridge. Moving towards the west the roof goes down again 1'-6" and the last step down is T-6". M. Youngman then referred to the patio. The north wall of the eastern portion was brought out 1', the west wall was brought in t'-4", the west wall was shorten by 4.5', the height of the patio was reduced, the part to the immediate west of the addition was stepped down three raisers or V-9". The height of the patio wall was 18", now it is reduced to the patio deck with a metal railing. The second floor balcony was brought in 6", Iikewise the railing was brought down 6". Comparing the existing addition with the proposed addition, M. Youngman said the northwest and southwest corners would project out 11.67' from the existing addition west elevation. The north wall of the breakfast area projects out 9.28' from the existing wall. The north wall of the family room was brought in Y, representing a 51.3 percent reduction. The south wall of the family room projects out 4.83' from the existing structure and 6.5' from the kitchen portion. M. Youngman concluded his presentation by saying that the footprint of the proposed addition was reduced about 22 percent from the original proposal. J. Deis then asked members of the audience for comments. Richard Miller, owner of 2338 Bryant Avenue, said his property is immediately north of2332 Bryant Avenue, and is also an Evanston Landmark. R. Miller said the issue of concern is the scale of the proposed addition that is unprecedented in the neighborhood, and is a major change of the environment as conceived by the neighbors that preceded in ownership to the Taylors. Additions made on the block were made with restraint and on a much more modest scale than the Taylors envisioned. R. Miller said the design work for the addition was good and he did not have any quarrel with the quality of the architecture or the quality of the work already done in the house which is of very high standard. He emphasized again that the issue is the scale of the project. His calculations are for total finish building coverage of 35.9 percent, and including the terrace Evanston Preservation Commission Minutes - October 20, 1998 DRAT T - NOT YET APPROVED Pane 3 areas would be 43.5 percent. R. Miller suggested and requested that the proposal be referred for zoning review to resolve many of the issues still pending. He said if the Commission decides to follow his suggestion, he would not attempt to address a variety of details at this time. R. Miller observed that a massive brick wall, however nicely designed, 22' from ground to cave within a short space, is an enormous wall, and if there was a way to do it without such huge walls, he believed none of the neighbors would object. Finally, R. Miller withdrew his request for additional time to submit a responsive request for a certificate of appropriateness. He said he will be coming back with such an application in the future. R. Miller said he wanted the Commission to be cognizant that the proposed addition is a major instrument of change in the neighborhood. Craig Smith, owner of 2328 Bryant Avenue, located immediately south of 2332 Bryant Avenue, said he is an architect, and mentioned that lie did an addition to his house in 1997, and that other neighbors had also done additions. He said he appreciates that people want to improve the neighborhood and development. C. Smith believed that everyone who made an addition stayed within the 30 percent lot coverage. C. Smith said he was not sure that all the factors that count for lot coverage are being attributed to the proposed project. C. Smith said it might be appropriate to get a zoning analysis. He would like to know if the screened porch, and projecting balcony are counted for the lot coverage. He did not know if the project does not meet the zoning requirements, whether the project would come back to the Commission. C. Smith said the architecture is well done, but the scale of the addition is intimidating. In his view the historic property is not just the house, but the entire property. He said he is concerned how the new addition would affect the neighborhood. He moved to the neighborhood not only because of the beautiful homes, but also because of the openness, the character, and the feeling of the space behind his property, and the openness of the golf course behind. C. Smith said he understands the need for a new garage, but the lot coverage should be considered. He concluded by saying that a zoning analysis should be conducted first. J. Deis asked if anyone else from the audience would like to address the Commission. No one else came forward. J. Deis read for the record a letter from James and Ann Zastrow, the owners of the property at 2327 Asbury Avenue. This property is located across the alley from the Taylors. The Zastrows expressed their concern about the scale of the project. They said in the Ietter that their neighborhood is filled with moderate homes smaller homes. The Zastrows noted that the Taylors seek to double the square footage of the largest house in the block. The Zastrows expressed concern with the assessed valuations in the neighborhood and objected to the aesthetics of such a large structure. Also, they like the current openness of their neighborhood and hoped the Taylors would modify their proposal. Richard Fowler, owner of the property at 2325 Asbury Avenue, across the alley from the Taylors property, said they are not directly impacted as the other neighbors are by the concern of the scale of the structure. He said they made an addition themselves and have no problems Evanston Preservation Commission Minutes - October 20, 1998 DRAFT - NOT YET APPROVED Page 4 with the Taylors addition. R. Fowler emphasized once more that being across the alley, they do not have the line of sight issues that other people have. He said he looks forward to the Taylors addition. R. Fowler said he is not familiar with zoning issues, but when they made their addition they were sensitive to the zoning. fie said usually you hear from opponents, but you do not hear from the rest who are indifferent or in favor. R. Fowler asked the Commission to consider the silence of the rest. J. Deis asked K. Taylor if he would like to respond to the neighbors concerns. K. Taylor said M. Youngman and he met with Frank Aguado (zoning officer) and C. Ruiz and went through the zoning calculations. The house with the proposed addition would be at 28% of lot coverage. With the garage the lot coverage would be at least 34%. If the garage is reduced to match the size of the adjacent garage owned by the Smiths, the lot coverage would go down to 33%. K. Taylor said that his neighbors, the Perneys (at 2322 Bryant Avenue), are currently seeking a lot coverage variance to 33%. There is only one letter opposing the additional lot coverage. K. Taylor said that C. Smith, as an architect, did an addition across the street for 40% lot coverage. K. Taylor refuted R. Miller's calculations indicating that R. Miller is a lawyer, not an architect. Then K. Taylor showed an aerial photograph of the neighborhood pointing out that his property is setback from the other homes, and his lot is 60' wide, 50% wider than the other lots. K. Taylor said that R. MiIler's opposition to his project is motivated due to recent and unrelated neighborhood issues. Commission's Findings: J. Deis commended K. Taylor for the revised plans. She said that overall the project is superior in every respect to the original design. The articulation of the east and west walls is a tremendous improvement over the original design. The addition has been articulated from the original part of the house in a distinct way on both sides. The ridge line of the addition was lowered as requested. The overall foot print and the volume and height of the garage was also reduced. J. Deis said she was concerned with the height of the proposed north patio. She said that it was her understanding that a raised patio is not considered part of the lot coverage because it does not have a roof. J. Deis asked C. Ruiz for clarification on the allowable lot coverage. C. Ruiz said the allowable lot coverage in a R-I zoning designation is 30%. C. Ruiz said that he had asked Arthur Alterson, Assistant Director for Zoning, if he could comment on the proposed patio in relation to the lot coverage, A. Alterson told him that he would not be able to comment on the project until a formal zoning analysis application is submitted to the City. J. Deis said that the north patio would be at least 36" high plus the height of the railing. She said she was concerned with the patio's height because even a 6' high fence would not prevent the next door neighbor from looking at someone standing on the patio. K. Taylor said their Evanston Preservation Commission Minutes - October 20, 1998 DRAFT - NOT YET APPROVED Pale 5 intent is to be able to roll a wheel chair out from the addition to the patio to meet the American with Disabilities Act standards (ADA). J. Deis asked how someone in a wheel chair would get into the house. K. Taylor said that they would provide a temporary ramp. He added that they have Iowered the southern portion of the patio at the suggestion of the Smiths, their neighbors to the south. B. Gardner asked how the Commission could approve a project when it is known it would need a zoning variance. She said that it was her understanding that any kind of an impervious outside space has to be included in the lot coverage ratio. K. Taylor said that they were told differently by zoning staff. He added, if the raised patio becomes an issue, they would put it at grade. C. Ruiz said that the Commission's purview on zoning variations requests is advisory to the zoning administrator or the Zoning Board of Appeals. He said, in the past, the Commission has approved certificates of appropriateness for projects needing a zoning variance. However, the Commission did so, with the understanding that the project would have to obtain the required zoning variance. C. Ruiz said he did not have a clear answer as far as how high a patio can be before it is considered part of the Iot coverage. His understanding is that if it has a roof then it would part of the lot coverage. C. Ruiz said that the statement he made at the September 15 Commission meeting, regarding the purview of the Commission was incorrect. He clarified that the Commission's purview includes the impact of the proposed addition on the adjacent properties. However, the Commission's purview still remains with what is visible from the public way. In this case, the proposed addition would be visible from the alley and the golf course and partially visible from Bryant Avenue. K. Taylor asked C. Ruiz to confirm whether F. Aguado, Zoning Officer, had the opportunity to comment on M. Youngman's calculations for the lot coverage. C. Ruiz said that F. Aguado had the opportunity to comment on the lot coverage. However, C. Ruiz said again that a formal zoning analysis is still pending. K. Taylor said that if the only issue for the Commission is the patio, he would wait until a zoning analysis is completed and then if it is still an issue, then he would be prepared to set the patio at grade. G. Halik, referring to the standards for review of construction, said the Commission should focus on standards 5, and 10. He quoted: Standard 5: "Rhythm of spacing and structures on streets The relationship of a structure or object to the open space between it and adjoining structures or objects shall be visually compatible x'ilh the properties, structures, sites, public *mays, objects, acid places to which it is visually related. ", and Standard 10: "Scale of a structure. The size and mass of structures in relation to open Evanston Preservation Commission Minutes -October 20, 1998 DRAFT -NOT YET APPROVED Pale 6 spaces, windows, door openings, porches, and balconies shall be visually compatible with the properties, structures, saes, public ways, objects, and places to which they are visually related. " 1. Deis said those were the standards she raised at the last meeting. She said she had two reasons to do so. One, due to the fact that the other lots are 40' wide. The lot in question is 60' wide and it is able to accommodate a larger structure than the adjacent 4Y wide lots on Bryant Avenue. The fact that the lot coverage, for the house and garage, (not including the patio) is very comparable in lot coverage to the other neighbors, is what it makes it satisfy the compatibility element, in her interpretation. Regarding the scaled down plan, in contrast with the previous plan, I Deis said she felt the differences between the first plan and the second plan have satisfied her interpretation of standards 5 and 10 to fit. M. Sarkisian commended the applicants for the progress made with the design of the addition. He urged K. Taylor to consider the opinions of his neighbors, particularly regarding zoning issues. M. Sarkisian asked if there was any other way to address the issue of harmony to make the addition a better fit. He suggested exploring the possibility to lower the west end of the addition even further if at all possible. M. Youngman said one of the difficulties is the integration of the new stairs and its required headroom. M. Sarkisian said he understood the interior constraints that may not allow his suggestions to be possible. However, he thought it would be worth while to explore the possibility. K. Taylor said he could only offer what the zoning regulations allow under minor variances. He pointed out his neighbors across the street who obtained a major variance for 40% lot coverage. K. Taylor said in respect to open spaces, the rear open space of the property is their yard. I Deis clarified that open space as it is included in the standards, refer to the open space within the private properties as well. K. Taylor said that there are no regulations that require them to maintain lines of sight. He said his project is a substantial larger home with an addition that is equal to or less than the additions that have been done next to it, on homes of much smaller size. K. Taylor said that their house is also setback further than the neighboring homes. S. Regan said that the zoning ordinance addresses lot coverage, but she was concerned with the volume of the proposed addition (as it relates to the adjacent properties). She said the proposed addition footprint projects 11.67", but the three dimensional structure changes from a one-story to a two and a half -story structure. S. Regan said the revisions made to the original plans do not completely address her concerns, although it is a great improvement. She said even though the new roof ridge of the addition is stepping down, it does not change the volume that much, G. Nowesnick said going back to the directive given to the applicant at the Commission's last meeting, he felt that a substantial effort was made in all three dimensions trying to reduce the Evanston Preservation Commission Minutes -October 20, 1998 DRAT"!'- NOT YETAPPR0VED Page 7 size of the addition. He said the addition is big, but the lot is big. The applicant has tried to address the issues of preservation and architecture. The issues of scale, open space, so forth are somewhat diminished because there is a larger lot to begin with. G. Nowesnick said that those were the main issues that have been discussed during the meeting. He said the Commission has seen this issue before and it is a difficult project with which to arrive at an opinion. G. Nowesnick said that, taking everything into account at present, he thought the current design is a drastic improvement, and he would not have objection to it. J. Deis said the Commission has touched the most important issues that Commission members had from the last meeting. The Commission has received input from the members of the audience, and neighbors. She asked the Commissioners for a motion. G. Halik said that before a motion is made, lie would like the applicant to consider M. Sarkisian's suggestion to explore the possibility of lowering the west end of the addition even further. K. Taylor said the third floor room is a big concern and if they can further modify that room, they would do so. He said he needed guidance from the architects in the room. K. TayIor said the Commission had already made enormous improvements to the project. M. Youngman said that M. Sarkisian's suggestion would have an impact on the slopes of the roof, they would no longer be parallel. M. Sarkisian said that was correct, but does that make it impossible?, he asked. G. Nowesnick said M. Sarkisian's point was well taken. He said that when looking at the front elevation, the seating/sun room that faces to the north with a shallower roof pitch works when running into the gable end, but when going with nested hips, is when it becomes quite peculiar as pointed out by M. Youngman, G. Nowesnick said he would then take issue with a change in slope of the roof addition. He would not have an issue with volume but rather with the design compatibility of the addition with the existing historic structure. G. Halik said that the roof slope was not the entire issue. He said that it was perfectly appropriate to suggest ideas and expect a response and to get it to the point where the project meets the standards K Irwin asked K. Taylor if he would consider Mr. Sarkisian's suggestion K Taylor agreed to make an ernest effort and provide a new roof line on that back portion of the addition if it works C. Ruiz said that if the Commission moves to approve the project, the Commission would be expecting that the project is not yet fully approved because the Commission is still waiting for the zoning analysis. Since it is understood that the applicant will apply for a minor zoning variance. The former would be true until the Commission has an official response from the zoning administrator. At that point, the zoning administrator would expect a recommendation from the Commission regarding the proposed variance. A notification process would be in place within certain radius, where the neighbors will have the opportunity to comment on the proposed variation. If it is a minor variation, the zoning administration would have the Evanston Preservation Commission Minutes - October 20, 1998 DRAFT- NOT YET APPROVED Page 8 discretion to weigh what the Commission and neighbors have to say. If the minor variance is denied, Mr. Taylor may come back to the Commission with a changed design to meet the zoning requirements. If this is the case the project has to come back again to the Commission for review, because the design would have changed from what the Commission had approved. C. Ruiz said all should be aware that there could be more meetings to come potentially triggered by the zoning analysis. K. Irwin noted that the Commission can only review what is proposed. He said the Commission needs a motion for approval or denial based on the standards of construction, and not on the standards for review of zoning variance. C. Ruiz concurred with K. Irwin. C. Ruiz said that in the past the Commission had passed motions approving projects subject to zoning approval. The zoning administrator may approve a project with no further changes. In that case, the project would not come back to the Commission. C. Ruiz said if the variance is denied, K. Taylor may resubmit the- project with revised drawings to address pending zoning issues. The applicant in that instance has to come back in front of the Commission because the design would no longer be the same as the one approved by the Commission. K. Irwin said the Commission could hypothetically approve the addition at 2332 Bryant Avenue, pending approval from zoning, with a stipulation that, if it does not pass zoning and/or the design is significantly changed, then the applicant would have to come back to the Commission. C. Ruiz said he concurred with the Commission's concerns. fie encouraged K. Taylor to continue addressing all the Commission's concerns. C. Ruiz said bringing down the deck area to the grade will give more breathing room to the back yard. K. Irwin moved for approval of the addition to 2332 Bryant Avenue, finding that the application meets all appropriate and applicable standards for review of construction. He strongly recommended that the applicant reduce the overall ridge height of the study area. B. Gardner seconded the motion. Discussion M. Sarkisian asked J. Deis if she would like to include the issues regarding deck area as part of the motion. J. Deis said she would like to include, in the form of a strong recommendation, that both patios be considered to be at the same level, which it would be no more than three steps above grade. G. Halik suggested that the language in the amendment be changed from "strong recommendation" to a "requirement." M. Sarkisian suggested that the two issues be sent to C. Ruiz and available to at least three Commission members to review the solutions to those two areas. B. Gardner withdrew her second to K. Irwin's motion. K. Irwin then withdrew his initial motion. K. Irwin then moved recommending approval of the proposed changes to 2332 Bryant Evanston Preservation Commission Minutes - October 20, 1998 DRAFT - NOT YET APPROVED Page 9 Avenue, finding that the proposal meets all applicable standards for review of construction. As part of the motion, the Commission requests that the applicant study the patio area at the rear and north sides of the building, and that applicant review the height of the ridge at the rear and the west side of the building, and if changes are made to the project, that those changes be submitted to C. Ruiz for distribution to three members of the Commission for final approval. B. Gardner seconded the motion. Discussion M. Sarkisian amended the motion by saying that he would like to see the applicant's effort in the drawings. B, Gardner seconded M. Sarkisian's amendment to K. Irwin's motion. The motion passed as amended. Vote: 6 ayes, I nay. At this time, J. Deis acknowledged the request of two members of the audience waiting to speak. C. Smith said that K. Taylor was incorrect in asserting his (C. Smith) involvement in a major variation, as an architect, for a neighbor in the block. R. Miller said he did not propose to answer the slanders and accusations that K. Taylor made against him. He requested that either all the comments and materials that are not relevant to the project, be eliminated from the record, or that he be given the formal opportunity to respond to them. He also asked to be is given copies of all material given to the Commission by K. Taylor, that did not apply to this project, but had to do with other things. C. Ruiz said he had asked K. Taylor to submit a full set of the materials that were submitted to the Commission. V. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 641 Michigan Avenue - One-story rear addition Joanne Haas and Terri Strauss, owners, presented plans for a one-story rear addition at 641 Michigan Avenue. The property is an Evanston Landmark, located within the Evanston Lakeshore Historic District. J. Haas said the project is a four season room. The entrance to the back of the house would be change to create a mudroom. Also, a patio is being added. Conlnlission's Findings J. Deis asked if the materials are match the existing materials and the roof line is the same. J. Haas said, yes. J. Deis asked if the foundation is lattice. J. Hass said, yes J. Deis said it appears the project is an improvement to what currently exists. G. HaIik moved that the Commission approve the project as presented, because it meets all the applicable standards for review of alteration. The motion, seconded by B. Gardner, passed. Evanston Preservation Commission Minutes - October 20, 1998 Vote: 5 ayes, 2 abstentions. 2. 1735 Wesley Avenue - Two car garage DRAFT - NOT YET APPROVED Pale 10 Joe Oesterling, owner, presented plans for demolishing an existing two-story structure and build a two -car garage at 1735 Wesley Avenue. The property is located within the Evanston Ridge Historic District, J. Oesterling said the existing two-story structure is in bad repair. A City inspector told him that the structure would last another five to seven years. He also received a number of estimates that indicated that repairing the existing structure would cost more that building a new structure. He said a structural engineer substantiates that point. J. Oesterling proposed to demolish the existing two-story structure and build a one-story garage comparable to the garage to the north of his property. He said the existing garage is not visible from the front. Commission's Finrlings J. Deis said that J. Oesterling submitted a statement from a consultant engineer outlining the general deteriorating condition of the two-story building. She said if what J. Oesterling proposed was comparable to what exists throughout the alley. She asked if J. Oesterling would consider a closer mach to the existing siding on the house. J. Oesterling said that according to his contractor, the 3" vinyl siding is comparable to siding that is on the house. He added the garage that is two houses down the alley is vinyl sided as well. J. Oesterling said that a wood frame structure would be 20 percent higher that what he proposed. B. Gardner asked if the roof of the new garage could be raised higher. C. Ruiz said that the new garage is replacing a substantial structure and raising the roof of the new structure would be desirable. J. Oesterling said that the garage to the north is the same pitch as the one he proposes. M. Sarkisian said that he though that it would be very unfortunate to demolish the existing structure. He hoped that the applicant investigated seriously enough about the cost of restoring the existing structure. 1. Oesterling said the cost or rehabilitating the structure was reaching $17,000 to $20,000. The new structure would be $13,000. C. Ruiz requested additional written estimates for the rehabilitation of the existing structure from J. Oesterling, J. Oesterling said he is willing to get advice to save the existing structure cost effectively. G. Nowesnick said the Commission approved two similar projects before: the first, on Hamilton Street and Hinman Avenue, at the southwest corner. It was a coach house in great disrepair. The owners rebuilt the coach house. The second, is at Dempster Street and Hinman Avenue, southwest corner. The two-story coach house Evanston Preservation Commission Minutes - October 20, 1998 DRAFT - NOT YET APPROVED Page l l was demolished. The Commission approved the new garage after the applicant increased the pitch of the roof with a gable and used wood siding. G. Nowesnick said that the Commission recognizes that sometimes replacement is a viable solution, but at least the Commission in similar situations, has asked the applicant to go the extra mile. M. Sarkisian said there may be a way to rehabilitate the existing structure even though it may nat be perfect. J. Deis said the Commission does not expect the applicant to spend more than the $13,000 to have a garage. The Commission is looking at compelling evidence that it cannot be done. J. Oesterling said if someone could lead him to that conclusion he would consider the rehabilitation of the existing structure. B. Gardner suggested that as a realtor she believes the proposed garage would not add value to his property. Rehabilitating the existing structure would, in the Ions run, add value to his property. J. Oesterling said lie would not spend $17,00 to repair the structure, at least at this point. He said he would leave the structure standing and let the next owner of his property deal with the problem. 3. 1705 Lincoln Street - One -story rear addition James Cox, owner, presented plans for an one-story rear addition at 1705 Lincoln Street. The property is an Evanston Landmark. J. Cox he said he would like to replace the high roof on the house, as well as the soffits, the gutters, dormers and tuckpoint both chimneys and replace the caps. After that he would Iike to get a permit for the one-story addition. Commission's Findings J. Deis asked if the roof would be reroofed in kind. J. Cox said, yes for the high roof. The back roof of the addition would fit right into the low pitch of the roof. The wood shakes would be removed to expose the original wood siding. The windows would be replaced to match the existing windows, C. Ruiz asked if the windows could be restored. J. Cox said all the windows are single glazed double hung windows. He said he would like to replace them with thereto pane double glazing wood Marvin windows. J. Deis asked if the siding on the addition would match the house. J. Cox said, yes. The addition would be off set from the side wall. The addition would a breakfast room off the kitchen with no plumbing. J. Cox said the proposed addition would be attached to a 1920 rear addition. J. Cox said he would like to come back for putting a vestibule on the front porch. M. Sarkisian said he was concerned with replacing all the windows. J. Cox said that he did not want to replace the windows at the moment. M. Sarkisian asked if the soffit would be replaced in kind. J. Cox said, yes. C. Ruiz asked if the applicant would come back for the windows replacement. J. Cox said, yes. J. Cox said the addition would have true divided Evanston Preservation Commission Minutes - October 20, 1998 lights wood windows. DRAFT - NOT YET APPROVED Page 12 M. Sarkisian moved that the Commission approve the project for the following items: I. The high roof replacement, including fascia, soffit, gutters, down spouts, tuckpointing, capping the chimneys to be done in kind to what is existing. 2. The proposed addition with the contingency that the applicant work with C. Ruiz on the selection of windows/doors to match existing windowstdoors. If C. Ruiz feels there are issues regarding the windows and doors, that it needs to be reviewed by the Commission. J. Deis seconded the motion. J. Deis then amended the motion to include the replacement of the front porch, the replacement of the rear Iow roof, including fascia, soffit and gutters, the cedar shakes siding removal and replacement with profile horizontal siding, and the deck off the kitchen. B. Gardner, seconded the amendment to M. Sarkisian's motion. The motion passed as amended unanimously. 4. 2419 Lincoln Street - One-story rear addition and alterations. G. Nowesnick recused himself from the Commission because he was the architect for the proposed one-story rear addition and alterations at 2419 Lincoln Street. The property is an Evanston Landmark. G. Nowesnick said he had spoken with Herb Hill, the second Corporation Counsel for the City of Evanston, regarding this issue. According to H, Hill, a ruling regarding Commission members presenting in front of the Commission is appropriate for him to do so, as long as it is clearly stated that he had not discussed the project with any of Commissioners, nor in any way influenced the Commissioners in their decision process and he is refraining form the Commission's discussion and decision. G. Nowesnick said his clients were unable to present the project to the Commission, therefore, he would do so. He said his clients would like to make some alterations along with the one-story addition. G. Nowesnick said his clients have the opportunity to contemplate three options for the project. They selected the gable roof and that the continuation of the gable of that of the main house was really important. The focus is in the center at the bays. They would remove a curved canopy and would be replaced by a simple shed supported by brackets and exposed rafters. The window pattern is albeit larger, is proportioned the same width and the height as casement windows up above. The east addition east elevation on the second floor is added on to maintain a substantial window and create a desk and study for the client's young son. Evanston Preservation Commission Minutes -October 20, 1998 DRAFT - NOT YET APPROVED Page 13 This allows the replacement of double hung windows with casement windows, which are more in keeping with the French doors and other casement windows around the house. The rear elevation tries to address the west elevation. The diamond vent would be removed and replaced by a diamond shaped fixed pane of glass. The sun room is bumped out only 18" under the gable roof. The windows for the addition follow the same proportion as the windows on the front elevation which are of different proportion than the rest of the house. Conrnrission's Findings K. Irwin suggested reducing the size of the diamond shape shown on the new addition elevation. In respect to the elevation with new windows, K. Irwin suggested if they could be off set and not in line, yet balanced. M. Sarkisian said he thought the solution as presented was interesting and worked well. J. Deis concurred with M. Sarkisian's comment. S. Regan said she thought K. Irwin's suggestion had merit. J. Deis asked if the windows were true divided lights. G. Nowesnick said, yes. He added that all materials would match existing materials. G. Halik moved to approve the project as presented. The motion, seconded by M. Sarkisian, passed. Vote: 6 ayes, 1 abstention (G. Nowesnick), 5. 1003-1005 Hinman Avenue - Resurfacing existing parking area and landscaping Daniel Kowal, representing the Hinman[Lee Condominium Association at 1003-1005 Hinman Avenue, submitted plans for resurfacing the existing parking area and adding new landscaping. The property is located within the Evanston Lakeshore Historic District. D. Kowa] said the project involves resurfacing an existing gravel surface with asphalt. J. Deis said she did find any conflicts with the standards for review of alteration. Commission's Findings J. Deis said she was not able to detect any significant change to the property, other than the resurfacing of the parking area. J. Deis said there would be concrete stops at the ends of each one of the parking spaces. G. Nowesnick moved that the Commission accept the proposed improvements to 1003-1005 Hinman Avenue, as verbally and graphically presented. The projects conforms with all applicable standards for review of alteration. The motion, seconded by J. Deis, passed. Vote: 7 ayes, 0 nays. 6. 1300 Church Street - New garage, new finish material John L. Kufner, owner, requested to change the finish for his new garage at 1300 Church Evanston Preservation Commission Minutes -October 20, 1998 DRAFT - NOT YET APPROVED Page 14 Street. The property is located within the Evanston Ridge Historic District. He said that the Commission had previously approved a stucco finish. J. Kufner said after talking to contractors, he found that the stucco finish would be too expensive, at least three times more than wood siding, and the contractors were not readily available. He said that he had mentioned to the Commission that he thought the garage was originally sided with wood. He found a photograph showing the garage with that finish. Cotunrission's Fitulings J. Deis said that under the circumstances, the applicant has provided the Commission with at least half a dozen sources to do the stucco finish. J. Deis said she tends to make less of a scrutiny of a garage than a principle structure. She thought that the applicant had shown a good faith effort to follow through with the dictates of the Commission. The applicant has substantiated with the documentation that there is a substantial cost difference between the stucco finish and wood siding finish. J. Deis said that in this case the wood siding was a good alternative. G. Halik moved to approve the finish material for the garage at 1300 Church Street from stucco to wood siding to match the existing house siding. B. Gardner seconded the motion. The motion passed. Vote: 7 ayes, 0 nays. VI. NEW BUSINESS 13 Public Hearing 1046 Sheridan Road - Nomination for Evanston Landmark Designation Nomination for Evanston Landmark Status of the property at 1046 Sheridan Road. J. Deis called the public hearing to order at 10:20 p.m. She noted that seven Commission members were present, establishing a quorum. Ms. Janet Kohl, property owner was present. J. Deis indicated that the public hearing had no audience. J. Deis read the Commission's rules for conducting public hearings for the nomination of properties for Evanston Landmark status. J. Kohl presented the nomination and said the house was built in 1914 and designed by architect Ernest AIfred Mayo. E. Mayo was born in England in 1868, came to Chicago to work in 1893 for the World's Colombian Exposition. He designed several of the administrative buildings and served as architectural advisor. E. Mayo was a prominent architect in Evanston, designing at least thirty-two homes on his own and six homes with his son Peter B. Mayo. 1046 Sheridan Road is the third to the last house designed by E. Mayo in Evanston. Evanston Preservation Commission Minutes - October 20, 1998 DRAFT- - NOT YET APPROVED Page 15 J. Kohl listed the criteria met by the nomination of 1046 Sheridan Road for Evanston Landmark status: 1. Ernest Alfred Mayo, architect. 2. History of the people who lived in the house. 3. The architectural features. The building is a transition house architecturally. It has Prairie Style roof lines with Craftsman details, colonial pillars used on three sides of the building, the front porch, the side and the back of the house. 4. Inside of the house there is substantial Prairie Style wood work. Other interior features include: a double entrance parlor, and the same door knobs that Frank Lloyd Wright used in the Robbie House. 5. The exterior materials include: a high quality brick that shines when hit with the sun light, decorative wrought iron grates on the front windows, a side terrace with balustrades around it, and a slate roof with copper gutters and down spouts. 6. The interior of the house is very formal in nature, designed for entertaining with a large living room, dinning room, and ballroom. The house has all the original light fixtures that are either brass or sterling silver. All the original bathrooms with tile white on white are still there, including a unique rib cage shower (same style of shower is found in the Hearst Castle). Commission's Findings George Halik asked if anything was done to the house. J. Kohl said basically nothing was done to the house, all the original fixtures and architecture are there, but they were not maintained. The last owners bought the house in 1946 and since then nothing was done to the house. Carlos Ruiz asked J. Kohl if she plans to apply for the Assessment Tax Freeze Program with the Illinois Historic Preservation Agency, J. Kohl said: yes. She plans to follow all the State guidelines for that purpose to restore it 100 percent back to the 1914 original design inside and outside. Currently, the house is being tuckpointed and a new slate roof is being installed. Jessica Deis commended J. Kohl For having the vision for a remarkable project. J. Deis said that she had observed the house for many years and now seeing what it looks like once all the overgrown trees and vegetation are gone, one begins to see what the house could be. J. Deis said she saw no reason wiry the house should not be designated as a landmark. Evanston Preservation Commission Minutes - October 20, 1998 DRAFT - NOT YET APPROVED Page 16 J. Deis referred to the criteria (Section 2-9-4) for designating a property as an Evanston Landmark. The Commission found, based on the application for nomination and verbal presentation by J. Kohl, that the property at 1046 Sheridan Road met the following criteria for landmark designation: Criteria (A) (2): Its identification with a person or persons who significantly contributed to the historic, cultural, architectural, archaeological or related aspect of the development of the City of Evanston, State of Illinois, Midwest region, or the United States; Co►n►nission's Finding: Ernest A. Maya was a significant archilect not only in Evanston but throughout 1111ttois. Criteria (A) (3): Its exemplification of an architectural type, style or design distinguished by innovation, rarity, uniqueness, or overall quality of design, detail, materials, or craftsmanship; Conunission's Finding: Tile house exemplifies a type that would be characters-ed by the quality of its design, details and materials, inchtding• lire 4vrought iron balustrades around the 1vindo►vs, the slate roof, the attention to detail in and around the building. Criteria (A) (4): Its identification as the work of an architect, designer, engineer, or builder whose individual work is significant in the history or development of the City of Evanston, the State of Illinois, the Midwest region, or the United States; Commission's Finding: Ernest A. Mayo xras an important architect who practiced extensively in Evanston. Criteria (B) Integrity of Landmarks and Districts. Any area, property, structure, site or object that meets any one or more of the criteria in Section 2-9-4(A) shall also have sufficient integrity of location, design, materials and workmanship to make it worthy of preservation or restoration. Commission's Finding: The original inside and outside features make this building worthy of landmark Evanston Preservation Commission Minutes - October 20, 1998 status DRAFT - NOT YET APPROVED Page 17 C. Ruiz said, by ordinance, the Commission through a resolution will recommend to the City Council to grant or deny landmark status to 1046 Sheridan Road. B. Gardner, moved that C. Ruiz, draft a resolution indicating the Commission's interest in nominating I046 Sheridan Road as an Evanston Landmark. The motion, seconded by M. Sarkisian, passed unanimously. C. Ruiz said the Commission would submit the resolution accompanied by a report to the City Council through the Planning and Development Committee. J. Deis thanked J. Kohl for submitting the nomination. J. Deis closed the public hearing at 10:40 p.m. VI1. STAFF REPORT A. City Budget C. Ruiz said the Commission members received a copy of the October 14, 1998, Evanston Round Table paper regarding the City budget in their packets. According to the article William Stafford, Finance Director, had recommended to City Council to consider cutting back or privatize historic preservation services along with other five services. J. Deis asked what the Commission could do to inform the City Council and the community about the important role of the Commission and historic preservation. B. Gardner said that Commissioners could contact the City Council members, the Preservation League of Evanston, and citizens. B. Gardner said that the Preservation Coordinator position serves well in advising applicants before they come in front of the Commission. J. Deis said without the Preservation Coordinator position, the Commission would not function effectively. G. Halik said that the Preservation Coordinator position is essential for the day to day business of the Commission. B. Gardner said if anything else, the preservation ordinance has only gotten stronger. The Preservation Coordinator is more vital that it ever was in the past. Commissioners agreed with B. Gardner. G. Halik said it would be more impressive to him if was in the budget committee to hear directly from the citizens in support of the Commission and preservation ordinance and the Preservation Coordinator position. B. 1115 - 1119 Oak Avenue C. Ruiz said the Commission has received a letter dated October 13, 1998, from Nichols Evanston Preservation Commission Minutes - October 20, 1998 DRAFT- NOT YET APPROVED Page 18 Neighbors and signed by Peggy Tarr, Chair. The letter indicates how Nichols Neighbors are regarding the potential redevelopment of 1115 - 1119 Oak Avenue. C. Ruiz said that 1115 Oak Avenue is an Evanston Landmark. C. Ruiz said he was approached by Andy Spatz, architect, who had expressed his interest to do something with the above mentioned properties. C. Ruiz said he has not seen anything yet. VIU. ANNOUNCEMENTS G. Nowesnick said as of December 1998, he would resign from the Commission. He said he was moving out of Evanston. G. Nowesnick said that it was a real privilege and honor to serve with the Commission. He enjoyed the Tuesday night meetings and he wished much luck to all Commissioners, C. Ruiz announced that the next Commission meeting is Tuesday, November 17, 1998, at 7:30 p.m., Room 2403, 2100 Ridge Avenue, Evanston, Illinois. IX. ADJOURNMENT With no further business in the agenda, B. Gardner moved to adjourn the meeting at It: 10 p.m.. J. Deis seconded the motion. The motion passed unanimously. Respectfully Submitted, Carlos D. Ruiz Senior Planner, Preservation Coordinator Date: Preservation Commission Minutes -November 17. 1998 Page I EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, November 17, 1998 7:30 P.M. - Room 2403 Civic Center MEMBERS PRESENT: Jessica Deis, Heidi P. Carey, Barbara Gardner, Kirk Irwin, George Halik, Gregory Nowesnick MEMBERS ABSENT: Susan Reagan, Mark Sarkisian OTHERS PRESENT: Janet Pollard, John Burger, James Murray, Kathleen Hechinger, Brian Jordison, Ewa Weir, Demetrios Criezis, Susan Criezis, William Banzhaf PRESIDING: Jessica Deis, Chair STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM Jessica Deis called the meeting to order at 7:40 p.m., a quorum not yet being present. She asked Carlos Ruiz to address an item from the agenda that would not require an official action while waiting; for the sixth member of the Commission to arrive. C. Ruiz said the Commission members received a copy of the Commission's annual report as a Certified Local Government, to the Illinois Historic Preservation Agency in their packets. The report contains information on all the activities that the Commission and staff worked on during the 1997-1998 fiscal year. C. Ruiz summarized the Commission's work highlighting the following activities: A. Certificate of Appropriateness approved: 166 B. Section 106 reviews: 49 C. Local Designations: 2401 Lawndale Avenue D. Survey: North East Historic District Association (NEHDA) is in the process of surveying; a portion of northeast Evanston for the purpose of nominating a new local historic district and also in the National Register of Historic Places. E. National Register: No new nominations F. Monitoring: Staff kept a spread sheet with detailed information on all the projects Preservation Commission Minutes - November 17, 1998 reviewed and approved by the Commission and staff. G. Activities: 1997 Evanston Preservation Awards H. Attachments: 1. List of Commission members. 2. Attendance at informationalleducational meetings (Galesburg, 1997 Illinois Preservation Conference, Santa Fe, New Mexico, 1997 National Trust Preservation Conference) 3. Commission's minutes At 7:50 p.m. J. Deis announced that a quorum was present. II. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) Pace 2 1. 1118 Oak Avenue -Side alterationv and rehabilitation Janet Pollard, owner, and John Burger, architect, presented plans for side alterations and rehabilitation work at 11 18 Oak Avenue. The property is an Evanston Landmark, Iocated within the Evanston Ridge Historic District, J. Burger said the house was built by Tallmadge & Watson in 1914, and is a fine example of the Prairie Style home. The building is characterized by the raised stone foundation, the simple roof massing, the roof slopes above the masonry mass of the house, and the stucco band continuous around the house. The house is constructed of brick bearing walls. The walls have four uninterrupted horizontal rowlocks. Tallmadge and Watson designs were characterized by the vertical brick piers. J. Burger said the proposed work is primarily interior remodeling. There are four things that would affect the exterior of the house: First, rebuilding the chimneys; second, replacing four second -floor casement windows (at dormers) with new insulated wood casement windows to match the size of the existing windows; third, replacing first -floor double hung windows with new casement wood windows of smaller size; and fourth, adding six courses of brick at existing window openings to match the existing brick. Two rooms would be combined into one larger room, and the kitchen would be enlarged. The chimneys would be rebuilt from the roof up. The brick from the chimneys would be reused in the facade and tooth in that brick properly. The new brick to build the chimney would be a clear break between the mass of the house and the roof of the house. J. Burger said the new mortar for the tuckpointing would match the existing mortar. Commission's Findings J. Deis asked J. Burger about the three schemes for the exterior alterations. J. Preservation Commission Minutes -November 17 1998 Pace 3 Burger responded by saying that Scheme A, keeps the sill of the two reduced window openings lined up with the windows to the left, flanking the chimney. In Scheme B, the width of the windows are kept the same and the sills are in alignment. In Scheme C, the widths of the windows are kept the same, the height is reduced the minimum amount to get above the counter inside the kitchen. J. Burger said that they prefer Scheme C. J. Deis said that the applicant followed the applicable standards for review of alterations to the letter. She commended the applicant for their preferred solution as far as rebuilding the chimney, matching the brick and mortar. J. Deis said that Scheme C seems the most appropriate. K. Irwin agreed with J. Deis. He asked if the chimney pods shown in the photographs were of any merit. J. Burger said the chimney pods would be reused. G. Halik moved that the Commission accept the application as stated in writing and also with the details that were included in the presentation such as reusing the brick from the chimneys on the facade. The motion, seconded by K. Irwin, passed unanimously. Vote: b ayes. 0 nays. 2. 2049 Ridge Avenue (Tire Cradle) - Revised frotit yard fe►tce aird landscaping K. Irwin recused himself due to a conflict of interest with WP&P, contractor. James Murray, attorney, Kathleen Hechinger, Brian Jordison, and Ewa Weir, presented revised drawings for a front yard fence and landscaping at 2049 Ridge Avenue. The property is an Evanston Landmark. J. Murray said that the reason they were back in front of the Commission was because they had unearthed a vault structural projection that extends from the building approximately 3' along the facade that would be utilized for the area which would be enclosed by the fence. This situation sets the landscaping materials further into the restricted front yard area that had been approved by the Commission. K. Hechinger said (lie vault forces the relocation of the planting material, making the walkway area very narrow They proposed moving the fence to the Ridge Avenue entrance, in effect reducing [lie length of the fence. The Department of Children and Family Services (DCFS) licensing representative in discussions regarding the Cradle's proposal, commented that nurses should stay in the proximity of the Cradle, the proposed fence may not necessarily stop someone from trespassing. However, the fence would be a deterrent. The licensing standards also require an exercise room and an area of sufficient open space to allow extraneous physical exercise. B. Jordison said the length of the area had been reduced and enclosed at the Ridge Preservation Commission Minutes - November 17. 1998 Paee 4 Avenue entrance area. The material of the fence would remain almost identical to the original plan. The courtyard area would allow room for a seat wall along with the wall from the basin area and add some evergreen screening along the back of the seat wall, A water fountain would add a soothing atmosphere. E. Weir said the fence was reduced in half from the previous scheme. G. Halik asked about the southern open space area along Ridge Avenue. J. Murray said there were many questions about the elevations and the strata of that particular step down into the parking facility. The Zoning Board Appeals (ZBA) also had concerns about security. The ZBA recommended granting the variations and special use with reference to the parking area and the elements south of the building. The fence was not presented to ZBA since it is an administrative request. J. Murray said that the Cradle would reintroduce the request for the fence variation based upon the recommendation of the Commission for the revised fence. The fence is 4' high and 5' away from the property tine in front of the courtyard. Commission's Findings J. Deis said that the proposed reduction of the fence and the use of landscaping in front of the seat wall works well and responds appropriately to the Commission's previously expressed concerns regarding the length of the fence. G. Halik and B. Gardner concurred with J. Deis. B. Gardner moved that the Commission accept the revised proposal for the fence as presented at 2049 Ridge. The motion, seconded by G. Halik passed unanimously. 3. 1110 Lake Street - Exterior alterations C. Ruiz said that the applicant had voluntarily signed a waiver for the required five days notice from the Commission to appear in front of the Commission. Susan Criezis, Demetrios Criezis, architects, and William Banzhaf, owner, presented plans for exterior alterations at 1110 Lake Street, the property is located within the boundaries of the Evanston Ridge Historic District, D. Criezis said that they did a one story family room addition to the house in 1991. The eclectic Prairie style of the house was preserved. They used Pella architectural series casement windows, the exterior finish is stucco the same as the house. Now, they propose a second story addition with a half story as a third floor. The house has a 2.5' overhang they cannot retain under the current zoning ordinance that limits a 1.5' overhang, because the house is too close to the property line. The new roof has the same characteristics as the existing roof, but introduces band to bring some texture to the house. The existing window styles are double hung, casement, and Preservation Commission Minutes - November 17 1998 Pale awning windows. The band that exists on top of the house would be preserved. D. Criezis said that front elevation sun porch was glazed at some point. New casement windows would be installed to keep the symmetry of the house. Casement windows would be installed at the addition on top. Other windows around the house would also be replaced. The chimney would be raised by 3' to comply with the building code. The trim board would be 1" x 8" painted wood and the soffit would be similar to what is now existing, except it would be 1.5' instead of 2.5'. D. Criezis said the project meets the zoning criteria, it has an impact in the environment because it is next the rose garden at the corner of Lake Street and Oak Avenue. S. Criezis said that they studied nearby homes and tried very hard to make the addition sympathetic to the neighborhood and the Prairie Style of the house. Commission's Findings B. Gardner asked if the casement windows in the family room would have muntins. S. Criezis said, yes. B. Garner asked if the casement windows on the front elevation would have the same muntins. S. Criezis said, no. D. Criezis said the front elevation wrought iron column would be removed and replaced with a wood column. J. Deis asked if the front of the house would be changed. S. Criezis said, no. S. Criezis said the house is currently much lower than the surrounding houses. The second and a half story addition would bring the house more in character with the neighboring houses. J. Deis asked if the proposed skylights are operable. D. Criezis said, yes. C. Ruiz asked if the applicant had shared the plans with neighbors. W. Banzhaf said, yes. C. Ruiz asked if the applicant would consider applying for a zoning variance to increase the width of the nc%v root's overhang. S. Criezis said that their experience is that obtaining zoning variances is very difficult. C. Ruiz said that preserving the Prairie Style character of the house is an important issue for the Commission. S. Criezis said that since a complete new roof is proposed that they would prefer to not have to ask for a zoning variance. C. Ruiz asked about the transoms shown on the south elevations. D. Criezis said they are trying to maintain the symmetry with the doors, in addition, the ceiling in that room is higher. J. Deis said the skylights on the cast side would be visible and become a detraction from the style and the era of the house. D. Criezis said that the room under the east side skylights is 6'-8" at the lowest point and 9'-9" at the peak. He said it was their idea to introduce the skylights to avoid a claustrophobic feeling in the room. J. Deis asked if the light and ventilation requirements do not necessitate the skylights. D. Criezis said, that was correct. J. Deis said that based on the standards for review of alteration, the east elevation visible skylights would be considered inappropriate. Preservation Commission Minutes - November 17. 1998 Paee 6 K. Irwin said his comments were two fold: one, what face does the house present to the rose garden, and two, what kind of roof does the house get. K. Irwin said the Prairie Style of the house, the relationship of the existing roof and the beautiful wall on the east elevation as a backdrop to the rose garden is absolutely essential to get the corner of the block work. K. Irwin said that the dormer as proposed interrupts the full horizontal line on the east elevation. B. Gardner said she believed the ZBA would not object to the 2.5' overhang because the existing overhang is already 2.5'. S. Criezis asked if the Commission had supported similar cases. C. Ruiz said that the Commission has indeed supported variation applications intended to preserve the original character of landmark buildings and historic districts in the form of strong recommendations. D. Criezis expressed his concern regarding further delays if they apply for the zoning variance for the additional I' overhang. G. Nowesnick suggested that the applicant proceed with the project and then apply to ZBA for the variance. D. Criezis agreed to apply for the variation after obtaining the permit for construction. D. Criezis said that they would eliminate the skylights on the west elevation. K. Irwin moved that the Commission grant approval for the proposed alterations at 1110 Lake Street, with stipulations that the applicant seek a zoning variance, while construction is commenced to allow the construction of the eave to match the existing (2.5') eave. In applying for the variance, the applicant would redesign the eave on the third floor at the dormer, so that the eave is continuous on the structure, and that the bedroom skylights on the east side be eliminated. C. Ruiz would consult with the Zoning Division an opinion prior to the application for the variance, and that all revision be reviewed by C. Ruiz and three Commissioners for approval. G. Nowesnick seconded the motion. Discussion G. Halik said that he disagreed with the portion of the motion dealing with the dormer. K. Irwin amended his motion by saying the eave does not necessarily have to be continuous at the dormer and that the possibility of returning the eave back after the dormer is studied. B. Gardner seconded the amendment. Additional discussion W. Banzhaf asked if they were to choose to eliminate the skylights on the west elevation, would they need to come back to the Commission. J. Deis said, no. The motion passed as amended unanimously. Preservation Commission Minutes - November 17. 1998 IH. OLD BUSINESS Page 7 A. 1046 Sheridan Road - Commission's Resolution recommending to City Council Landmark Designation to 1046 Sheridan Road. K. Irwin moved that the commission approve the Commission's Resolution recommending Landmark Designation to 1046 Sheridan Road to City Council. G. Nowesnick seconded the motion. The motion passed unanimously. B. 2332 Bryant Street - Rear Addition, report on revised drawings. G. Nowesnick reported that he received a fax from M. Youngman, architect. He said that, as he suspected, the revisions to the roof line looked like a potpourri of roof forms. It really brought more attention to the structure. The revision to the roof is not successful in scaling down the addition. There are four different roof masses happening in just one side elevation, and the appearance of the addition even becomes more chaotic at the rear. G. Halik agreed with G. Nowesnik's's assessment. C. Ruiz asked G. Nowesnick if he agreed with M. Youngman not do the latest revisions. G. Nowesnick said, yes. He added that at the Iast meeting Commissioners tried in vain to get the head of the windows of the bedroom addition lower for breaking the fascia, and that would have been an effective way to scale it down, but the applicant wanted the volume in the ceiling. C. Ruiz read M. Youngman's letter regarding the revision's to the addition (letter is on file). M. Youngman made two points: I. The west patio' height has been reduced by half, to three raisers, approximately 21" above grade. The area ofthe patio also was reduced, yielding more open space between the remaining raised patio and the proposed detach garage than the previously presented. 2. M. Youngman expressed serious reservations to further lowering the roof line of the addition. Relocating the stairs from the second floor to the third floor proved problematical. By maintaining the stairs in the approximate location shown previously, and by providing adequate head room a lowering of the hip roof over the master bedroom, a gable roof line is created mixed with hip roof (drawings 6, 7 and 8 dated November 12, 1998). The gable roof adds to the visual mass and it is more disruptive than the gradual stepping down of the hip roofs as previously proposed, the rhythm is interrupted. M. Youngman did not recommend this redesign. C. Ruiz said that G. Halik also concurs with M. Youngman. M. Sarkisian, who had Preservation Commission Minutes - November 17. 1998 Pave 8 suggested further lowering the roof, also concurred with M. Youngman. The Commission accepted G. Nowesnick's report in the record. IV. STAFF REPORT - 612-618 Clark Street - Report on salvaging architectural fixtures C. Ruiz said that Ann Dienner, of the Preservation League of Evanston, M. Sarkisian, and he inspected 612-618 Clark Street for identifying artifacts that could be salvage from demolition. Except for two cast iron fixtures, and aside from the structural soundness of the building, there was nothing of significance that was identified for preservation. C. Ruiz said that what is interesting about the building is the intricate brick work, which would be destroyed by the demolition of the building. C. Ruiz asked the Commission to authorize him to prepare a report from the Commission that would reiterate his statement as previously mentioned. J. Deis moved that C. Ruiz prepare a report from the Commission that would reiterate his statement as previously mentioned. The motion, seconded by B. Gardner, passed unanimously. V. ANNOUNCEMENTS C. Ruiz announced that the next Commission meeting is December 15, 1998, Room 2403, Evanston Civic Center, 2100 Ridge Avenue, J. Deis said that she would not be present at the December meeting. C. Ruiz asked G. Nowesnick if he could attend the December meeting. G. Nowesnick said, yes. C. Ruiz thanked G. Nowesnik's for his service to Evanston and the Commission. J. Deis said that G. Nowesnick would be missed. VI. ADJOURNMENT With no further business in the agenda, B. Gardner moved to adjourn the meeting at 9:10 p.m.. The motion, seconded by G. Nowesnick, passed unanimously. Respectfully submitted: Carlos D. Ruiz Senior Planner/ Presery lion oordinator Date: 1, r EVANSTON PRESERVATION COMMISSION MINUTES Tuesday, December 15, 1998 7:30 P.M. - Room 2403 Civic Center MEMBERS PRESENT: Barbara Gardner, George HaIik, Kirk Irwin, Heidi P. Carey, Susan Reagan, Mark Sarkisian MEMBERS ABSENT: Jessica Deis, Gregory Nowesnick OTHERS PRESENT: Davis Horos, George Cyrus, Jim Laukkanen, John Voosen, Paula Ruel, Rev. R. H. Oldershaw. PRESIDING: Mark Sarkisian, Vice -Chair STAFF: Carlos D. Ruiz I. DETERMINATION OF QUORUM Mark Sarkisian called the meeting to order at 7:34 p.m.. A quorum was not yet present. M. Sarkisian said the Commission would go through agenda items that do not need a quorum. If. CONINIUNICATiONS Carlos Ruiz referred to the Evanston Review's article dated November 26, 1998, page 5, "Council paves way for razing local landmark." The article referred to the demolition of 912-918 Clark Street, the Commonwealth Edison substation, an Evanston Landmark. III. NEW BUSINESS Establish nominating Committee for 1999 Evanston Preservation Commission Officers C. Ruiz said that the Commission should appoint a nominating committee for the 1999 Commission's officers. G. Halik asked if the Commission itself could act as the nominating committee. C. Ruiz said that the Commission could act at its own discretion. G. Halik then proposed that the Commission be the nominating committee. M. Sarkisian suggested continuing the discussion later since a quorum was now present. Evanston Preservation Commission Minutes - December 15, 1998 IV. DETERMINATION OF QUORUM M. Sarkisian said that a quorum was present at 7:43 p.m. V. COMMITTEE REPORTS A. Review and Technical Assistance Committee (R&TA) 1. 2000 Sherman Ave►ure - Replacement of storm windows Page 2 M. Sarkisian recused himself from discussing and voting on this project. He said Kirk Irwin would preside this portion of the meeting. David Horos, owner of 2000 Sherman Avenue, an Evanston Landmark, presented a . combination wood storm window and screen sample by Marvin. The proposed storm window would replace existing aluminum storm windows. The wood frame would be painted to match the existing trim. Commission's Findings K. Irwin asked which windows would have the proposed storm windows. D. Horos said that windows without the horizontal elements would not have the proposed storm windows, which have the horizontal element. D. Horos said windows without the horizontal element would have a traditional storm or not at all. George Halik asked what color would the aluminum portion of the storm window be. D. Horos said the available color is dark brown. K. Irwin moved that the Commission recommends approval of the proposed storm windows for 2000 Sherman Avenue, based on the verbal and graphic testimony presented. K. Irwin said the verbal testimony included that the arched window with the diamond details, adjacent to the arched, on the south side of the house, as well as the second floor centered windows with the same diamond shaped details, would remain as existing. The motion, seconded by Barbara Gardner, passed. Vote: 5 ayes, 1 abstention (M. Sarkisian). 2. 418-426 Han illo►r Street, 1141-1143 Hinman Avcnue - Replacement of 4i4ndoiis George Cyrus, Chairman of Hamilton Club, Inc,, owners of the building at 418-426 Hamilton Street, 1141-1143 Hinman Avenue, and Jim Laukkanen, presented a sample of a double pane aluminum window, proposed to replace existing wood windows at the subject building. The property is located within the boundaries of the Evanston Lakeshore Historic District. G. Cyrus said the subject building is being converted into condominiums. The building is being rehabilitated from the inside and outside. He said the biggest detraction on the Evanston Preservation Commission Minutes - December 15, 1998 Pale 3 building are the aluminum storm windows put over the years. G. Cyrus said the wood windows are in disrepair, and some of them had been replaced in a variety of materials, such as vinyl. He showed examples of windows that had been inappropriately altered in the past. G. Cyrus also said that the building in actuality is two buildings, built seven years apart, in 1905 and 1912. G. Cyrus said that the initial budget was $70,000 for one -over -one vinyl windows. Then replacing the existing windows with windows with muntins between two panes of glass at a cost of approximately $80,000 was considered. G. Cyrus said that C. Ruiz recommended exploring other alternatives. He said restoration of the windows was explored. Restoration Works, from Kankakee, Illinois, gave an estimate of $480,000. Then they approached to enquire about Marvin windows. Marvin windows with true divided lites from Ashland Millwork would cost $250,000. Finally, Certified Window Company, Inc. provided a sample of some double pane aluminum windows with applied muntins in the outside. The cost for these windows is $130,000. G. Cyrus said the brick mold would remain. Commission's Findings Susan Regan asked if the applicant had considered Weather shield windows. She said Weathershield windows would probably be more affordable than the Marvin windows. M. Sarkisian asked Commissioners feedback on the proposed aluminum window with simulated lites. S. Regan said she wondered how all the exiting materials such as the brick mold, and wood mullions, would work together with the proposed aluminum windows. She said the aluminum windows would be more appealing if they would be installed in individual masonry openings, and not surrounded by wood. G. Halik asked S. Regan if her concern was with the detail or the difference of material. S. Regan said she was concerned with both. She added that the metal would read much different from the wood and the detail in metal was different from the wood detail. K. Irwin concurred with S. Regan. K. Irwin referred to the standards for review of alterations. The Commission concluded that the following standards were applicable: (1) Every reasonable effort shall be made to adapt the property, structure, site or object in a manner that requires minimal alteration of the property, structure, site or object and its environment. (2) The distinguishing original qualities or character of a property, structure, site or object and its environment shall not be destroyed. The removal or alteration of any historic material or distinctive architectural features shall be avoided when possible Evanston Preservation Commission Minutes -December 15, 1998 Pate 4 (5) Distinctive stylistic features or examples of skilled craftsmanship that characterize a property, structure, site or object shall be treated with sensitivity. (6) Deteriorated architectural features shall be repaired rather than replaced, wherever possible. In the event replacement is necessary, the new material should match the material being replaced in composition, design, color, texture, and other visual qualities. Repair or replacement of missing architectural features should be based on accurate duplications of features, substantiated by historic, physical, or pictorial evidence rather than on conjectural designs or the availability of different architectural elements from other structures or objects. B. Gardner expressed her concern with the metal windows. She said Nichols School recently installed aluminum windows and they are having many problems with those windows. She suggested rehabilitating the existing wood windows and install the Marvin wood storm window/screen combination. G. Halik said that keeping the existing windows is better than any of the proposed alternatives. J. Laukkanen said his experience with repaired windows was not positive. He said he used to live in 1519 Hinman Avenue. The cost of constant repair of windows is extraordinary, to the point where they are considering the replacement of windows. M. Sarkisian said that the Marvin wood storm window/screen combination does not provide the weather seal, it is a good unit but it is installed as a traditional storm window. C. Ruiz said that Mike Jackson, architect with the Illinois Historic Preservation Agency, advocates for restoring original wood windows rather than replacing them. M. Jackson believes that the cost of a new window is too expensive in relation to additional energy efficiency. He maintains that an appropriately restored, insulated and a sealed wood window would competently perform, when compared with a new window, at a lower cost. J. Laukkanen said their preference at this point is replacement. However, if the Weather shield windows cost is similar to the Marvin windows, it would be prohibitive, then they would have to look at other alternatives K. Irwin moved that the Commissions approve the window alterations at 418-426 Hamilton Street, 1141-1 143 Hinman Avenue, pending review by staff and final approval by two Commissioners via phone/fax of Weather shield windows and if the cost of the Weather shield windows is prohibitive, then accept the proposed aluminum windows. M Sarkisian seconded the motion The motion failed. Vote: Two ayes, four nays. B. Gardner moved that the project be reviewed by staff and approved by two Commissioners via phone/fax only if the replacement windows are Weathershield and if that is cost prohibitive, that the existing windows be repaired and a storm system be installed. Heidi P. Carey, seconded the motion. J. Laukkanen asked what would be expected if the Evanston Preservation Commission Minutes - December 15, 1998 Page 5 cost of window restoration and installation of storm windows would be similar to new Marvin windows. B. Gardner said her motion is not for full restoration of windows but repair. The motion passed. Vote; 5 ayes, I nay. 3. 806 Ridge Ave► ne - Exterior alterations, constructionr of netiv ramp, creation of three new pair of entry doors at existing rear windows John Voosen, architect for St. Nicholas Church, Rev. R. H Oldershaw, and Paula Ruel, presented drawings for proposed new entrance, alterations and the construction of a ramp to the west elevation of the building at 806 Ridge Avenue, St. Nicholas Church. The property is an Evanston Landmark located within the boundaries of the Evanston Ridge Historic District. J. Voosen said the original entrance to the church is on the east side, facing Ridge Avenue. The east entrance is no longer the main entrance. The project involves moving the existing south main entrance to the west, closer to where 90 percent of the people come from. J. Voosen showed a short video three-dimensional model of the church as it was originally designed, the existing entrance to the south, and the proposed west entrance. The proposed entrance incorporates a series of ramps and platforms (ramp) to be accessed from Washington Street and from the parking area to the west. The ramp also connects the church to the building immediately west of the proposed new entrance. J. Voosen said the project would provide a new entrance with three pairs of doors at the sanctuary elevation, with a set of stairs on Washington Street, and the ramp to provide access to the disabled and to all. The location and size of the ramp maintain the openness of the south court yard. Commission's Fin(lings M. Sarkisian asked about the proposed doors, what is going to be taken away and what is going in its place? J. Voosen said three sets of existing arched windows at the ambulatory would be removed. The ambulatory it is a lower area that is going to become a vestibule. The three sets of windows would be replaced jam to jam by a pair of doors. These doors would follow the geometric pattern already established inside and outside. The doors would be built to exact specifications from the original drawings. G. Halik said he would like to hear more about how the proposed new entrance and ramps relate to the standards for review of alteration and construction and how does it relate to the existing building. J. Voosen said the proposed ramp somewhat reflects the appearance of an existing ramp for the disabled. Except that he would like to do a rail system with posts and a lower rail than the existing rail. The ramp itself is an independent structure sitting on point supports. The platforms come close to, but do not touch the church or the building to the west. J. Voosen said the most interesting spaces created by the ramp would Evanston Preservation Commission Minutes - December 15, 1998 Page 6 be landscaped. The supporting columns would be screened with lattices and additional landscaping, G. Halik said that he perceives that the ramp would be very foreign to the landmark building. He said he would like the proposed ramp almost to go away, he said I Voosen is also trying to achieve the same with Iandscaping and other screening. I Voosen said that he looked at a stone base for the ramp. The cost of the stone alone is estimated at about $70,000. He said that he is seeking ideas. G. Halik suggested integrating the ramp as part of the landscape, by berming and landscaping the edges and using brick instead of concrete. S. Regan said the height is at least 5' from the grade to the highest point of the ramp. She added that berming may not be an option. G. Halik emphasized that the ramp as proposed is too foreign to the landmark building. S. Regan said she is concerned with the concept of having everybody go through the ramp. I Voosen said there are other entrances available. Rev. R. H. Oldershaw said it would be easier to have a new ramp for the disabled and new stairs for the new entrance. However, the concept is that people would pass through the baptismal area into the sanctuary. He said no one could do that especially if one is physically challenged. After long discussions they realized that they are one community, they are coming together and there would not be bias against those physically challenged. G. Halik said that he likes the concept and the plan, but he also thinks that it does not go far enough. C. Ruiz asked if the interior space would change. Rev. Oldershaw said that what drives the exterior change and the new ramp and entrance, is really the change in the way they do liturgy, prompted in 1965 Vatican Council. Originally, the lecture style with the siting facing forward, and all the action took place in front. Now, the whole focus in the liturgy is the people more engaged with one another, with the altar more centralized, where people are actually facing one another. Where in the past, the high altar was the principle symbol of the liturgy, now the principle symbol in the liturgy is the assembly, the people. C. Ruiz said that, when looking at the drawings, fie wished there was a softer way to integrate the ramp with the church, the building to the west and the landscape. The ramp as represented in the graphics seemed too imposing. B. Gardner suggested incorporating color pavers of some kind into the concrete ramp. C. Ruiz said he would like to see this project become a good example of how necessary architectural changes affecting churches can be handled appropriately. G Halik said that the Commission is also is sensitive to budgetary constraints. He said that perhaps adding some variety of materials, landscaping and screening would improve the proposal. He said the ramp has to settle in because it is so high. G. Halik said he is intrigued with the potential of having an experience like climbing a hill to the church and how does it naturally. S. Regan said the decision to do a procession from the parking area to the church is in Evanston Preservation Commission Minutes - December 15, 1998 Page 7 physical form making something much bigger and much longer that it needs to be. It is affecting both buildings and doing something that perhaps should not be done. G. Halik said given the functionallspi ritual image requirement there are things that could be done. S. Regan said that the suggested improvements such as additional landscaping and screening, although good things, are not going to improve the situation. G. Halik the project is not just about architecture but it is also about spirituality, he said the spiritual issues are really important that do not come into play in any other type of building that the Commission reviews. Rev. Oldershaw said the congregation is not dealing only with the accessibility issue or the traffic flow. The project is about the spiritual journey idea, it is the procession, it is coming up together, moving through the baptism font and table. The decision for the ramp is radical, but St. Nicholas Church has been commended by the Archdiocese because this could be the finest example of the renovation of an existing structure to meet the liturgical needs of the present day. J. Voosen asked if the Commission could approve the concept for the entry doors. He said that, based on the discussion with the Commission, he will come back with revised design drawings for the ramp for the Commission's review and approval. G. Halik moved that the Commissions approve the concept shown for the door locations and conceptual detailing and construction as presented. B. Gardner seconded the motion. M. Sarkisian amended the motion to add that the Commission will review the design construction details of the doors, K. Irvin seconded the amendment. The motion passed. Vote: Six ayes, zero nays. Additional discussion ensued after the vote regarding the ramp and the need to built it as presented. C. Ruiz said that his main concern with the proposed ramp is that it would be lively only when people are involved on it and that it would be a sterile space without the presence of people. J. Voosen said that he is exploring an additional phase where the use of a cable system for canvas awnings and lighting would change according to the seasons and activities. M. Sarkisian concluded the additional comments by saying that more detailed elevations would be needed so the Commission can review the project more comprehensively. VI. NEW BUSINESS (Continuation) Establish nominating Committee for 1999 Evanston Preservation Commission Officers The Commission continued its discussion about the nomination of Commission officers for 1999. 414 Evanston Preservation Commission Minutes - December 15, 1998 Page 8 B. Gardner moved that the Commission keeps the same officers of 1998 for the 1999 calendar year (Jessica Deis, Chair, Mark Sarkisian, Vice -Chair, Kirk Irwin, Secretary). The motion, seconded by H. Carey, passed unanimously. VII. OLD BUSINESS A. Certificate of Appropriateness for Special Merit for the Demolition of 912-918 Clark Street, an Evanston Landmark. C. Ruiz submitted to the Commission "Ordinance 95-0-98 Granting an Application for Certificate of Special Merit for Demolition of the Structure at 912-918 Clark Street." C. Ruiz asked the Commission to approve the Certificate of Appropriateness for Special Merit for the demolition of912-918 Clark Street, based on the fact that the Commission received proper documentation about the building, prepared by his office, and that City Council approved a redevelopment agreement on August 23, 1998. M. Sarkisian moved that the Commission approve the Certificate of Appropriateness for the demolition of the property at 9I2-918 Clark Street. M. Sarkisian said his motion is made with great reluctance. K. Irwin, seconded the motion. The motion carried. Vote: Six ayes, zero nays. B. 1046Sheridan Road - Landmark designation C. Ruiz said that on December 14, 1998, the Commission submitted to the Planning and Development Committee of the City Council (P&D), a proposed Ordinance 116-0-98 Granting Landmark Status to the property at 1046 Sheridan Road. P&D recommended approval of the proposed ordinance and its was introduced to City Council the same evening. The Council is expected to take final action on January 11, 1999. VIII. ANNOUNCEMENTS C. Ruiz announced the next Commission meeting is January 19, 1999 at 7:30 p.m., Room 2403, Evanston Civic Center, 2100 Ridge Avenue. ViII. ADJOURNMENT With no further items on the agenda, M. Sarkisian adjourned the meeting at 10:00 p.m. Respectfully submitted: Senior Planner/Presen Date: