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HomeMy WebLinkAboutAugust 30 2011 Minutes ApproveLorraine H APPROVED MEETING MINUTES PRESERVATION COMMISSION Tuesday, August 30, 2011 7:00 p.m. Morton Civic Center, 2100 Ridge Avenue, Room 2200 Members Present: Suzanne Farrand, Thomas Hagensick, Kris Hartzell, Dian Keehan, Anne McGuire, Amy Riseborough, Garry Shumaker, Scott Utter and Jack Weiss Members Absent: Andres Lombana Staff Present: Carlos Ruiz Presiding Member: Garry Shumaker, Chair Declaration of Quorum With a quorum present, Chairman Shumaker called the meeting to order at 7:05 p.m. APPROVAL OF MEETING MINUTES of April 19, 2011, 2011 This item was discussed at the end of the meeting at which time it was moved (J. Weiss) and seconded (A. Riseborough) that the minutes of the April 19, 2011 meeting be approved. A voice vote was taken and the minutes were approved as written. COMMITTEE REPORTS This item was discussed later in the meeting following 1220 Judson Avenue under New Business. A. Survey Sub -Committee Update — Meeting with Granacki Historic Consultants Vicki Granacki with Lara Ramsey, consultants, presented an overview on the architectural re -survey of the Lakeshore Historic District. The kick off meeting with the Preservation Commission was held on November 9, 2010, when a sample of the buildings survey form was presented. Subsequently, Lara Ramsey met with Anne Earle and Mary McWilliams at the Evanston History Center and looked at the various types of research and Lara showed them how to enter data in the data base. They created the third page, which has the permit historic information. In the sample, the final page is called a `continuation sheet.' Anne and Mary began their research in December 2010 and completed it in early August 2011. The field work started in February and ended in April, documenting and photographing everything. L. Ramsey coordinated all the research data from Anne and Mary and the field work into the data base. At the June 14, 2011 meeting Granacki HC met with the Sub -Committee where the survey forms were presented as well as the data base. Mark Varner, GIS Specialist from the City had tested a sample of the data to make sure the data will fit on the website. He believed that the data will fit. Between June and August, Carlos printed out three binders. There are 377 buildings (323 projected). The three binders were Page 1 of 8 Preservation Commission APPROVED circulated among the Sub -Committee members and return back to the Granacki HC with comments. At this point they had the comments back from the Sub -Committee, and from the IHPA staff who also review the forms. This week they have the data including the local landmark statement of significance and the COA information from Carlos and the last work from Anne and Mary. They are finalizing entering that data to be completed next week. The data base will go the M. Varner and he will start up loading the data. Granacki HC will be available to talk to M. Varner about any kind of questions. They understand that the bulk of their responsibilities is done, except they are committed to making sure that the data will work with the GIS. The historic information form and the continuation form will be in PDF format and available on line. L. Ramsey said the IHPA had very few comments about the survey forms. Andrew Heckenkamp from the IHPA told Granacki HC that they were more concerned with getting the resurvey information to them. G. Shumaker pointed out at discrepancies such as capitalization and the list of the searchable data should be provided to M. Varner. L. Ramsey said she created drop down menus for a couple of the fields that will be searchable such as style. She can provide that as another table within the data base. Carlos Ruiz said the dateline for the submission is September 30, 2011 and the report is due October 15, 2011. He will ask the volunteers to submit the time report forms. Carlos Ruiz that some of the Statements of Significance of landmarks are missing. The survey should produce a new Statement of Significance for those buildings. L. Ramsey said that now all the buildings have a Statement of Significance. She wanted to know in some instances the reasoning for their designation. The Commission expressed their interest in having back Granacki HC when the data is ready for testing. STAFF REPORTS No staff reports. UNFINISHED BUSINESS A. 1045 Sherman Avenue (L) - Construction of a second story addition on the south side. Requires major zoning variance for front yard setback of 9.8' where 27' is required, a street side yard setback of 8.5' where 15' required, and a 3.5' setback from the south interior property line where 5' is required. Install 6' high side yard fence (north property line) and a 3' high front yard fence (west property line). Requires fence variance (no fence shall be permitted in any street side yard of a corner lot in any residential district). Fences located in street side yards of corner lots in residential districts may not exceed four feet (4') in height proposed height = 6'. No fence shall be permitted in any front yard in any residential district. [Construction/Zoning Variance] Susan Randhava, owner and Jeffery Heaney, architect presented the project. The project calls for a second floor addition on the front elevation and south side of the existing building. Page 2 of 8 Preservation Commission APPROVED Susan Randhava presented a model of the house with two options of the proposed addition. Option 1 keeps the fagade as is. Option 2 shows a lot more exposed siding. S. Randhava said the only change is the - story addition to the south. Plans for a new garage were also presented. The May 17, 2011 meeting notes were read. At that meeting the height of the addition was found not compatible with the house. Also, the Commission had indicated that garage should have a return on the fascia and the overhung of the eaves should be kept, not the return. The Commission requested now an elevation drawing showing the ridge of the addition lower than the ridge of the house. J. Heaney agreed to put back the overhang on the new garage. Carlos Ruiz said he received an email from the neighbor at 702-708 Greenleaf opposing the fence variance. C. Ruiz said the fence is listed on the August 30 agenda because the fence was not listed on the May 17 agenda, when the Commission discussed and recommended the fence variance. S. Randhava said the rear fence is 5 feet from the rear property line. J. Weiss moved to ratify the recommendation to approve the fence variance as it appears on the May 17, 2011 minutes. A. McGuire seconded the motion. The motion passed. Vote: 9 ayes, 0 nays. The Commission tabled action on the addition until the revised elevations are submitted. B. 1560 Oak Avenue (RHD) - Construction of a new museum (4-story building) to display artifacts including antique timepieces and stained glass art. [Construction] Adam Wilmot, architect, presented the project to construct a four story museum to replace the former landmark building at 1560 Oak that was destroyed due to a fire. The revised elevations altered the front of the building by pushing a large volume on the front to the back , continuing the upper volume across, and bringing the balcony feature from the back to the front of the building. The exterior finish material is made of limestone dust mixed with Portland cement and lime, it looks and feels like limestone. The base of the building is real true cut limestone. Adam Wilmot said the lower relief carried all the way across the building to establish a street level fagade. The cornice detail carried across and the top band through the balcony. The northeast glass corner gives lightness to the building with three vertical slots to create a beam light inside the building. The building has friendlier proportion and the banding has a Craftsman detail. The lime stone panel size is 24" x 70". The new material is lighter than the true cut limestone. The banding creates a reveal system to avoid cracks as the building moves. Paul Janicki wondered about the masonry garden wall, it does not seem to relate to the neighborhood. A. Wilmot said that Zoning does allow building to the property line, and it relates to the Margarita Inn. The adjacent buildings are not in a historic district. The building fits into the historic district at large. John Cleave of 1109 Grove was concerned with the building's height and sheer block appearance of it. Page 3 of 8 Preservation Commission APPROVED A. Wilmot said only the upper most section of the building would be seen from the street. They are limited because the foundation is in place. They are limited on the height because the exhibits require 14' to 16' height for gallery space. Michael Pure of the Margarita European Inn said the human perspective of the revised design is terrific and softer. It looks more organic and it plays well with the existing buildings. He liked the setback and it's welcoming, even in the back. Mark Milkint of 2637 Ridge did not think that the building was appropriate in the neighborhood. Dian Keehan said to keep on mind this is not a residence but a museum. The Commission should look at its compatibility with the neighborhood. A. McGuire was concerned about the polycarbonate material and how it is going to wear. A. Riseborough said the building can stand on its own and it does not need to refer to the Prairie style. She did not think the building was too high, but is a little overwhelming visually. G. Shumaker agreed with Paul Janicki about the north wall. Alignments to cornices, spandrel panels and the framing could be done with more accurate gestures. Carlos Ruiz said R&TA recommends standards for review of construction 1-11, 13, 16 and 17 as applicable. The building should be related to the historic district. It was moved (S. Farrand) and seconded (J. Weiss) to issue a COA to the property at 1560 Oak for the construction of a new museum to display artifacts including artifacts including time pieces and stained glass art, because it meets standards for review of construction 1-11, 13, 16 and 17. The motion passed. Vote: 9 ayes, 0 nays. NEW BUSINESS A. 1456 Ridge Avenue (L/RHD) - Install a residential elevator providing handicapped and wheelchair access to basement and all 4 floors. Requires alteration of the roof line to incorporate addition of copper batten seam hip roofed dormer to allow elevator headroom to reach 4th floor. Addition of tandem wood double hung windows to south gable end to allow ventilation to 4th floor elevator access area. [Alteration] Douglas Bogenhagen and Jerry Winkler presented the project to install an interior elevator. D. Bogenhagen said his partner is becoming increasingly wheelchair bound because of Parkinson's decease. The floor plans show the location of the interior elevator. The optimal location for the elevator with the minimal disruption will require a dormer on the roof to accommodate the headroom for the elevator. The dormer does alter the exterior roof line, however, it has a hip roof similar to the existing dormer to the south side of the house, Also, two new double hung wooden windows on the south gable end will be installed to provide light and ventilation to the area of the fourth floor, where the elevator will be accessed. The elevator is located next to one of the three existing chimneys. Copper cladding roof and the sides are stucco and wood, small dormers are copper. G. Shumaker said the location is fine, but wondered if needed all the ornamentation and suggested eliminating the finial. S. Utter suggested considering the use wood shingles instead of copper and copying the copper roof detail. Page 4 of 8 Preservation Commission APPROVED Carlos Ruiz said R&TA recommends standards1-7, 9 and 10. It was moved (A. McGuire) and seconded (D. Keehan) for the project at 1456 Ridge Avenue for a new elevator including the new dormer override and two new windows at the fourth floor to provide for light at that level, to approve the COA for alteration in that standards for alteration 1-7, 9 and 10 are met (with the removal of the finial). The motion passed. Vote: 9 ayes, 0 nays. B. 2319 Asbury Avenue (L) — Replace four wood casement windows from master bedroom with new Andersen wood windows. Changing from double casements to single casements for egress purposes. [Alteration] This project was removed from the agenda at the request of the applicant because the windows will be restored. C. 736 Forest Avenue (L/LSHD) — Replace three non -historic double hung windows (two wood replacement windows and one vinyl replacement window) on first floor street facing facade with all wood double hung replacement windows. [Alteration] Sam Thomas, contractor, presented the project. He said of the 25 windows, 10 windows are original, and the rest have been replaced with vinyl or wood inserts and a couple of clad units. Two of the street -facing windows on the first floor are not functioning; the third floor window is vinyl. The project is to replace these three windows with wood inserts. Carlos Ruiz said R&TA recommends standards for review of alteration 1-7, 9 and 10 as applicable. It was moved (D. Keehan) and seconded (J. Weiss) to approve the COA for alterations at 736 Forest Avenue, to replace three non -historic double hung windows on the first floor street facing facade with Marvin, all wood double hung windows, as meeting standards for review of alteration 1-7, 9 and 10. The motion passed. Vote: 9 ayes, 0 nays. D. 1220 Judson Avenue (L/LSHD) - Demolition of existing two -car garage. Construction of new three -car wood frame garage, finished in wood siding, wood windows with SDLs and wood carriage overhead doors. [Construction/Demolition] Paul Janicki, architect presented the project. He said he was in front of the Commission for the same property for a two-story 3-car garage. The new one-story garage is the same foot print as the original, but rotated. It has wood double hung windows, a dormer with casement windows, wood cedar siding, painted to match the house, carriage house doors facing the alley (one double door and one single door), asphalt shingles roof matching the house, fascia detail to match the house. The Tuscan columns are wood. Carlos Ruiz said R&TA recommends standards for review of construction 1-5, 7-13 and 16 as applicable. It was moved (S. Utter) and seconded (A. Riseborough) to approve the COA for construction of a rear garage at 1220 Judson Avenue base on the standards for review of construction 1-5, 1-13 and 16. The motion passed. Vote: 9 ayes, 0 nays. The COA for demolition previously approved still is valid. Page 5 of 8 Preservation Commission APPROVED E. 1401 Elmwood Avenue (L) — Request for a major zoning variance for allowing the newly installed concrete paver patio in the rear yard and side yard to remain, which exceeds the maximum 60% allowable impervious surface in the R-5 zoning district. Also, allowing the patio with 2-feet street side setback where 15-feet setback is required. [Construction/Zoning Variation] Cheryl Barratt, owner, presented the project for the installation of a patio with concrete pavers in the rear yard. The work was completed without a permit. Cheryl Barratt said she is requesting a major zoning variance so that the brick pavers will remain where there are now. Carlos Ruiz read the zoning analysis: "The rear patio is not compliant. Section 6-8-7-9 maximum allowed impervious surface coverage of 60%; applicant requests 63%. Section 6-4-6-3-(A)-1 Accessory structures shall not cover more than 40% of rear yard; proposal would raise rear yard accessory structure coverage to be 87%. Patios allowed in rear yard only, 15' street side yard setback required to place patio in rear yard; applicant proposes a 2' setback side yard variance." Cheryl Barratt said that the side yard that is left after the garage is 15' to the property line. The former patio went outside the 15' and it went all the way to the property line. Lisa Silberstein of 1414 Elmwood 1A, Kim Gladden of 906 Greenwood 2E opposed the major zoning variance to allow the patio with brick pavers to remain as is. Pam Heisig of 1403 Elmwood Avenue, objected to the proposed variances because they present hazards, such as the water run off from the hard surface installed on the property and the adjacent City property. On August 9 and September 2010 tree limbs fell, causing disruption of electric service. P. Heisig said there is a 53" framed area for a back parking apron, onto public property making it a blind spot, therefore a hazard to pedestrians. The pavers have been placed on City property. The lot line for this property is 4.46' from the sidewalk. The side edge of the pavers is 3.16'. The pavers cover roughly 15" of the City property. Cheryl Barratt said the fence was removed and evergreens were replaced. There is 2' from the edge of the sidewalk to where the pavers start. The thought was that any melting snow will run into that evergreen bed. The pavers are pitched correctly. Andrea Lubershane of 910 Greenwood (The Essex), a 19 unit condominium, opposed the zoning variance because it will create threats to the safety and wellbeing of the neighborhood. Water has backing up into laundry rooms 3 steps below grade. In winter, snow melting on the sidewalk freezes. The fence east of the property will create a blind corner and the property is 4.46' setback from the sidewalk, the brick pavers are 38", the City property goes back 53", the pavers are encroaching into City property. A. Lubershane read Yvette Meltzer's (of 1407 Elmwood) letter opposing the proposed variance. Cheryl Barratt said the concrete pad on the north was replaced with concrete pavers. The fence along the south side on greenwood was removed and evergreens were put in and the landscaping bed was raised to contain water run off. Page 6 of 8 Preservation Commission APPROVED Garry Shumaker said the proposed impervious surface was too much encroachment into what was green space. He asked C. Barratt to engage a landscape designer and go back to conform as much as possible to the pre-existing non -conforming status. C. Barratt agreed to withdraw her application and come back to the Commission with a redesign plan. E. 2637 Ridge Avenue (L) — Construct a one-story, one -car detached garage with brick exterior finish material, (faux) slate roof and wood garage door. [Construction] Thomas J. Ryan, architect, and Mark Milkint, owner, presented the project for the one-story brick detached garage, incorporating landscaping and the existing walls at 2637 Ridge. The materials are the same as the existing house: slate roof, aluminum gutters, similar two color brick, overhead door, quoins on the corners. The single bay structure is 23' x 11.6' has projected brick in the middle of the structure and metal work as the house. There are two French doors facing the house. The existing two -car tandem garage is underneath the house. The existing garage door will be used on the new garage. The existing garage area will be filled with gravel and landscaping. The Commission asked for a description of the changes to the house, including the infill of the current entry to the existing garage. The applicable standards for review of construction are 1-5, 7-13 and 16. It was moved (A. McGuire) and seconded (D. Keehan) to approved the COA for the construction of new garage at 2537 Ridge in that standards for review of construction 1-5, 7-13 and 16 are met. The motion was amended (A. McGuire) and seconded (D. Keehan) to exclude the decorative metal trellis. The motion passed as amended. Vote: 8 ayes, 1 nay. It was moved (A. McGuire) and seconded (S. Utter) to approve the alterations to the house at 2637 Ridge for the removal of the existing basement level in that standards for review of alteration 1, 2, 3, 5, 6, 8, 9 and 10. The motion passed. Vote: 9 ayes, 0 nays. F. 324 Greenwood Street (LSHD) — Construct 2-story frame addition to the rear of the existing residence and alterations to the exterior rear, sides and front elevations. Replace painted brick veneer on first floor remove garage door and wood trim, remove painted metal roof support from front entry, remove aluminum sliding doors from rear elevation, masonite siding with 12" lap on second floor, remove two second floor double hung windows from rear elevation, remove first floor door from east elevation, door wood trim, red asphalt shingles on roof, and aluminum storm windows. New exterior materials: Hardie shingle and trim on first and second floor, new garage door and painted wood trim, new wood post at front entry, new wood sliding doors on first floor rear elevation, enlarge existing window opening and install four new double hung wood windows on second floor rear elevation, roof asphalt shingles and wood windows with SDLs. [Construction/Alteration] Robert McAndrew, Steve Posten, architect and John Keech, builder presented the project for the construction of a two story addition at the rear and alterations to the front of the house at 324 Greenwood Street. The project includes extending the kitchen and enlarging the master bedroom. The addition is not visible from Page 7 of 8 Preservation Commission APPROVED Greenwood. The alterations include the addition of a bay window, the replacement of two existing double hung with a large opening with four separate windows at the back of the house, the replacement of an aluminum glass door with a sliding wood door with SDLs. Also, changing the siding on the house with shingle siding. Lower half is painted brick, upper half is Masonite type of siding (1960s house). The front elevation of the house roofing covers over 40% of the house. They replace the asphalt shingles with dimensional asphalt shingles. The arched dormer windows with eye brow will remain. The garage door will be changed. The iron work detail at the entry porch will be removed. On the east elevation one door is being removed. On the west elevation the changes are in the siding and trim. The eave condition will remain. The Commission discussed the transformation of the Neo Colonial style to the Shingle style. It was noted that there are landmark buildings that originally were a different style before being designated as landmarks. The Commission discussed the merits of the existing house as is versus as proposed. The brick base, the details and horizontally of the house are distinctive features of the house. They want to carry all the way down the new shingle siding Martha Rudy spoke in favor of the proposed alterations. T. Hagensick said the porch is understated. The red band that wraps around the house does not appear on the drawing. Standards for review of construction 1, 3, 7, 8, 10, and 12-16. It was moved (D. Keehan) and seconded (S. Farrand) to approve the COA to build a two-story rear addition at 324 Greenwood as meeting standard for review of construction. The motion passed. Vote: 8 ayes, 1 nay. Alteration 1-7, 8 and 10. It was moved (A. McGuire) and seconded ( ) to approved the COA for the alteration at in that standards for alterations apply. The motion passed. Vote: 5 ayes, 3 nays, 1 abstention. COMMUNICATIONS No communications. ADJOURNMENT The meeting was moved and seconded to adjourn. A voice vote was taken and the motion was approved at 11:20 p.m., August 30, 2012. Respectfully Submitted, Carlos D. Ruiz Senior Planner/Preservation Coordinator, Planning and Zoning Division Community and Economic Development, Page 8 of 8 Preservation Commission