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HomeMy WebLinkAboutMay 17 2011 Minutes ApproveAPPROVED MEETING MINUTES PRESERVATION COMMISSION Tuesday, May 17, 2011 7:00 p.m. Lorraine H. Morton Civic Center, 2100 Ridge Avenue, Room 2200 Members Present: Anne McGuire, Amy Riseborough, Suzanne Farrand, Garry Shumaker, Kris Hartzell, Jon Willarson, and Jack Weiss Members Absent: Jon Pohl, Scott Utter, Dian Keehan, and 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 March 15, 2011 This item was deferred until later in the meeting. It was then moved (S. Farrand) and seconded (A. Riseborough) the approval of the March 15, 2011 minutes as submitted. The motion passed. Vote: 6 ayes, 0 nays. COMMITTEE REPORTS No Committee reports. STAFF REPORTS A. Sheridan Road intersections of Chicago Avenue, Foster Street (NEHD), Noyes Street, Lincoln Street and Central Street (NEHD Federal) - New traffic signals Paul Schneider, City Engineer and Sat Nagar of Public Works presented the project. This is an update of 2008 Sheridan Road Corridor Project, Phase 1 Study, from South Boulevard to Ridge Avenue. Construction on the south end and middle portion has been completed. The project will continue in 2012 with new traffic signals along the Northwestern University portion. The last portion from Chicago Avenue to Ridge Avenue will be completed in 2013. P. Schneider said there will be five traffic signals along Sheridan and Chicago to Central at the intersections. The traffic signals are 80 percent funded by the 2009 CMAQ Congestion Mitigation and Air Quality grant. The project replaces existing post top signals with new post top signals (interconnected). There is a new signal south of Garrett Place also interconnected with the rest of the system. Plans are Page 1 of 10 Preservation Commission APPROVED being prepared for submission to IDOT. The signals are similar to the post tops on Ridge Avenue. The new signals are equipped with microwave detection. The equipment is from Eagle manufacture. It was motioned (A. Riseborough) and seconded (K. Hartzell) to recommend City Council the traffic signals project as presented by City staff. The motion passed. Vote: 7 ayes, 0 nays. UNFINISHED BUSINESS A. 1045 Sherman Avenue (L) - Second story addition over existing one-story earlier addition on the west and south elevations. [Construction] Susan Randhava, owner presented the project. Ms. Randhava said that her architect was not present. The Commission had asked at the last meeting elevation drawings showing: 1) no façade [pediment] on the top and 2) a façade [pediment] on the top of the proposed addition. The addition extends out 5 feet and aligns with the porch. Option A shows the facades, the garage, the fence matching the front with posts instead of rails in dog ear style. The Commission wanted the fence match the front porch instead. Ms Randhava preferred Option A, a façade [with the pediment] because it matches the original house. G. Shumaker said one of the Commission’s concerns was the height of the addition. Option A appears to be the same as the previous version. Ms. Randhava said Option A draws a line from the porch. The line goes all around the side and back (a trim board 6” wide) breaking up the verticality. Both sets of drawings show the horizontal line that goes all the way around. The original owner was a wood worker. He used his house to show how the façade on the first floor porch matched the other part of the first floor porch. Inside, none of the wood work matches. Anne McGuire said the Commission had asked an elevation drawing where the height of the addition was pushed down. The current drawings do not show that. S. Randhava said to move from one part of the house to the other requires the 8’ ceiling height. She said the earlier drawing was incorrect. The floor height was 10’- 4” not 10’-6”. Anne McGuire said she left the last meeting expecting that Ms. Randhava will come back with a drawing showing the height of the addition being pushed down, while still being an adequate height to come across. She was not convinced that 10’ height was necessary. The Commission was okay keeping the saddle. Also, the line between the ridge and the tower could be removed. S. Randhava her architect removed it in most of them, but not all them. Page 2 of 10 Preservation Commission APPROVED A. McGuire said the gable is too steep. The Commission is concerned with these alterations, while needing adequate space they do detract from the overall gable. There might be a way to create the space, but minimize the impact. Garry Shumaker said the Commission discussed continuing the rod fence all the way around at 4’ in height. S. Randhava said the height of the proposed fence is 6’ in the back and keeping the front at 4’ in height. She referred to photos of corner lot fences in the neighborhood that are 6’ high such as: Nichols [School], the corner of Greenleaf and Elmwood shows a 6’ fence, the side of Sherman and Greenleaf is 6’, the side fence at Sherman and Greenleaf is 6’ and at the corner of Crain and Sherman the fence is 5’ and it goes all the way around. Anne McGuire said the previous drawings show a 3’ high fence on the site plan and on the elevation. S. Randhava referred to her written notes: two options of the south addition, delete front fence, 6’ fence to be 4’ fence?, make it as open as possible (meaning the rods rather than the dog ears), return on the garage to match the house, center the windows in the back, existing non-conforming setback to retain all the way around. Anne McGuire asked about the photos and the garden on the alley. S. Randhava said the neighbor (702-708 Greenleaf) has a 2’ x 2’ garden in the alley, and her objection is the garage and the fence at the alley, even though S. Randhava gave 5’ back to the alley, so there was room to turn around. Garry Shumaker said a property line dispute is not the purview of the Commission. G. Shumaker asked if S. Randhava notified the neighbors. S. Randhava said yes. She did not receive feedback from the neighbors. She said at the last meeting the neighbor at 702-708 Greenleaf did object the building of the garage and the fence. S. Randhava said the railing on the front porch will not change. In the 1990s the then owner torn down the front porch. A wire fence was shown on the original drawings. In the 1920s it had an open rail. Garry Shumaker summarized the application as follows: First, restore the railing on the front porch with steel pickets instead of wood pickets, add a second story above the existing one-story addition - copying the details at the top, at the previous height to match the existing ridge and apply a band of trim along the side of that, and on the rear of the house install one new window on the second floor and relocate the kitchen windows to align with the second story. On the south elevation, adding new windows above and repairing the existing windows on the first floor. Second, the fence which is now a consistent 4’ high fence on the front and 6’ high fence on the side and rear yard with wood rail and metal pickets (the 6’ high fence from the end of the rear porch), and the new garage in the back. S. Randhava incorporated the changes to the garage as noted on the April meeting. C. Ruiz said the former Zoning Administrator enforced corner lot fences to be setback 15’ [at the street side] and not higher than 4’. Page 3 of 10 Preservation Commission APPROVED Third, the proposed alterations to the house. G. Shumaker said there are some discrepancies on the drawings that make him a little nervous. This house is an important example of its style and craftsmanship. A lot of the details were not addressed appropriately and to the satisfaction of some of the Commissioners, i.e. the eaves overhang doesn’t appear to be correct and coordinated. The detail on the front as well. He was still concerned with the height of the addition. He was not sure if this was a proper alteration to the house. S. Randhava said they cut off the extension of the garage with a half round gutter as requested. G. Shumaker said S. Utter had suggested the details on the garage had a return on the fascia, and that return on the fascia be eliminated, and the overhang and the gutter detail match the house. The architect cut the whole eave off instead of cutting off the return, a misunderstanding. G. Shumaker said to keep the eave but not the return. The Commission considered taking action on the fence, the garage and the house. The Commission asked for an accurate and complete set of drawings for the house with four elevations with the changes executed throughout. The Commission’s inclination is that the height of the new addition is still too high; the architect needs to figure out a way to get the height lower. If it helps to explain the room height with a section drawing so that the exterior façade(s) are clear to the Commission, if there is a need to express the head room issue, provide a section. Also, update the elevations for the garage and the house. It was moved (S. Farrand) and seconded (J. Weiss) to make a recommendation [to Zoning staff] regarding the property at 1045 Sherman Avenue, regarding variations required for the fence, specifically installing a 6’ high fence on the north property line and a 4’ high front yard fence on the west property line, and a portion of the north property line, and a 6’ high privacy fence on the east property line, this would required a fence variation to construct the fence as requested by the applicant. The design as presented, the 4’ high fence has the ½” iron rods (spaced 6”). The motion passed. Vote: 7 ayes, 0 nays. 6. NEW BUSINESS A. 2024 Orrington Avenue (NEHD) – Restore windows on front elevation and selected windows on north and south elevations. Replace selected windows on south and north elevation. Install new wood storm windows. Louise Keeley, owner, presented the project. Four double hung windows on the front elevation to be restored and install Spencer wood storm windows. Two picture windows one original storm window side elevation n/s several windows to be replaced with Marvin Ultimate window one with divide lights, three windows with a latch to remain add two storms, the picture windows will also have storm windows installed. All the new storm windows are all wood to be painted. On the sides seven windows will be replaced and without storm windows. Page 4 of 10 Preservation Commission APPROVED The Commission determined standards for review of alteration 1-6, 9 and 10 as applicable. I was moved (A. McGuire) and seconded (S. Farrand) to approve the window restoration replacement and storms at 2024 Orrington in that standards for alteration 1-6 , 9 and 10 have been met. The motion passed. Vote: 7 ayes, 0 nays. B. 729 Sheridan Road (LSHD) – Consolidate Lot 2 and Lot 3 to their original state as one parcel. Joan Cherry and John Cara, owners, presented the application. Joan Cherry addressed the Preservation Ordinance subsection 2-9-12 Review of Applications for Subdivision, Resubdivision or Consolidation: 1. The design of the subdivision, resubdivision or consolidation shall: (a) Preserve, adaptively use, or otherwise protect the landmark, or area, property, structure, site or object in the district; Lot 3 at 729 Sheridan and lot 2, immediately to the north of lot 3, will continue to be used in the same manner since 1965; as a single family house on lot 3 and as open space on lot 2. Lot 2 will not be built as per the permanent no build conservation easement. Lot 2 will continue to be the north side yard for lot 3. (b) 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; No construction on lot 2 and it will continue to be fully landscaped. Lot 3 will continue to contain a single family residence. (c) 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; Lot 3 is not visible from Sheridan Road, what is visible is green space on lot 2 (north lot). The house is approximately 190 ft. from Sheridan Road and access to lot 2 and lot 3 is through a shared private easement. The rear of the existing house on Lot 3 is visible from Lake Michigan (d) Preserve and protect the critical features of the streetscape associated with the landmark, or area, property, structure, site or object in the district; Lot 2 is remaining as landscaped open space. Lot 3 at 729 Sheridan Road will continue to contain a single family house. (e) Not adversely affect traffic patterns, Municipal services, adjacent property values, or the general harmony of the District. Page 5 of 10 Preservation Commission APPROVED No traffic pattern or municipal services will be affected due to the consolidation because 729 Sheridan Road (lot 3) and lot 2 are served by an existing shared driveway easement. Trash and recycling collection is done from Sheridan Road. Adjacent property values and the general harmony of the district should remain unaffected. 2. Alteration, construction, demolition and relocation shall be consistent with Section 2-9-9. The existing single family home on lot 3 will remain. Lot 2 will remain open space because of the permanent no build conservation easement. Garry Shumaker said, based on the standards, the consolidation of the two lots will result in no change to the property or to the structures on it and would simply preserve open space. It was moved (J. Weiss) and seconded (A. McGuire) to instruct staff to draft the favorable recommendation on the proposed consolidation of lots 2 and 3 at 729 Sheridan Road for consideration at the next meeting. The motion passed. Vote: 7 ayes, 0 nays. C. 829 Reba Place (L) - Replacement of wood casement windows with wood with aluminum clad casement windows James Winkler, owner, presented the project. J. Winkler said he would like to replace all wood casement windows except for the windows in the room off the kitchen. The existing trim will remain. The new windows are thermo panes to match the grills or mullions of the existing windows. Some windows have rot in the inside. The corner lights would be 4” x 7” to match the existing. The windows are Prairie style casement windows. The new windows are wood with aluminum cladding as the windows in the rear porch. The front elevation storm door will also be replaced. James Winkler said he contacted two window restoration contractors. One restoration contractor would apply steam to remove the paint off the windows. Another contractor would rebuild some of the windows. Some of the windows are functional, but they do not close properly. The casement windows crank out. 1994 wood windows at the rear are wood aluminum clad windows. G. Shumaker noted the Statement of Significance indicates that the windows are important to the house. He was concerned, if replacement of windows was appropriate, with the clad windows, a big departure from the original intent of the house which has good integrity. He asked J. Winkler if he would consider wood windows. Anne McGuire talked about the windows sight line, and decorative light pattern. She asked for drawing showing how the replacement windows fit into the existing windows. G. Shumaker said if the frame is left, the new window becomes smaller. The window will look different. The center post is four times wider. J. Winkler said that center post could be made smaller. Page 6 of 10 Preservation Commission APPROVED The Commission requested J. Winkler elevation drawings of the existing windows and accurate drawing of the installation details and dimensions of the existing and proposed windows (section drawing thru the middle, head, jam and sill detail). The Commission tabled this application to the next meeting) D. 1560 Oak Avenue (Landmark lot of record) – Construct 4-story Museum Adam Wilmot, architect presented the project. The landmark house at 1560 Oak was demolished due to a fire. He said previously the Commission approved a rear addition to the landmark house. The foundation of the addition is in place. They want to move forward with the modern design of the addition and build a new museum building contemporary in style. The property is unique in terms of how is part of the historic district (Ridge), in that there are no adjacent properties that are in the historic district. The proposed building is similar in terms of mass, the setback compared to adjacent buildings on the block. Proposed materials are cement fiber board siding, rain screen siding, masonry board form concrete, and existing stone from the original house. The height of the building is comparable to the height of the other buildings on the block and conforming to zoning. Zoning variances were already granted due to the original design. The new building is four stories as oppose to three-story building as originally proposed. This is because the opportunity to display a larger selection of the owner’s collection. Adam Wilmot the new building is designed with a 4 x 4 grid, with limestone at the base and the 4x4 module above. The color scheme is from the original house. One question is how the new building will continue to be part of the Ridge Historic District. A. McGuire suggested amending the Ridge Historic District because the landmark house no longer exists or consider delisting the property as an Evanston Landmark. Amy Riseborough wanted elevation drawings from the south elevation to see the relationship of the facades and how it does affect the district. Garry Shumaker said the fiber board was not appropriate at this scale. He was concerned with the relationship of the street and almost no fenestration on the building. He said the Preservation Ordinance requires respecting those. The building does not belong to the district as presented. Amy Riseborough said this is an opportunity to integrate modern structures with historic ones and with the historic district by looking at the qualities the houses within the district. G. Shumaker said the white cement board could be real stone. The proposed materials are not in keeping with the standards. Adam Wilmot said technically, stone on the façade cannot be used because the site has horrible soil. Anne McGuire suggested adding some glass. Suzanne Farrand asked how the proposed building compared to buildings across the street and to the north. A. Wilmot said he was limited by the use of the building as a museum versus the desirable amount of glass. The design considers certain Page 7 of 10 Preservation Commission APPROVED street scales, the human scale, city scale, the change of materials, and the massing- how things move in and out. The materials are not drastically different because those were previously approved for the addition. He noted that the historic house was different to the buildings on either side of the street. Garry Shumaker said if the intent is to work with the human scale and the city scale, the proposed project does not achieve that. A. Riseborough said it is a rhythm issue along the street. G. Shumaker said the visual relationship to the district, the integrity of the district as a whole is important. There is a wide ranging of scale, style, proportion of buildings; it has a level of quality and craftsmanship inherent in the district. The proposed building is not taking that level of visual compatibility into account yet. Whether is the physical materials, fenestration or the massing, this design could be tweak and become visually compatible with the historic district as a whole. The Commission noted that delisting the property from landmark status is a recommendation to the City Council. G. Shumaker said he would prefer to keep the property in the historic district and have a contemporary transitional building within the historic district. Adam Wilmot said they had other options in terms of design and will submit revisions to the design or move to have it delisted. He intends to come back in June 21, 2011. The Commission tabled this item until June 21, 2011. E. Sheridan Road at Northwestern Place and Garrett Parking (Landmark lot of record) - Consolidate two existing unsignalized driveways on Sheridan Rd. into a signalized intersection to access the Northwestern University Campus. Modification of Garrett parking lot and emergency access to Jacobs Center, Lunt Hall and Shanley Hall to accommodate proposed intersection improvements that will facilitate access by Evanston fire trucks. Anne McGuire recused herself from discussion of this project and left the meeting. Andrew McGonigle of Northwestern University presented the project for a new entranceway to the University campus “Entrance C” with new traffic lights. One lane east bound and two-lane west bound. He described the existing configuration of the Garrett Seminary parking, Swift Hall, Cresap Hall (with the annex at the end), Lunt Hall, Shanley, and Kellogg. There were consultations with the Fire Department for the design of the fire lane. There will be a new parkway and landscaping, sidewalk, and crossway. Andrew McGonigle said at the middle of lot, the new service drive requires relocation of parking. Asphalt will be remove landscaping will be increased. Also, a new entranceway to Lunt and eleven parking spaces are planned, and the service drive to Garrett will be reconfigured. The landscaping for the new area provides considerable upgrade to the front of Kellogg. Page 8 of 10 Preservation Commission APPROVED Garry Shumaker noted the asphalt drive on the west side of Lunt would become pedestrian paths. A. McGonigle said there are no near future plans to relocate Lunt Hall. The stone pillars at entrance to be relocated keeping the same design. The City will install the traffic light. Northwestern will pay for the traffic lights. It was moved (S. Farrand) and seconded (K. Hartzell) to issue a Certificate of Appropriateness for Sheridan Road at Northwestern Place and Garrett parking for the improvements as presented in that standards of construction 5, 7, 9, 12-16 are met and issue a recommendation to the Sign and Appeals Board to approve any signage that is proposed. The motion passed. Vote: 6 ayes, 0 nays. It was moved (J. Willarson) and seconded (K. Hartzell) to grant a Certificate of Appropriateness at Sheridan Road and Northwestern Place for the demolition of existing driveways and other related items because the demolition meets standards of demolition 1-5. The motion passed. Vote: 6 ayes, 0 nays. F. 2407 Sheridan Road (L) – Structural steel rehabilitation/masonry façade and window replacement Dave Grosskopf of Northwestern University presented the project. D. Grosskopf distributed revised drawings for Patten Gymnasium showing deterioration of the structural steel. Jim Erikson, architect, and Rick Erikson of Auburn Window Corporation were also present. D. Grosskopf said six years ago NU received approval for replacing windows on the west elevation. Jim Erikson explained in detail the deteriorated condition of the steel frame structure, the steel columns, the Lannon stone with steel angles, the solid masonry wall, the interior concrete units and clay tile at lower portions of the walls. The inspection opening exposed how the stone disrupted the steel support. J. Erikson said the main beams and columns are in good condition, but the horizontal support elements have corrosion and will be replaced internally with galvanized steel, which is not visible from the outside. All removed stone will be catalogued and reinstalled accordingly. The existing mortar is type N mortar not lime based. The one-story portion of the building has similar condition. There is no control joint, but it will be provided with the proposed work every 30 to 50 feet at the south elevation, portions of the north elevation along the east and west elevations (particularly at the corners). The doors (emergency exit to the gymnasium) were replaced. The limestone stone surrounding the doors was recast and restored at the top. Parapet walls, copings, flashing and counter flashing will be repaired. Jim Erikson said the existing steel frame windows in the gymnasium are not salvageable. The glass block windows will be replaced with aluminum frame windows to replicate the profile of the steel windows and the true divided lights. The replacement windows are at the gymnasium (fixed windows), secondary office spaces and locker rooms (fixed with a casement window at the bottom), and the Page 9 of 10 Preservation Commission APPROVED larger windows facing north fixed and operable at the bottom. West elevation offices have the Graham windows. The other two manufacturers being considered are Traco and Wausau windows. Graham windows have the nicest profile. Jim Erikson said the original windows were added an operable section. The glass block windows will be replaced with aluminum windows. The new windows have the operable section down. The new air conditioning units are on the east and the existing units are on the west. They project include tuckpointing the entire building. It was moved (J. Weiss ) and seconded to approve a Certificate of Appropriateness for 2407 Sheridan for the replacement of steel, masonry repairs, and replacement of windows as meeting standards of alteration 1-7, 9 and 10. The motion passed. Vote: 6 ayes, 0 nays. G. 601 University Place, Scott Hall & Cahn Auditorium (L) – Investigative façade work and restoration mockups, window restoration mock up work. Dave Grosskopf of Northwestern University presented the proposal to conduct a steel window restoration mock up on the west elevation (courtyard) and the steel lintels. The existing windows are steel casement windows. The type of glazing is still being decided. D. Grosskopf said ideally a thermally broken aluminum product would serve best operationally. McGuire Igleski did a report three years ago and their recommendation was for full steel restoration with interior storms. Northwestern has some concerns about the interior storms. Garry Shumaker said that perhaps thermally broken steel windows (replica) could be considered. The Commission agreed for administrative approval for the location of the steel window mock up restoration. 7. COMMUNICATIONS No communications reported. 8. ADJOURNMENT The meeting was moved and seconded to adjourn. A voice vote was taken and the motion was approved at 11:10 p.m., May 17, 2011. Respectfully Submitted, Carlos D. Ruiz Senior Planner/Preservation Coordinator, Community & Economic Development Department – Planning and Zoning Page 10 of 10 Preservation Commission