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HomeMy Public PortalAbout10-10-2019 HPC Minutes Meeting of the Historic Preservation Commission Record of Minutes Date: October 10, 2019 Location: Village Hall CALL TO ORDER, ROLL CALL, PLEDGE Chairman Bortel called the meeting to order at 7:02 p.m. Roll call was taken: Commissioners Barvian, Schmidt, Olsen, Derrick, Hendricksen, Hagen, Rapp, and Chairman Bortel were present. Commissioner Lucas was absent. Also, in attendance: Jonathan Proulx, Director of Planning; Jessica Gal, Associate Planner Chairman Bortel led the pledge to the flag. APPROVAL OF AGENDA Commissioner Derrick made a motion to approve the agenda. Seconded by Commissioner Hendericksen. Voice Vote. All in favor. 0 opposed. Motion carried 8-0. APPROVAL OF MINUTES Commissioner Derrick made a motion to approve the Minutes of the Special Historic Preservation Commission held on May 23, 2019 as amended, Historic Preservation Commission held on August 8, 2019 as presented, and Historic Preservation Commission held on September 12, 2019 as presented. Seconded by Schmidt. Vote by roll call: Barvian, Olsen, yes; Hendricksen, yes; Hagen, yes; Rapp, yes; Schmidt, yes; Derrick, yes; Bortel, yes. Motion carried 8-0. CHAIR’S COMMENTS No comment. COMMISSIONERS COMMENTS Commissioner Rapp stated the Baci building looks like it had some work done to it this weekend and suggested the windows should have plastic put back on them for protection. Mr. Proulx stated he will reach out to the property owners and explained that the improvements were made for property maintenance. Mr. Proulx indicated that the current owners may have intentions to use the building for commercial use. PUBLIC COMMENT Chairman Bortel asked for public comment and there was no response. OLD BUSINESS 1848-080519.DEMO.COA 24120-24122 W. Lockport St. Fall Creek Group LLC Commissioner Derrick made a motion to open the public hearing for the demolition. Second by Commissioner Hendericksen. Vote by roll call: Rapp, yes; Hagen, yes; Olsen, yes; Schmidt, yes; Barvian, yes; Hendericksen, yes; Derrick, yes; Bortel, yes. Motion carried 8-0. Ms. Gal stated the applicant is requesting approval of a demolition permit and approval of a Certificate of Appropriateness (COA) for the demolition of a residential structure located at 24120 and 24122 W. Lockport Street in order to construct a new mixed-use building. The subject building is included in the Historic Urbanized Core Survey (attached) and contributes to the Downtown Historic District; which is listed on the National Register of Historic Places. It is also one of 43 remaining structures in Plainfield built before the Civil War. Historic Preservation Commission Minutes October 10, 2019 Page 2 of 5 Ms. Gal reviewed the staff report dated October 10, 2019. Ms. Gal indicated the applicant has not provided estimates for the cost associated with rehabilitating some or all of the structure but did provide a $25,000 estimate for the demolition cost. According to the applicant, both the building’s interior and exterior conditions have suffered over time. Previous ownership neglected the upkeep of the structure and its division into multiple units threatens its integrity. It is important for the Commission to consider that the extent of the renovation needed would require the entire structure to be brought to current commercial codes. Even as a residential use, the chopped-up floor plan does not comply with modern building and life safety codes. Ms. Gal concluded prior to public comments made during the public hearing and discussion by the Historic Preservation Commission, Staff recommends that the Commission request an “alternative analysis” be completed in order to determine whether there is any alternative that is economically feasible to the proposed demolition. Staff also recommends that the Commission defer action on the requested COA until future review of the alternative analysis. Chairman Bortel swore in Edward Mattox, applicant. Mr. Mattox described what could be salvaged from the original building. Mr. Mattox stated the challenges of the property are the foundation, frame of the building, windows are not original, not sure if original siding is under the vinyl siding, mechanicals, home has been added onto several times. Mr. Mattox explained the drawings that were submitted for a new building and stated they are open to change the elevations to fit with the downtown. Commissioner Hendricksen asked if the applicant was aware of the building issues during the purchase of the building or if the previous owner made any attempt to fix the issues. Mr. Mattox stated he made some repairs to the building about 5 years ago. Mr. Mattox stated to renovate the building would be very costly. Commissioner Hendericksen asked the applicant to consider building something in the Greek Rival style. Mr. Mattox indicated he will continue to work with staff on new building concepts. Commissioner Schmidt asked if they have researched what it would entail to salvage the building and put on an addition. Mr. Mattox stated an analysis was done and with all the repairs it would be over $500,000. Commissioner Haggen stated the drawing provided of a proposed building does not fit with the downtown, he would like something more sympathetic to what is there. Chairman Bortel provided examples of other properties that were renovated with some of the same issues the applicant has with his property. Chairman Bortel stated he is not sure the house needs to be torn down. Chairman Bortel stated he spoke with IHPA in Springfield and it was suggested the house could be gutted and added onto the rear. Chairman Bortel stated that if the house was demolished it needs to be replaced with something that looks residential. Chairman Bortel believes the home is not in as bad as shape as the applicant may think. Chairman Bortel explained since this property is part of the National Register District there could be a 20% Federal Tax Credit available, Façade Grant from the Village, TIF Funds, and an Illinois Tax Credit. Commissioner Derrick read from the “Significance Statement” in the Historic Urbanized Core Survey (see attached) because of the residence high significance to the early settlement. Commissioner Derrick stated because of its significance that is why the commission wants the applicant to preserve the building. Commissioner Derrick stated even if it is replaced with something similar this special piece of Plainfiedl history will be gone. Commissioner Derrick stated this building is a contributing element of a Historical District and the more you chip away at the contributing elements of the district you are eroding the integrity of the district. Commissioner Derrick stated she saw the issues with the residence during the tour. Mr. Mattox indicated he could be sympathetic to style but there is really nothing originally left. Commissioner Derrick asked if there was no clapboard under the synthetic siding. Mr. Mattox stated he was not sure because they have not taken the siding off. Mr. Mattox stated all the windows have been Historic Preservation Commission Minutes October 10, 2019 Page 3 of 5 changed and are different sizes. Chairman Bortel stated the opening are originally on the upright side of the house and the siding could to be there. Mr. Mattox stated there has been many patches to the vinyl siding. Mr. Mattox indicated that if possible, any original features of the house could be reused in a new building. Commissioner Schmidt asked if the house could be relocated. Mr. Mattox stated it has been talked about, but he does not feel the building would survive a relocation. Chairman Bortel stated it is possible to renovate the house because there are many buildings that have been renovated. Commissioner Hendericksen stated that staff proposed a motion and he agrees it is appropriate and suggested to have a more detailed meeting when the applicant has their architect and analysis prepared. Commissioner Barvian asked for the approximate square footage of the property. Mr. Mattox stated around 1,700 to 1,800 square feet. Commissioner Olsen asked if the proposed building would be approximately 6,000 square feet. Mr. Mattox confirmed. Commissioner Olsen pointed out that it will be a solidly built lot. Chairman Bortel asked for public comment. Chairman Bortel swore in Michael Lambert, President of Plainfield Historical Society, and resident. (See attached summary of Mr. Lambert’s comments.) Commissioner Olsen stated she agrees with Mr. Lambert’s comments. Chairman Bortel feels this house could be kept alive by making some changes to it. Mr. Proulx explained their options for motions this evening. Chairman Bortel explained that the HPC is the stewards of this National Register Historic District and allowing this building to be torn down would be in violation of what they agreed to protect. Commissioner Olsen asked staff to explain what the alternative analysis would entail. Mr. Proulx explained the analysis could include; conditions of building, square footage of the building, lot size, the economics of the building, cost of replacing/repairing the mechanicals/foundation, cost of renovating, etc. Commissioner Derrick suggested a comparison of new construction reverses renovating the building. Mr. Proulx stated that is a great suggestion. Commissioner Schmidt asked if the commission votes for the alternative analysis this would go to the Board to vote on. Mr. Proulx confirmed. Commissioner Schmidt asked what if the commission was to vote against the alternative analysis. Mr. Proulx stated the case will still go to the Board and if the Board agreed not to require an alternative analysis then the demolition would be handled administratively. Mr. Proulx added that the COA would still need action at a future HPC meeting. Commissioner Derrick stated that she hopes the Board will keep in mind that part of the COA application for a demolition of a building with structural issues is a sealed affidavit from a Illinois licensed structural engineer, which has not been provided by the applicant. Commissioner Derrick made a motion to close the public hearing for the demolition. Second by Commissioner Hendericksen. Vote by roll call: Barvian, yes; Schmidt, yes; Olsen, yes; Derrick, yes; Hendericksen, yes; Hagen, yes; Rapp, yes; Bortel, yes. Motion carried 8-0. Commissioner Barvian asked what happens if there is no movement from the Village and/or the applicant in 90 days. Chairman Bortel stated the applicant, staff and members of HPC would meet to chart a course for completing the alternative analysis. Commissioner Barvian is concerned with putting a timeframe on it. Mr. Proulx stated the 90-day time period is per code and if time runs out there could be a mutual extension. Mr. Proulx stated the code does not compel the applicant to follow the alternative of Historic Preservation Commission Minutes October 10, 2019 Page 4 of 5 the Village’s choosing, if there are one or more alternatives that the Village feels is economically viable but is not the applicant first choice. Mr. Proulx further explained the processing is intended to fully vet and allow for due diligence but there is a certain property owner right. Commissioner Hendericksen made a motion to require a 90-day delay in issuance of a demolition permit for the residential structure located at 24120-24122 W. Lockport Street and requiring an alternative analysis to the proposed demolition. Second by Commissioner Hagen. Vote by roll call: Barvian, yes; Schmidt, no; Olsen, yes; Derrick, yes; Hendericksen, yes; Rapp, no; Hagen, yes; Bortel, yes. Motion carried 6-2. NEW BUSINESS 1853-093019.COA 14921 S. Bartlett Ave. Walter Shneiter Ms. Gal stated the applicant is seeking a Certificate of Appropriateness (COA) in order to replace an existing roof that was recently damaged. The property is improved with a single-family residence and a detached garage. The residence was constructed circa 1895 and is identified as having Queen Anne influence in the Historic Urbanized Core Survey completed in 2005. The subject residence is not a locally designated landmark; however, it is identified as a contributing structure to the East Side Historic District. Ms. Gal reviewed the staff report dated October 10, 2019. Ms. Gal concluded Subject to discussion by the Historic Preservation Commission, staff recommends approval of the Certificate of Appropriateness request. Commissioner Derrick asked if the COA is for the roof for the house or garage. Ms. Gal stated that both are included, so the applicant would not have to come back. Commissioner Olsen asked if the replace roof on the house will not match the existing garage roof. Ms. Gal confirmed. Commissioner Derrick made a motion to approve the requested Certificate of Appropriateness for a new roof at 14921 S. Bartlett Avenue, subject to the applicant executing a letter of agreement with the Village and Historic Preservation Commission with conditions. Second by Commissioner Hendricksen. Vote by roll call: Barvian, yes; Schmidt, yes; Olsen, yes; Rapp, yes; Hagen, yes; Hendericksen, yes; Derrick, yes; Bortel, yes. Motion carried 8-0. 1854-100319.COA 24038 W. Main St. Keith Rouse Ms. Gal stated the applicant is seeking a Certificate of Appropriateness (COA) in order to replace an existing roof that was damaged on the second story of an existing residence. The subject residence was originally constructed in 1834 and is the oldest documented building in Plainfield. It is a locally designated landmark (Ordinance No. 3354), known as the Plainfield House or the Halfway House, and is also one of three properties within the Village that is listed in the National Register of Historic Places. Ms. Gal reviewed the staff report dated October 10, 2019. Ms. Gal concluded Subject to discussion by the Historic Preservation Commission, staff recommends approval of the Certificate of Appropriateness request. Commissioner Derrick asked staff what portions of the roof will be replaced. Ms. Gal stated just the primary roof will be replaced, so the front and side porch roofs will not be replaced at this time. Commissioner Olsen asked when applicant replaces the roof on the porches will a COA be needed. Ms. Gal stated the COA is written as a roof and staff does not consider porch roofs to be separate from the house since they are not detached, so staff does not feel they will need to come back for a new COA. Mr. Rouse indicated that he will replace all roofs and using the same materials. Historic Preservation Commission Minutes October 10, 2019 Page 5 of 5 Commissioner Derrick made a motion to approve the requested Certificate of Appropriateness for a new roof at 24038 W. Main Street, subject to the applicant executing a letter of agreement with the Village and Historic Preservation Commission with conditions. Second by Commissioner Rapp. Vote by roll call: Hagen, yes; Hendericksen, yes; Olsen, yes; Schmidt, yes; Barvian, yes; Rapp, yes; Derrick, yes; Bortel, yes. Motion carried 8-0. 1855-100719.COA 15119 S. Des Plaines St. Michael Lambert Ms. Gal stated the applicant is seeking a Certificate of Appropriateness (COA) in order to replace a damaged roof on the primary structure located at 15119 S. Des Plaines Street. The former residence was constructed circa 1847 and has been used as commercial office space with second-floor residential for the last +/- 30 years. The structure is identified as having Greek Revival influence in the Historic Urbanized Core Survey completed in 2005. Although not a locally designated landmark, the structure is identified as a contributing structure to the Downtown Historic District and therefore any major or minor work requires review by the Historic Preservation Commission. Ms. Gal reviewed the staff report dated October 10, 2019. Ms. Gal concluded Subject to discussion by the Historic Preservation Commission, staff recommends approval of the Certificate of Appropriateness request. Commissioner Derrick asked if the existing metal roofs will stay. Mr. Lambert confirmed. Commissioner Derrick made a motion to approve the requested Certificate of Appropriateness for a new roof at 15119 S. Des Plaines Street, subject to the applicant executing a letter of agreement with the Village and Historic Preservation Commission with conditions. Second by Commissioner Barvian. Vote by roll call: Schmidt, yes; Olsen, yes; Hendericksen, yes; Hagen, yes; Rapp, yes; Barvian, yes; Derrick, yes; Bortel, yes. Motion carried 8-0. Historic Preservation Commission 2020 Meeting Schedule No action taken. DISCUSSION No discussion. ADJOURN Commissioner Hendericksen made a motion to adjourn. Commissioner Olsen seconded the motion. Voice vote. All in favor; 0 opposed. Motion carried 8-0. Meeting adjourned at 8:18 p.m. Respectfully submitted, Tracey Erickson Recording Secretary Click on the link to view the video of the October 10, 2019 Historical Preservation Commission Meeting. https://plainfieldil.granicus.com/player/clip/590?view_id=2 HISTORIC URBANIZED CORE SURVEY Plainfield Historic Preservation Commission ADDRESS 621- 623 W. Lockport St. PIN/Property Index Number #06-03-09-403-021-0000 #06-03-09-403-039-0000 History (associated events, people, dates) Assessor’s Subdivision. Appears on the 1893 Sanborn map, the earliest Sanborn for the Village. Shown as #502 - 502, with the 2 story Upright and 1.5 story wing. The house was set in very close proximity to the west lot line. The Upright had an entrance porch, as is extant. The wing had a full-elevation reentrant angle porch. Both sections of the building had one story rear wings. A large rectangular 2 story carriage barn was near the NE/rear lot corner on the east lot line, #503-1/2, which together with the two 1 story outbuildings, occupied much of the width of the rear lot. The property remained unchanged on the 1898 and 1912 Sanborn maps, but by the 1931 Sanborn, the carriage barn had been removed. Nearby, an unusually long rectangular 1 story garage had been constructed, adjacent to what appears to be the easternmost of the earlier outbuildings, which had been converted into a garage. The smaller west side outbuilding had been removed. This remained intact on the 1944 Sanborn map, with the address change to 623 being implemented. Description Random limestone foundation; synthetically sided walls (wide gauge white); asphalt shingle deteriorated gable roof. 2 and 1.5 stories; L-shaped facade; 6 facade bays; 3 elevation piles. Left Upright in Side Hall Plan form, made Temple form via deep cornice returns in a unique vernacular and stylistic pattern within the Village. Two 1/1 double-hung sash, then door in right/east bay. Gable hood with Italianate brackets over Upright entrance. Raised concrete stoop; iron open rail on either side. Two 1/1 double-hung sash on 2nd story. Plain cornice. Bulkhead door right/east elevation. Blind bay along staircase location, east side of Upright in typical Side Hall Plan form. Deeply recessed wing to east with three bays: paired 1/1, middle door with deep gable hood, and single 1/1. Upper story with frieze windows altered to gable wall dormers with single 1/1. Front/south of west wall blind. Mixed single 1/1 to rear. Low 1 story rear gable wing, historic as shown on Sanborn maps; shed extension off wing also appears to be historic. Rear of Upright also with deep cornice returns. Significance statement: This is an OUTSTANDING residence, combining Greek Revival influence and an Upright and Wing vernacular house type. Additionally, the minor influence of the Italianate style is expressed through the Upright’s entrance hood with Italianate brackets. Of particular significance and completely unmatched in the Village is that the Upright form is a Side Hall Plan house, another vernacular form; with the application of Greek Revival influence, the Side Hall Plan/Upright section, becomes a Temple form, which is also unique, if not unmatched, in the Village. With the collective significance of the Greek Revival style in the Village, this building easily ranks among the top 5 significant houses within the Early Settlement Thematic and should be a top priority to protect with landmark status. Given the high significance of this house, it should be considered for landmarking despite the synthetic siding. VP, Comm, VG&Comm, AA; EST.