Kane County Reporter

City of Geneva Historic Preservation Commission met Oct. 17.

Here are the minutes provided by the Commission:

Call to Order

Chairman Zellmer called to order the October 17, 2023 Meeting of the Geneva Historic Preservation Commission at 7:00 pm.

1. Roll Call

Present: Chairman Zellmer, Commissioners Jensen, McManus, Phillips, Salomon, Stazin

Absent: Commissioner Hartman

Staff Present: Preservation Planner Michael Lambert

Others Present: Recording Secretary Anna Benson

2. Approval of Minutes

Minutes of August 15, 2023 -

Motion by Commissioner Salomon to approve the minutes from August 15, 2023. Second by Commissioner Jensen. A roll call vote followed and the motion passed 6-0.

3. Review of Building Permit Applications (Certificate of Appropriateness)

A. 115 Hamilton Street CASE 2023-083 

Applicant: Elizabeth Wray, Owner 

Steffan Builders, Inc., Contractor

Application for: Window Replacement at a Contributing Property

Preservation Planner Michael Lambert introduced the property, built in 1923, and provided a bit of background. The property at 115 Hamilton Street is a Contributing Property in both the local Geneva Historic District and the North Geneva Historic District, listed in the National Register of Historic Places. The request before the commission is for window replacement at a Contributing Property. It is unclear if the existing, 1-over-1, wood, double-hung windows are original to the house, however it is likely that they were replaced between 1943 and 1952 when the house was converted to a two flat. Mr. Lambert stated that over time, there have been significant alterations to the home. The characteristics of the window indicate they are not a high quality window to begin with and do not possess any unique features. Mr. Lambert showed images of the house taken from the public right away and in different seasons to show visibility of the windows with leaves on the trees and without. It is difficult to discern the character of the windows from the east and west elevations because of the narrowness of the lot. There are 5 windows visible from the front. Images from inside the house show that many windows are either painted or swollen shut and different parts are deteriorated. It is proposed that the windows be replaced with 1-over 1, double-hung, Pella Lifestyle Series pocket windows that have a wood interior and an aluminum-clad exterior.

The owner of the house, Elizabeth Wray, introduced herself, thanked Mr. Lambert for his introduction and made herself available for questions. Chairman Zellmer said the commission normally sees a window by window survey in these cases. He asked Ms. Wray if the pictures shown are a representative sampling of what all the windows are like and she responded yes. Chairman Zellmer asked staff if a window by window survey was written in the ordinance. Mr. Lambert said it is not but it is in the “window checklist.” He added that he did not necessarily require a window by window survey in this case because these windows lack character defining elements, many are painted or swollen shut and he does not believe these are original windows. Mr. Lambert outlined some considerations for the commission about this property; it is a contributing property, not significant property in the local district, the defining features of this property aren’t the windows and he doesn’t believe the windows are original, which is not to say that features that aren’t original cannot gain significance over time, but in this instance he doesn’t believe they have. There was not much further discussion amongst the commissioners.

Commissioner Jensen said the applicant did a nice job picking out a replacement window that is similar in style to the current windows, original or not.

Motion by Commissioner McManus to approve the window replacement at 115 Hamilton Street. Second by Commissioner Jensen. A roll call vote followed and the motion passed 6-0.

B. 128 North Fourth Street CASE 2023-096 

Applicant: Tom and Linda Abendroth, Owner

Application for: Replacement of a Historic Front Door and 2 Side Doors at a Significant Property

To begin, Preservation Planner Michael Lambert provided photographs to the commission that were provided by the applicant that he didn’t believe would transfer well electronically. He introduced the property which is identified as a Significant Property within the Local Geneva Historic District and as a Contributing Property in the North Geneva Historic District, listed in the

National Register of Historic Places. The house was built in 1925 and is a catalog (mail-order) design from the Gordon Van-Tine Co. A wrap-around porch replaced the original stoop and gabled hood, which was approved by the Historic Preservation Commission in 2007 and constructed by the previous owner. This addition was not based on any sort of design from the Gordon Van-Tine Co. catalog and greatly altered the historic character and design of the house. The current owners, who have been there for about three years, are requesting to replace three street facing doors. The original wood doors have warped causing them to become difficult to operate and secure. The panels on two doors have cracked, with daylight visible through the cracks, allowing the elements and insects inside. In addition, one glass pane in the window of the front door has cracked and the replacement would require safety glass which would not look uniform with the other glass. Mr. Lambert stated the applicant has gone through great lengths to find doors suitable to be custom sized to fit the historic openings, which are taller than modern doors.

The applicant is also requesting a decorative bracketed shelf element on the new front door, although that is not currently on the historic door, nor a style found in the Gordon Van- Tine catalog from that time period of construction.

Owner Tom Abendroth introduced himself and reviewed his request with the commission and in doing so he answered questions that the commission had along the way. He wanted to mention that when they moved in, they had their historic windows restored instead of petitioning for replacement. He then went into more detail of the issues with each door and the solutions they are proposing. Mr. Abendroth stated that the replacement doors they are proposing look as close in style to the original doors as he can find. He stated the front door facing Fourth Street and rear door near the garage is proposed to be replaced with a textured fiberglass door, while the front door facing Peyton Street is proposed to be replaced with a steel door due to its 32” width, he stated he cannot find a fiberglass door that is 32” wide and also 7’ tall height that is suitable. He stated it is three times the cost to replace the doors with new wooden doors versus a fiberglass door, on top of the doors already being pricier due to its unique dimensions and that is why they are proposing not “in kind” materials. He said he has had four door people come out and talk to them about their options and it has been challenging due to the dimensions especially. Mr. Abendroth mentioned that the hardware on the doors would be new, but similar in style and everything color wise about the doors will be similar to the originals. The jambs would be new, but casing/trim would be re-used and re-installed.

Linda Abendroth joined her husband to speak on the matter as well.

Commissioner Jensen read an excerpt from the staff report that said, “complete panel replacement will result in a loss of nearly 70% of the original materials” and wanted to ask the commission if a door with 70% new material is really historical at that point. Commissioner Jensen stated that she understands that the goal is to refurbish original materials, but in this case so much original material would be being lost anyway that it might be an exception, and in regards to replacing with in kind materials, which would be wood in this case, the high cost to do so is another consideration she thought was important.

Mr. Lambert added that when a home’s original authenticity is completely intact in its original design, one might take more care making sure that authenticity remains.

Chairman Zellmer asked for more definitive feedback on the bracketed shelf that the applicant would like on the new front door and the commission responded that they believe it changed the character of the house and would not prefer it. The applicant stated he was willing to withdraw that detail.

Motion by Commissioner Stazin to approve the door replacement as presented with the exception of the exterior shelf on the Fourth Street door at 128 North Fourth Street. Second by Commissioner McManus. A roll call vote followed and the motion passed 6-0.

C. 522 Franklin Street CASE 2023-111 

Applicant: Lea Adao, Owner Dave Watkiss - Jarvis Exteriors, Contractor

Application for: Reconstruction of a Historic Porch at a Contributing Property

Preservation Planner Michael Lambert introduced the property and provided some history. It is Contributing Property in both the Local Geneva Historic District and the Central Geneva Historic District, listed in the National Register of Historic Places. This commission recently gave approval to the owner to apply new siding. The next step for the owner in the rehabilitation of the property is to redo the front porch as it is long neglected. The applicant submitted two options and the owner’s preference is the smaller porch option shown as option one. However, the second option replicates the porch that is shown in the 1930 Sanborn Fire Insurance Co. map of the property. Mr. Lambert added that the rehabilitated property may qualify for a Tax Assessment Freeze upon completion.

Mr. Lambert presented to the commission some feedback he has given the applicant’s contractor in regards to reconstructing historic details and design features accurately on the new porch for option 2, ensuring it is period accurate. Mr. Lambert stated he was trying to be careful in the level of detail that the state might require for that tax assessment freeze. Mr. Lambert spoke to someone at the state level in regards to the tax assessment freeze and since we have documentation that the house historically had a wrap around porch, he believes it will be a critical element to get the tax assessment freeze.

Dave Watkiss introduced himself as the contractor for the property and passed out the exterior deck addition elevations. He wanted to begin by asking the commission if the smaller porch that is option 1 is even an option. Ms. Ado prefers this option because of budget concerns, a larger porch does not provide functional benefit to her, and the smaller porch can get built quicker. Mr. Watkiss stated Ms. Adao can only use her back door to enter the house, and that her insurance company may drop her if she does not get the front porch in a safe usable condition. Mr. Lambert informed Mr. Watkiss that temporary access should be permissible by the building department while the details of the final porch are worked out.

When asked if there is a large cost difference between options one and two, Mr. Watkiss replied yes and that the tax freeze won’t offset it.

Mr. Watkiss asked staff if there is a grant program in the City of Geneva. Mr. Lambert replied that Geneva has not had one since 2008, and at the state level it would be just the tax assessment freeze.

Mr. Watkiss stated when he recently removed the siding to redo it, there was further evidence that the original porch was a wrap around. There were obvious points on each side where it started and Mr. Watkiss said he recorded those measurements, took photos and used that to help his architect make the plans.

Commissioner Stazin asked if the Sanborn maps are to scale. Mr. Lambert responded yes, although they have been scanned and copied many times. Commissioner Stazin said it looks like the proportions seem to be different on the new site plan compared to the Sanborn map. Mr. Lambert stated he double checked it and it appears to just be an optical illusion on the plans.

Commissioner Phillips asked Mr. Watkiss if he would make the refinements that Mr Lambert suggested and he replied yes.

Chairman Zellmer provided his feedback, stating that the wrap-around porch would get the tax freeze and it would be historically accurate. The commissioners agreed that option two seemed to be the appropriate option. They also agreed it enhanced the elevation of the house and will increase its value as well.

Motion by Commissioner Stazin to approve option two annotated with Mr. Lambert’s comments to the owner and builder for the historic porch addition at 522 Franklin Street, with staff to approve the traditional detailing and forthcoming details of materials used, and with reasonable surety that proportionally the footprint conforms to the original Sanborn Fire Insurance Co. plat. Second by Commissioner McManus. A roll call vote followed and the motion passed 6-0.

D. 225-227 West State Street CASE 2023-112 

Applicant: Michael Segretto, Owner

Hong-Yeol In – Norsman Architects, Architect

Tommy Palider, Contractor

Application for: Replacement of a Non-historic Storefront with Associated Interior Remodeling at a Significant Property

Mr. Lambert introduced the project which is a storefront rehabilitation for a building that sits on State Street. The historic building was built in 1907 and in 1908 the Strader Drug Store opened. It is a Prairie influenced design, which is a more rare type of design.

The applicant has submitted two options for consideration for the storefront entryway. One option features the front door centered beneath the second floor picture windows and is the option favored by the applicant. The other option more closely replicates the historic storefront in which

it is centered in the storefront bay but is then offset in the windows above. Renderings were presented to show the differences.

Mr. Lambert reviewed the existing, architectural elements of the storefront in detail.

Mr. Lambert mentioned that the details regarding closing off the historic west, recessed entry to the second floor are consistent with feedback provided by the Historic Preservation Commission recommendations in June 2022 for a previous Applicant.

The applicant is proposing to open a luxury hair salon, Zazú, in the building. Zazú currently operates in western suburbs including Naperville, Hinsdale, Wheaton, Elmhurst as well as in Chicago and Naples, Florida. The family owned business is operated by brothers Michael and Anthony Segretto. Anthony spoke about the pride they have in working with these suburbs and look forward to restoring some of the historic significance found in this building. He and his brother believe the reconstructed entryway centered below the second floor windows facade will honor what was, while greatly improving its appearance. They strongly prefer this option, but other than that, they are happy to accommodate the recommendations of Mr. Lambert and the commission.

The applicant’s architect, Hong Yeol In, introduced himself and thanked Mr. Lambert for his excellent presentation of their proposal.

The commission discussed at length the two options for the front entryway. Commissioner McManus said it is hard to rationalize a change when we have visual proof that the opening was off center when it was originally built, while recognizing it looks nice centered and would be a visual improvement. Mr. Lambert noted that neither option is altering the historic materials and is reversible if one wanted to go back and put it in its historic form. Chairman Zellmer added that the opening right now is considerably different from the way it was originally built. Mr. Yeol In added that the off-centered storefront opening would not exactly replicate the original opening, as there are ADA requirements that must be adhered to which would make the size of the opening different. Commissioner Salomon stated he preferred the centered design. Commissioner Stazin disagreed, reasoning that one would only notice the centering of the second floor windows with the first floor door if they are looking at the building from across the street, calling it an architectural contrivance. At the same time, he stated he likes the option that lines up nicely, but does not believe it will be appreciated and believes the commission should bring back the historic front as part of their charge as a commission. Chairman Zellmer commented that buildings do change over time and Commissioner Salomon added it could be reversed, as the frame and the other historic elements are being maintained. Commissioner Phillips preferred the centered option aesthetically and appreciating that it allows for more functional space within their lobby. The Commissioners continued debating and discussing their opinions. Mr. Lambert stated this is why the SOI standards are relatively vague. It allows for flexibility of interpretation within the framework it lays out and that this type of discussion is not uncommon for Historic Preservation Commissions.

The commission began discussing colors and Mr. Lambert added for the record that the commission does not regulate color in the City of Geneva.

Mr. Lambert asked the commissioner for feedback on the panes of the window glass as well as the columns materials. The commission stated they preferred it as presented in the packet, which was the glazing pane forward, not centered and columns to simply match the store front.

The commission discussed the rondels, which are structural, not decorative, and cannot be moved. The applicant’s renderings showed them moving based on the door design but this is not the case. The rondels will remain where they are on the building.

Chairman Zellmer asked what the commission thought about the bulkhead detail. Mr. Lambert stated what is being proposed is a very streamlined version of a historic bulkhead evoking a historic bulkhead but not trying to mimic or detail it in the same fashion.

Motion by Commissioner Salomon to approve the proposal with the entry portal aligned centered with the upper window, with the addition of the forward glazing as noted, bulkhead details as noted, with also the caveat of the retention of the historic prismatic glass and overhead beadboard. Second by Commissioner McManus. A roll call vote followed and the motion passed 5-1.

4. Secretary’s Report (Staff Updates)

Preservation Planner Michael Lambert summarized a positive experience he had at Landmarks Illinois Suburbs Preservation Alliance and encouraged anyone to attend their quarterly meetings if possible.

Administratively, Mr. Lambert approved 30 permits on behalf of the commission, worked with other city departments on two larger cases, handled about 75 phone inquiries, three on site meetings to confer about potential projects in the historic districts and had about 18 permits to finalize.

5. New Business

A. From the Commission:

Commissioner McManus said that the “For Sale” that was on the building at 4 East State Street has been removed, leaving an opening on the building unprotected and open to the weather. Mr. Lambert responded that he will bring this concern forward to staff and code enforcement.

Commissioner Phillips wanted to recognize Commissioner Jensen for doing a great job presenting to City Council which upheld the commission's recommendation to deny the historic de designation and demolition request of the building at 4 East State Street. Commissioner Jensen thanked everyone for the support that she had.

B. From the Public:

Al Watts from the Preservation Partners of the Fox Valley wanted to provide two updates on topics he has spoken to the commission about before. The first was about a historic district in Elgin called the Watch Factory Historic District that has been considered for de-designation due

to difficulty with property owners fixing up their homes. They believe if they take the restrictions away it will be easier to get the homes fixed up. Instead, for now, they are adding disclosures on the properties in the area that are bought that say the home they are purchasing is in a historic district and they are also looking to get more grants for property owners and expanding their current grant program.

The second update is on the Amasa White House, which is a pre-1860 limestone house on east Fabyan Parkway. The efforts from his group resulted in the county clearing away all the brush that was in front of it. The county’s intent is to put a fence around it to prevent criminal activity such as squatting and vandalism. The county has no plans for the property other than that. The property is in Geneva and Mr. Watts believes it should receive a historic property designation by Geneva.

6. Adjournment

At 9:10 pm Commissioner Salomon made a motion to adjourn the meeting. Seconded by Commissioner Jensen. Motion passed by voice vote 6-0.

https://www.geneva.il.us/AgendaCenter/ViewFile/Minutes/_10172023-2240