Submitted By
Historic Preservation Commission through Ahmad Zayyad, Deputy Village Manager / Interim Director of Development Customer Services
Reviewed By
LKS
Agenda Item Title
Title
Concur with the Historic Preservation Commission and Adopt An Ordinance Denying a Certificate of Appropriateness to Build Two Dormer Additions and Two Skylights at 312 North East Avenue located within the Frank Lloyd Wright - Prairie School of Architecture Historic District
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Overview
Overview
The Applicants / Homeowners, Lucia Marker-Moore and Brad Bare, submitted a Certificate of Appropriateness to the Historic Preservation Commission (HPC) for review and approval of two dormer additions and two skylights. The HPC denied the Certificate of Appropriateness for both dormers and both skylights for 312 North East Ave, as they found that the larger dormer addition and skylights were not in compliance with the Architectural Review Guidelines. The Historic Preservation Ordinance provides the Applicant the option to appeal this decision to the Village Board.
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Recommendation
Recommendation
The HPC does not support the Certificate of Appropriateness of a dormer addition at the scale proposed, as it is not in compliance with the Architectural Review Guidelines, and thwarts the Historic Preservation Ordinance’s purpose to preserve and protect Oak Park’s architectural heritage in order to: conserve and improve property values in the historic districts; enhace the attractiveness of the Village and thereby support business, commerce, and industry; and foster civic pride in the accomplishments of the past. The proposed addition would have a negative effect on the historic, aesthetic, and architectural value and significance of the Frank Lloyd Wright-Prairie School of Architecture Historic District.
Body
Staff Recommendation
Village staff recommends affirming the Historic Preservation Commission’s denial of the Certificate of Appropriateness.
Fiscal Impact
The cost for the legal notice was $154 and was expensed to account # 1001.46202.101.550652 (Development Customer Services- Planning, Legal Postings and Documentation Fees).
Background
The subject property is located within the Frank Lloyd Wright-Prairie School of Architecture Historic District at 312 North East Ave. This structure is a contributing property within the historic district, which is listed within the Oak Park Historic Preservation Ordinance and the National Register of Historic Places. Contributing buildings are defined as those which represent the significant historical and/or aesthetic characteristics which qualified the district as a historic district (Historic Preservation Ordinance 7-9-2).
The Frank Lloyd Wright-Prairie School of Architecture is significant as a unique urban environment for understanding the development of the Prairie style and its place in American architecture. Between 1900 and 1920, almost 80 Prairie style buildings were constructed in Oak Park; many were designed by architects who worked with Wright or were influenced by him. By the 1920s, Wright had left Oak Park, and the subsequent buildings show the varying responses to the Prairie innovations. These buildings are crucial for placing the Prairie style buildings within their context in American architectural history.
History and Significance of 312 Noth East Ave.
312 North East Ave was designed by architect Roy Hotchkiss in 1922 and built for its original owner Mary L. Messer. The deep eaves and clipped gables on the house are elements commonly used by Hotchkiss in his designs and are character-defining features.
Architect Roy Hotchkiss worked under prominent local architect E.E. Roberts (notable for his popularization of the Prairie style) for over a decade and established his own practice around 1919. Hotchkiss designed a wide variety of buildings types in a variety of styles. These include residences such as 639 S Elmwood Ave and 219 Linden Ave, church buildings like the Postlewait Village Chapel at 720 Lake St, and commercial buildings like 140 South Oak Park Ave and the Medical Arts Building at 715 Lake St. His designs spanned numerous architectural styles including Gothic Revival, Tudor Revival, Art Deco, Craftsman, and Prairie, and he often used excentuated linear design elements in the form of Tudor half-timbering, contrasting banding like on the Medical Arts Building, and deep eaves and clipped gables on many of his residential designs. His designs embraced Prairie style elements, like the linear qualities and deep eaves, while incorporating the Craftsman style and the revival styles popular in the 1920s.
Historic Preservation Ordinance Requirements.
As the property is a contributing resource within the Frank Lloyd Wright-Prairie School of Architecture Historic District, it is subject to the Village’s historic preservation requirements in Article 7-9 of the Oak Park Village Code (Historic Preservation Ordinance). The Historic Preservation Ordinance requires a Village-issued Certificate of Appropriateness be obtained before any demolition or removal occurs on the site, building, structure, or improvement within the Historic District (Section 7-9-8.A.2.b). The Ordinance defines demolition to be the
“razing or destruction, whether entirely or in significant part of a building, structure, site or object. Demolition includes the removal of a building, structure or object form its site or the removal or destruction of its façade or surface.” Removal is defined as any “moving of an improvement from the property upon which it was originally located.” (Section 7-9-2).
The project as proposed would result in 50-60% of the roof plane being demolished on the south elevation, including a historic clipped-gable dormer, as well as a portion of roof on the north elevation. Village staff and the Commission agreed the project would constitute demolition in the Historic Preservation Ordinance and therefore require a Certificate of Appropriateness. Over 20 similar proposals involving removal of roofs to add dormers to contributing structures in the Villages historic districts have been processed by the Village and the Commission through the COA process in the last decade.
In determining whether to issue a Certificate of Appropriateness, the Commission, or the Village Board when considering an appeal, shall follow the “Secretary of the Interior’s Standards” and the Architectural Review Guidelines (Section 7-9-11.B).
Certificates of Appropriateness History.
The applicant submitted a Certificate of Appropriateness (COA) application for two dormer additions and two skylights on March 8, 2023. The application was considered by the Historic Preservation Commission (HPC) at their meeting on March 15, 2023. At the meeting, the HPC felt the project did not meet the Guidelines and therefore took no action on the item. The applicant requested a public hearing on March 28, 2023. The public hearing was held on May 11, 2023, with notice mailed to the applicant on April 21 and property owners within 250 feet on April 25. A legal notice was published in the Wednesday Journal on April 25, 2023.
The HPC held the public hearing on May 11, 2023. The HPC received no public comments in opposition or support of the project. The HPC adopted a resolution denying the COA on the same day as the hearing. The HPC reiterated that the project does not meet the Guidelines. Among the specific Guidelines mentioned by the HPC were the requirements that dormer additions not cover more than 50% of the roof plane on which they sit; that the aggregate configuration of all dormer additions shall not appear to add another floor to the existing building when viewed from the street; and that the dormer roof design be compatible with the slope of the main roof or be a slope and configuration characteristic of the style of the house.
Following denial of the COA, the applicant was informed that they may stop the process, appeal the decision to the Village Board within 15 days, or request a Certificate of Economic Hardship. On May 30, 2023, the applicant requested an appeal to the Village Board.
The Historic Preservation Commission Hearing is available online here: <https://oak-park.granicus.com/player/clip/2213?view_id=3&redirect=true&h=888b409d890cd64609133704097c85a1>
Alternatives
Reverse the Historic Preservation Commission’s resolution denying a Certificate of Appropriateness in favor of the Applicant. This would result in the approval of the demolition of the existing historic dormer and sections of roof and the construction of two dormer additions and two skylights as proposed in the HPC submission packet. As proposed, the dormers have shed roofs and wood shingle siding. The skylights are located in front of the south dormer. Only a simple majority is needed to overturn the Historic Preservation Commission’s decision.
Previous Board Action
N/A
Citizen Advisory Commission Action
The applicant submitted a Certificate of Appropriateness application for two dormer additions and two skylights on March 8, 2023. The application was considered by the Historic Preservation Commission at their meeting on March 15, 2023. At the meeting, the HPC felt the project did not meet the Guidelines and therefore took no action on the item. The applicant requested a public hearing on March 28, 2023. The public hearing was held on May 11, 2023, with notice mailed to the applicant on April 21 and property owners within 250 feet on April 25. A legal notice was published in the Wednesday Journal on April 25, 2023.
Anticipated Future Actions/Commitments
N/A
Intergovernmental Cooperation Opportunities
N/A