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HISTORIC PRESERVATION COMMISSION 2017/06/28 Minutes The City of Lake Forest Historic Preservation Commission Proceedings of the June 28, 2017 Meeting A regular meeting of the Lake Forest Historic Preservation Commission was held on Wednesday, June 28, 2017, at 6:30 p.m., at the City of Lake Forest City Hall, 220 E. Deerpath, Lake Forest, Illinois. Historic Preservation Commissioners present: Chairman Grieve and Commissioners Bill Redfield, Carol Gayle, Elizabeth Sperry, Robert Alfe and Jan Gibson Commissioners absent: Commissioner Wells Wheeler City staff present: Catherine Czerniak, Director of Community Development and Kate McManus, Assistant Planner 1. Introduction of Commissioners and staff, overview of meeting procedures. Chairman Grieve reviewed the meeting procedures followed by the Commission and asked the members of the Commission and staff to introduce themselves. 2. Recognition of past Commission member Susan Athenson. Chairman Grieve thanked former Historic Preservation Commission member Susan Athenson for her time on the Commission and noted the many significant projects that were reviewed by the Commission during her tenure. Commissioners Alfe, Gibson and Gayle thanked Ms. Athenson for her service and leadership noting that her comments and insight were always thoughtful and productive and helped advance the work of the Commission. Ms. Athenson thanked the Commissioners and staff and stated that although serving on the Commission is hard work, it is important and impactful to the community. She stated that change inevitably comes to successful communities and noted that it is important to manage change in a way that retains the character of the community. 3. Consideration of the minutes from the May 24, 2017 meeting. The minutes of the May 24, 2017 meeting were approved as submitted. 4. Consideration of a request for a Certificate of Appropriateness for an addition to the rear of the existing residence located at 251 King Muir Road. A building Historic Preservation Commission Minutes June 28, 2017 - Page 2 scale variance is also requested. Property Owners: Larry and Linda Remensnyder Representative: Michael Breseman, Architect Chairman Grieve asked the Commission for any Ex Parte contacts or conflicts of interest. Hearing none, he invited a presentation from the petitioner. Mr. Breseman reviewed the history of the property noting that the neighborhood was developed by Henry Turnbull as the Deerpath Estates and that this property was one of the original 14 homes constructed in the subdivision. He stated that the owners previously received awards from the Preservation Foundation in 2008 and 2015 for the restoration work they completed on the house and for a compatible kitchen addition. He reviewed historic photos of the site and an aerial image dating from 1939. He stated that the proposed addition requires setback variances which were recommended for approval by the Zoning Board of Appeals. He stated that the owners have a passion and love for their home and have cared for it for many years, He noted that they are seeking approval of the addition of a modest 1st floor master suite. He explained that they explored other options to meet their current needs including selling the home, but determined that adapting the home in a manner that is compatible with the historic character is their first preference. He noted that the house, as is typical for historic homes, has no first floor master bedroom. He stated that a first floor master bedroom is required by the owners to allow them to age in place. He explained that although house is non-conforming to current zoning setbacks, the proposed addition does not encroach any closer to the property line than the existing structure. He stated that a building scale variance, in addition to a zoning variance, is also required as the existing house is slightly over the allowable square footage due mostly to the steeply pitched roofs that contribute to the overall square footage calculation. He stated that the addition results in an 11 percent overage above the allowable square footage. He stated that there are ornamental railings on the house which will be replicated on the addition. He stated that the railing will be decorative since the balcony is not functional. He stated that the flat roof on the addition is subservient to the main mass of the original house and the porch detailing between the addition and original house serves as a transitional element. He stated that the design uses the vocabulary of the existing home. He reviewed photos of the neighborhood. He stated that the addition will be located in an alcove at the rear of the house. He explained that mature trees on the site would be adversely impacted if the addition were located elsewhere. He reviewed the footprint and location of the addition and explained that a patio will be extended to the south. He noted that the stone walkway and existing vegetation will remain, but noted that a portion of the existing fence may be replaced. He noted that the blank east wall of the addition will be softened with landscaping. He reviewed the interior floor plan. He noted that since the library is original to the home, the Historic Preservation Commission Minutes June 28, 2017 - Page 3 location of the addition was selected to avoid impacting it. He reviewed some conceptual sketches and alternate roof forms that were considered. He stated that the flat roof form was selected as it is most appropriate and deferential to the original home. He stated that the master bed room is modest in size. He stated that the addition will be constructed of textured brick with a brick cornice to match the detailing on the house. He explained that adding a fake window to break up the rear addition was considered, but rejected because a window would not be consistent with the rhythm of the façade. He stated that the existing rear turret windows will not be impacted or covered by the proposed addition. He provided 3-D color renderings of the house and addition. Ms. McManus stated that the house is designated as a Local Landmark. She noted that the proposed addition is sited in a manner that will not impact the streetscape or the front façade of the house and is consistent in design and detailing with the original residence. She stated that the addition is modest in size and will allow the owners to stay in their home and age in place. She noted that a building scale variance is requested and stated that based on staff’s evaluation, the addition meets the building scale criteria. In response to questions from Commissioner Gibson, Mr. Breseman stated that the existing underground yard drain will be relocated and he confirmed that the downspouts will tie into the drain tile if permitted by the City Engineer. He stated that they will work closely with the City’s engineering staff to address any drainage issues. He confirmed that the flat roof over the 2008 addition is a single pl y membrane roof consistent with the type of roof proposed for the new addition. He added that the roof will have a slight taper to allow water to properly drain. In response to questions from Commissioner Sperry, Mr. Breseman confirmed that there is an oak tree at the rear of the property and that the owner’s arborist has provided a tree maintenance and protection plan in an effort to minimize any impacts to the tree as a result of the proposed construction. He stated that it is not anticipated that the tree will be impacted. In response to questions from Commissioner Alfe, Mr. Breseman confirmed that the addition will have a full basement which will be used for storage. Commissioner Alfe complimented the project and noted that the brick work on the addition matches the existing house very well. Commissioner Gayle thanked the owners for their care of the home and noted that attention should be paid to any measures that will increase the oak tree’s chances for survival. Historic Preservation Commission Minutes June 28, 2017 - Page 4 In response to questions from Chairman Grieve, Mr. Breseman stated that they did consider adding a small window to the east facing wall to allow sun light in, but noted that the owners had concerns about privacy since there is a bathroom in the interior space. Hearing no further questions from the Commission, Chairman Grieve invited public comment. Peggy Pandaleon, Board member of the Preservation Foundation, expressed support for the petition on behalf of the Foundation and noted that the Foundation agrees with staff’s recommendation for approval. She stated that consideration should be given to adding a trellis to the east wall. She stated that the owners are excellent stewards of the home. Paul Bergmann, Lake Bluff resident and author of the National Register nomination for the Deerpath Hill Estates, stated that the neighborhood is thoughtfully designed adding that the Remensnyder home fits in well schematically with the neighborhood. He noted that it is important to maintain the architectural integrity of the house which the proposed addition does because it maintains the character of the streetscape and preserves the original front façade of the home. He acknowledged that historic homes inevitably need to change over time and noted that the proposed addition is a positive solution that meets the owners’ needs. He stated that he is in full support of the petition. Hearing no other testimony, Chairman Grieve invited final comments from the Commission. Commissioner Alfe noted that the railing detail is very attractive. Commissioner Sperry stated that the addition will allow the owners to reside in their home and continue to be stewards of the house. Commissioner Gibson noted that based on the siting and sensitive design of the proposed addition, the architectural integrity of the property is retained and the owners will have the ability to remain in the home with living space that meets their needs on the first floor. Chairman Grieve noted that there appears to be strong support for petition among the Commission and thanked members of the public for their testimony. He recognized the changing needs of owners and noted that the addition is a thoughtful solution and meets the design standards and the criteria for a building scale variance. Historic Preservation Commission Minutes June 28, 2017 - Page 5 Hearing no further comments from the Commission, Chairman Grieve invited a motion. Commissioner Alfe made a motion to grant a Certificate of Appropriateness for an addition to the existing residence and a building scale variance. He noted that the approval is subject to the following conditions of approval: Conditions of Approval 1. Plans submitted for permit must reflect the project as presented to the Commission. If any modifications are proposed in response to Commission direction and/or as a result of design development, plans clearly detailing the areas of change must be submitted at the time of submission for permit, along with the plans originally presented to the Commission, and will be subject to review by staff, in consultation with the Chairman as appropriate, to verify that the plans are consistent with the intent of the Commission and the approvals granted. 2. Prior to construction of the addition, comprehensive photo documentation of the existing residence, in the area of the proposed work, must be provided to the City in a digital form determined to be satisfactory by the City. The purpose of the documentation is to preserve an historic record of the property at this point in time, in both the City and in the Lake Forest-Lake Bluff Historical Society archives. 3. Tree Protection Plan – Prior to the issuance of a building permit, a plan to protect trees during construction must be submitted and will be subject to review and approval by the City’s Certified Arborist. 4. A landscape plan for the area near the proposed addition shall be submitted prior to issuance of a permit and will be subject to review and approval by the City Arborist. The plan shall reflect any existing trees and landscaping proposed for removal, existing trees and landscaping that will be protected and preserved and all proposed new trees and landscaping. The City Arborist is directed to review the plan to verify that adequate screening, whether through existing vegetation or proposed enhanced plantings, is provided along the perimeter of the property in the area of the addition. 5. Details of exterior lighting, if any is proposed, shall be reflected on the plans submitted for permit. All fixtures shall direct light downward and the source of the light shall be shielded from view. 6. Prior to the issuance of a building permit, a materials staging and construction vehicle parking plan must be submitted to the City for review Historic Preservation Commission Minutes June 28, 2017 - Page 6 and will be subject to City approval in an effort to minimize and manage impacts on the neighborhood and on neighboring properties during construction and to minimize impacts on trees intended for preservation. No on street parking is permitted due to the narrowness of the street and proximity to the intersection. 7. This project must abide by all of the terms, conditions, restrictions, and provisions of The City of Lake Forest City Code, and all other applicable codes, ordinances. The motion was seconded by Commissioner Gayle and passed by a vote of 6 – 0. OTHER ITEMS 4. Opportunity for the public to address the Historic Preservation Commission on non- agenda items. Susan Athenson, 901 Summit Ave, questioned if the Commission had the opportunity to review and discuss the results of the Teska Study. Chairman Grieve confirmed that the Commission held a work session to discuss the results of the Study and ways to build upon the recommendations. In response to Ms. Athenson’s questions, Ms. Czerniak stated that a summary of the work session was provided in the meeting minutes. She noted that with the Teska Study in mind, the Commission reviewed and offered suggestions for updating the application, checklist submittal requirements for items that come before the Commission. She stated that the City’s communication consultant is also reviewing the materials from a lay person’s point of view for clarity. She noted that the City is experimenting with different meeting formats with the Building Review Board. She stated that staff is organizing a bus tour for the HPC and BRB to allow for informal discussions of projects recently reviewed by both bodies. Commissioner Sperry added that during the work session, the Commission also discussed the public perception of the BRB and HPC, specifically amongst the realtor community. She noted that there are misconceptions about the number of projects that require public hearings and public review noting that in actuality, the number of petitions that require this more extensive review is very low. She stated that it is important to educate the realtor community so that misinformation is not perpetuated and suggested that relationships should be fostered between the review boards and realtors. Commissioner Athenson agreed that educating realtors is very important and that some in the realtor community do not seem to be well educated on preservation Historic Preservation Commission Minutes June 28, 2017 - Page 7 matters. Ms. Czerniak stated that at a recent Real Estate Professionals’ meeting, representatives from Teska Associates, Inc. were present to review the recently completed report with the real estate agents and answer questions. 5. Additional information from staff. There was no additional information presented by staff. The meeting was adjourned at 7:12 p.m. Respectfully submitted, Kate McManus Assistant Planner