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HISTORIC PRESERVATION COMMISSION 2017/07/26 MinutesThe City of Lake Forest Historic Preservation Commission Proceedings of the July 26, 2017 Meeting A regular meeting of the Lake Forest Historic Preservation Commission was held on Wednesday, July 26, 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 Wells Wheeler, Elizabeth Sperry, Jan Gibson, Robert Alfe, Carol Gayle and Bill Redfield. Commissioners absent: none 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. Consideration of the minutes of the June 28, 2017 meeting of the Historic Preservation Commission. The minutes of the June 28, 2017 meeting were approved as submitted. 3. Consideration of a request for a Certificate of Appropriateness for updates to the Signage Guidelines for Market Square. Property Owners: L3 Capital, LLC (Michael Schreiber, Domenic Lanni, Timothy Phair, Greg Schott) Representative: OKW Architects, Michael Fitzgerald, architect Chairman Grieve asked the Commission for any conflicts of interest or Ex Parte contacts; hearing none, he invited a presentation from the petitioner. Mr. Fitzgerald introduced the petition noting that his firm has been involved with numerous projects in Market Square over the years including restoration work and some new construction. He reviewed that his firm has worked on developing a proposal for updates to the current signage and awning restrictions and guidelines and has been before the Commission several times for discussion and direction. He stated appreciation for the Preservation Foundation’s comments and input into the process. He noted that at the beginning of the year, the Commission took a walking tour to observe and discuss the variety, number and types of signage currently located in Market Square. He stated that a mockup of the proposed blade sign was installed for the Commission. He noted that there is not a single architectural style in Market Square and a variety of signage types as well. He added that the blade sign is proposed as a new type of sign for Market Square and the north and south alleys. He noted that Historic Preservation Commission Minutes July 26, 2017 - Page 2 blade signs are already in use on Bank Lane. He stated that a single bracket type and sign type are proposed for the blade sign pointing out that both elements have restrained detail. He stated that as proposed, font is not restricted but other aspects such as size, color, and placement are restricted. He stated that the mockup features the Kiddles font. He stated that as proposed, a maximum of 3 types of signs are permitted for each storefront however, the choice of sign types is limited by the unique details of each store front. He noted that the proposed updates to the Market Square signage guidelines adhere generally to the existing guidelines, but offer more options to tenants within certain parameters. He stated that the owner of Market Square has previously stated his preference to move away from awnings in Market Square, but noted that parameters for awnings are included in the updated guidelines recognized that some tenants may have a functional need or a desire for awnings. Ms. McManus reviewed the Commission’s discussion to date about updates to the guidelines for signage and awnings in Market Square. She stated that the updated guidelines were first presented to the Commission early in 2017 and noted that the Commission took a walking tour February to look at existing signage and awnings in Market Square and to view mock ups of proposed signage types. She stated that the proposed updates are intended to add more options for signage, while adhering to the permitted square footage for signage in the Code. She stated that Commission previously raised concern that the new guidelines may result in too many signs, or too many different types of signs. She reiterated that the total square footage permitted for signage for an individual business will not change. She stated that the staff report outlines proposed changes and recommendations for the Commission’s consideration. In response to a question from Commissioner Alfe, Mr. Fitzgerald clarified that projecting signs or blade signs are proposed only in certain locations and not at locations adjacent to an awning. He stated that the maximum number of locations where projecting signs could be located based on the parameters proposed is quite limited. He pointed out the vertical pier, on either side of the recessed entry, where a projecting sign could be attached. He stated that projecting signs will be limited to the approved locations. He stated that each vertical pier is approximately 4 feet away from an existing or potential awning. He explained that a projecting sign, as proposed, could not be uses in combination with an awning, but could be permitted on a storefront next to a storefront with an awning. He agreed that a projecting sign may have limited visibility if located next to a storefront that has an awning. In response to a question from Commissioner Alfe, Ms. McManus stated that staff recommends that the projecting sign be constructed of natural materials, consistent with the City’s design guidelines. She stated that if desired, the Commission can add a condition requiring that all awnings have a consistent pitch. In response to a question from Commissioner Sperry, Ms. McManus stated that based on previous input from the Commission, staff recommends that the bracket number 3 be eliminated. She added that previously, the Commission raised concern about the low angle of the bracket. She added that the other 3 bracket options offer some variety. Historic Preservation Commission Minutes July 26, 2017 - Page 3 In response to a question from Commissioner Gibson, Mr. Fitzgerald stated that the bracket and awnings will be custom fabricated noting that the bracket is proposed as painted steel. In response to a question from Commissioner Wheeler, Mr. Fitzgerald explained that the design and shape of the projecting sign does not mimic an existing detail found in Market Square, but is influenced by Shaw’s design and historic influences of other projecting signs. He stated that the bracket design is similar the detail on the awning at the candy shop in Market Square. He noted that historic photos indicate that awnings were used very early on in the Square despite the fact that there were not part of Shaw’s original design. He stated that those the earlier awnings were much larger and often dark colored or striped, with closed sides. Commissioner Sperry pointed out that some of the historic photos provided reflect the use of awnings. In response to a question from Commissioner Wheeler, Mr. Fitzgerald stated that the scrollwork on the wall signs was influenced by a wall sign designed by Shaw that still remains today. He stated that although 4 wall signs are proposed, two of the signs, 1B and 2a, would be permitted only in very limited locations. In response to questions from Commissioner Alfe, Mr. Fitzgerald stated that the existing non-conforming awnings will remain until the awning requires replacement or until a tenant changes. He reiterated that the owner intends to work with tenants to encourage eliminating awnings over time to better highlight the architectural details of the building. He noted that to his knowledge, tenants are not as interested in having awnings as they are in having options for other types of signage. He stated that tenants on the south side of the Square, do not need awnings for functional purposes. He noted however that storefronts on the north side of the Square are impacted by the sun. He pointed out that Shaw designed small slate roofs over some of the storefronts noting that the roofs limit the signage options for those storefronts. In response to a question from Commissioner Gibson, Mr. Fitzgerald confirmed that the Fleur-de-lis element on the bracket for the projecting sign is not used in other areas of Market Square. He noted however that Shaw was influenced by many styles of architecture and stated that in his opinion, use of the element is not inappropriate for Market Square. In response to a question from Commissioner Gayle, Mr. Fitzgerald stated that a single bracket option is proposed for the North Gate building to achieve a consistent appearance across the façade. He acknowledged that the proposed bracket results in the awnings having a different pitch than awnings elsewhere in Market Square. He agreed that the bracket option could be eliminated if so directed by the Commission. He stated that the design team discussed, at length whether to establish restrictions on fonts. He stated that as presented, no restrictions on the type of font is are proposed. Historic Preservation Commission Minutes July 26, 2017 - Page 4 He explained that instead, other tools will be used to ensure a sense of consistency such as limitations on letter size and sign colors. Commissioner Sperry noted that sometimes businesses are obligated to use a corporate type style. Commissioner Gayle stated that she appreciates the thoughtful consideration given to whether or not to restrict fonts but noted that she still has some reservations about allowing any font noting particular concern with the highly stylized font as proposed by My Eye Doctor. Commissioner Redfield commented that in his opinion, font should not be restricted. In response to questions from Chairman Grieve, Mr. Fitzgerald stated that it has not yet been determined whether the manufacturing of the projecting signs will be handled by a single contractor, selected by the owner. He stated that in the past, tenants have been responsible for their own signage, with some guidance from the owner. Ms. Czerniak stated that before the City issues a permit for any sign in Market Square, the property owner, L3 Capital, will need to review the signage for consistency with the approved regulations and will need to sign the permit application. She noted City staff would then review the proposed signage for consistency with the applicable Code requirements. She added that if the proposed sign is not consistent with the applicable Code provisions and guidelines, it would be presented to the Commission for review. Chairman Grieve acknowledged that change occurs over time, even in Market Square. He noted however that it is important to manage change within a reasonable degree. He stated that it is appropriate that there are different options now for signage than there were historically. He stated that proper maintenance of signage and storefronts should be a priority on an ongoing basis noting that the condition of Market Square is as important as the types of signage. Hearing no further questions from the Commission, Chairman Grieve invited public comment. Laura Luce, 111 Ridge Lane, representative of the Preservation Foundation, stated that the Foundation is in agreement with staff’s recommendations with the exception of the recommendation pertaining to font. She stated that Foundation recommends that font should be regulated or limited in some way. Hearing no further public testimony, he invited final comments from the Board. Commissioner Sperry pointed out that the letter submitted by the Foundation expressed concern about any additional holes being drilled into the original columns of the former Marshall Field’s building. She recommended that to prevent any future damage to the Historic Preservation Commission Minutes July 26, 2017 - Page 5 columns, a condition be added that no additional signage may be affixed to the columns. At the request of the Commission, Ms. McManus reviewed the recommendations in the staff report regarding awnings. She stated that staff recommends that operable awnings, rather than fixed, be required to allow awnings to be retracted when not in use to expose the architectural details of the buildings. Based on the Commission’s discussion, she also recommended that bracket 3 be eliminated. In response to a question from Commissioner Alfe, Ms. McManus stated that the current guidelines intends for awnings to be functional and not just used for signage. She reiterated that operable awnings will allow awnings to be retracted when not in use. In response to questions from the Commission, Mr. Fitzgerald stated that they researched retractable awnings and did not find a product that was of a quality appropriate for Market Square. He stated that further exploration can be done but noted that the owners do not want to compromise the overall quality and character of the Square with inappropriate awnings. Chairman Grieve offered that placing some limitations on awnings may deter tenants from installing awnings. Commissioner Wheeler noted that awnings are perceived as an architectural element and retracted awnings can look messy. In response to a question from Commissioner Gayle, Ms. Czerniak stated that normally, when guidelines or regulations change, existing conditions are recognized as a grandfathered condition. She stated that any new awnings would be required to comply with the updated guidelines. Commissioner Redfield pointed out that there is a disadvantage to fixed awnings in strong winds. He noted that not having the ability to retract an awning in bad weather could be problematic. Commissioner Sperry stated that historic documentation shows that awnings were part of the architecture of Market Square. She stated that removing awnings could make the Square appear cold. She added that awnings are useful in inclement weather. Chairman Grieve suggested that the approval be conditioned upon any awnings being of high quality and subject to the approval of the property owner. In response to questions from the Commission, Mr. Fitzgerald stated that the guidelines specify the awning canvas, bracket and valance. He agreed with the Commission’s desire to eliminate bracket 3. He suggested that bracket 1 be used on the North Gate building in place of bracket 3. He stated that the idea behind the different types of brackets is to recognize the Marshall Field’s building as the most formal building with a consistent awning and bracket on all bays. He stated that the North Gate building is also somewhat formal and as a result, a single consistent bracket and awning is Historic Preservation Commission Minutes July 26, 2017 - Page 6 appropriate for that building as well. He noted that the Square is less formal and more opportunity for variety is appropriate. In response to a question from Commissioner Gibson, Mr. Fitzgerald confirmed that the intent is to allow tenants to select from the approved bracket options. Ms. McManus reviewed the recommendations in the staff report regarding projecting signs including the recommendation that projecting signs be limited to text only, no graphics; two colors, green and white; and natural materials. Commissioner Gibson stated support for limiting the options for fonts. Commissioner Sperry stated that the font for My Eye Doctor was likely mandated by the corporate office. She questioned how the Commission can strike the right balance. Chairman Grieve presented an historic image of the signage for Walgreens noting the stylized font. He agreed that it is important to strike the right balance between accommodating businesses and maintaining some consistency. He pointed out that overall fonts have not been a source of concern with a few exceptions. Commissioner Gayle reiterated that in the case of My Eye Doctor, the font presented was inconsistent with the other fonts found in Market Square . Commissioner Wheeler stated that it is not feasible or desirable to establish a single permissible font. In response to a question from Commissioner Gibson, Commissioner Alfe clarified that the design of the walls signs should be fixed to assure appropriate proportions. In response to a question from Commissioner Alfe, Ms. McManus confirmed that no change is proposed to the allowable size for graphics. Chairman Grieve summarized that it appears that the Commission is in agreement that all specialty signs will come to the Commission for review and with staff’s recommendations on the wall signs. In response to a question from Commissioner Gibson, Mr. Fitzgerald stated that the brackets are proposed as painted vs, anodized metal. He added that although painted steel requires maintenance, it has a richer deeper color than anodized metal which is generally aluminum. Hearing no further comments from the Commission, Chairman Grieve invited a motion. Commissioner Wheeler made a motion to grant a Certificate of Appropriateness approving updates to the Signage Guidelines for Market Square. He noted that the approval is subject to the following conditions of approval: Conditions of Approval Historic Preservation Commission Minutes July 26, 2017 - Page 7 Awnings 1. Bracket 3 shall be eliminated and replaced with Bracket 1 for awnings on the No rth Gate building. 2. All awnings shall have a consistent pitch; the pitch shall be determined by the owners and design team. 3. Awnings, in general, are discouraged in order to showcase store fronts and architectural details. Projecting Signs 4. Projecting signs are limited to text only, no graphics. 5. Projecting signs are limited to a combination of green and white consistent with the specific colors used through Market Square. 6. Natural materials should be used for projecting signs. Wall Signs 7. Specialty wall signs, options 1B and 2B, require Commission review. 8. Graphics should be limited to 15% of the total sign area consistent with the Code. Specialty Signs 9. Specialty signs require Commission review. 10. No signage, drilling, penetrations or application of materials is permitted on the columns of the Marshall Field’s building. Window Signs 11. The proposed allowance for a graphic, image or symbol on storefront doors shall not exceed 15% of the total door or window sign area. The motion was seconded by Commissioner Alfe and passed by a vote of 7 – 0. OTHER ITEMS 4. Opportunity for the public to address the Historic Preservation Commission on non- agenda items. There was no public testimony presented to the Commission on non-agenda items. 5. Additional information from staff. Ms. McManus noted that the Historic Preservation, in conjunction with the Building Review Board, will hold a bus tour on Monday, July 31st. The meeting was adjourned at 7:53 p.m. Respectfully submitted, Kate McManus Assistant Planner