Loading...
HISTORIC PRESERVATION COMMISSION 2015/01/28 MinutesThe City of Lake Forest Historic Preservation Commission Proceedings of the January 28, 2015 Meeting A regular meeting of the Lake Forest Historic Preservation Commission was held on Wednesday, January 28, 2015, at 6:30 p.m., at the City of Lake Forest City Hall, 220 E. Deerpath, Lake Forest, Illinois. Historic Preservation Commissioners present: Chairman Pairitz and Commissioners John Travers, Robert Alfe, Wells Wheeler, Susan Athenson and Jim Preschlack Commissioners absent: Mary Ellen Swenson City staff present: Catherine Czerniak, Director of Community Development 1. Introduction of Commissioners and staff, overview of meeting procedures. Chairman Pairitz reviewed the meeting procedures followed by the Commission and asked the members of the Commission and staff to introduce themselves. 2. Approval of the minutes of the September 24, 2014 and July 10, 2014 Historic Preservation Commission meetings The minutes of the September 24, 2014 and July 10, 2014 meetings were approved as submitted. 3. Consideration of a request for a Certificate of Appropriateness for 815 Barberry Lane to approve modifications to a detached garage and driveway and construction of a new pool and pool equipment shed. A building scale variance is also requested. Owners: John and Bridgette Doheny Representatives: Thomas Rajkovich, architect Craig Bergmann, landscape architect Chairman Pairitz asked the Commission for any conflicts of interest or Ex Parte contacts, hearing none; he invited a presentation from the petitioner. Mr. Rajkovich introduced the project. He stated that the petitioners purchased the home about three and a half years ago and completed significant restoration work since that time. He stated that the house is designed in the Colonial style and was constructed in 1927. He noted that shortly after purchasing the house, the petitioner received approval from the Commission to construct a detached garage and motor court. He explained that after living in the house for some time, some alterations are desired. He noted that in discussions about adding a swimming pool to the property with Mr. Bergmann, the concept of modifying the recently constructed detached garage was developed as a way to avoid impacting significant trees in the rear yard and avoiding the need to change the grade on the site significantly. He stated that Historic Preservation Commission Minutes January 28, 2015 - Page 2 as a result of those discussions, a pool is proposed in the location of the motor court and a portion of the detached garage is proposed to be converted to a pool house. He explained that to allow access to the pool house portion of the structure from the pool side, the garage doors will be moved to the south side of the structure. He noted that this avoids exposure of the garage doors to the street. He reviewed the elevations of the residence and pointed out that the garage as presently design is a bit off in proportions pointing out that the gable end is short. He explained that elongating the structure results in a better proportioned roof shape and greater consistency with the main house. He reviewed photos of the existing landscaping in the area of where the pool is proposed and where the new driveway will be extended. He noted that a shed for the pool equipment will be incorporated into the garden wall at the southwest corner of the pool enclosure and will serve as a landscape folly. He reviewed the elevations of the garage noting the proposed changes. He showed views of the altered garage/pool house structure from the house noting that the changes make the structure appear more domestic in character, and less utilitarian. He stated that all of the materials will match the existing materials and will include true divided lite windows and carriage doors. He noted that the homeowners are meticulous with respect to detailing. Craig Bergmann reviewed the landscape plan. He stated that relocating the garage doors to the south elevation results in an improved end product. He explained that as originally approved by the Commission, garden walls were used to reduce the views of the motor court from the street. He stated that by relocating the garage door to the south elevation and maintaining the existing grades, the driveway is set lower, making it less prominent from Barberry Lane. He explained that locating the garage doors on the west elevation would have impacted the trees and would be visible to the neighbor to the west. He added that keeping the driveway at the lower grade preserves the trees. He noted that the opening in the garden wall toward Barberry Lane will be closed as a result of the conversion of the motor court to a pool. He noted that a hedge will soften the wall from the street view and that the intent is to have the garden wall essentially become a green wall. He noted that locating the pool in the motor court limits the size of the pool, but avoids locating the pool in the back yard and preserves the large Burr Oak trees. Ms. Czerniak offered a correction to the staff report clarifying that the existing garage doors are on the east elevation, where the pool house is now proposed. She noted that three letters in support of the project were received from neighboring property owners and were provided to the Commission. She stated that findings in support of the petition are detailed in the staff report. In response to questions from Commissioner Travers, Mr. Bergmann clarified that the existing motor court is impervious noting that there is asphalt under the gravel. He acknowledged that the information regarding impervious surface in the packet materials was not clear. Historic Preservation Commission Minutes January 28, 2015 - Page 3 Mr. Rajkovich confirmed that about 200 square feet of impervious pavement will be added to the site due to the pool shed and the spa area. In response to questions from Commissioner Travers, Mr. Bergmann explained that pervious pool decks do not function well. Commissioner Travers commended the petitioner for reaching out to the neighbors. He noted the letters of support for the project that were received. In response to questions from Commissioner Travers, Mr. Rajkovich confirmed that the property owner contacted the neighbor to the west. He explained that the neighbor expressed concern about the possibility of garage doors on the west elevation and as a result, the plan locating the garage doors on the south elevation was developed and is presented for approval. He stated that the proposed design does not impact anyone off of the site. In response to questions from Chairman Pairitz, Mr. Bergmann confirmed that the driveway extension will be at the same grade as the existing ground. He stated that a grade change in that area would impact the root zones of the large spruce. In response to questions from Commissioner Alfe, Mr. Bergmann confirmed that the pool enclosure requirements will be met with the garden wall. He stated that there will be a self-locking gate in the wall . In response to questions from Commissioner Athenson, Mr. Rajkovich acknowledged that the garage space will be reduced. He stated that the owners determined that having some pool house space as part of the garage was worth giving up space for an additional car. He confirmed that true divided lites will be used to match the existing windows and that the roof will be slate. In response to questions from Commissioner Wheeler, Mr. Rajkovich confirmed that the garden wall is 5 feet in height. He reviewed the location of the wall in relation to the house, the pool and the pool equipment shed. Commissioner Wheeler agreed that adding length to the garage is a good solution. Hearing no further questions, Chairman Pairitz invited public comment. Hearing none, he invited final questions and comments from the Commission. Commissioner Athenson stated that the project is well thought out and will enhance the property. She commended the high quality of materials that are being used. Historic Preservation Commission Minutes January 28, 2015 - Page 4 Commissioner Preschlack agreed with Commissioner Athenson’s comments and stated support of the project. In response to questions from Commissioner Travers, Ms. Czerniak confirmed that a building scale variance of 172 square feet is requested. Commissioner Travers noted that the Commission serves in an advisory role to the Council on building scale variances noting that the Commission may recommend approval of a building scale variance if the project is consistent with the design standards and the variance criteria. Hearing no further comments, Chairman Pairitz invited a motion. Commissioner Travers made a motion to recommend to the City Council that a Certificate of Appropriateness and a building scale variance be granted for the project as presented to the Commission. He stated that the motion is based on the findings in the staff report and incorporate the comments and deliberations of the Commission and the testimony presented at the public hearing as additional findings. He stated that the building scale variance allows a 3% overage, up to 172 square feet. He stated that the approval is subject to the following conditions of approval. 1. Plans submitted for permit must reflect the project as presented to the Commission. If any modifications are proposed, plans detailing the areas of change must be submitted 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. 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. 3. Grading on the site should be kept to the absolute minimum necessary to meet good engineering practices and to properly direct drainage. 4. Prior to the issuance of a building permit, a materials staging and construction vehicle parking plan must be submitted to the City for review and will be subject to City approval in an effort to minimize and manage impacts on the neighborhood during construction and to minimize impacts on trees intended for preservation. 5. 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, rules, and regulations. Commissioner Preschlack seconded the motion and the Commission voted 6 to 0 Historic Preservation Commission Minutes January 28, 2015 - Page 5 approve the petition. 4. Consideration of a request for a Certificate of Appropriateness for the Deerpath Inn, 255 Illinois Road, to approve the demolition of the garden room and construction of a replacement conservatory, modifications to the east entrance, landscape and hardscape enhancements and signage updates. No variances are requested. Owner: Lake Forest Investments, LLC Representative: Mark Knauer, Knauer Incorporated Craig Bergmann, Landscape Architect Chairman Pairitz asked the Commission for any conflicts of interest or Ex Parte contacts, hearing none; he invited a presentation from the petitioner. Mr. Knauer introduced the petition. He reviewed that at the last meeting, the Commission approved the restoration of the façade, windows, stone, brick, wood trim, stucco, and copper gutters. He noted that some additional components of the project which were introduced at the last meeting are now presented to the Commission for action. He reviewed the proposed replacement of the Garden Room. He provided photos of the existing conditions. He noted that the existing Garden Room obscures the arches in the main dining room. He stated that the existing Garden Room will be demolished. He reviewed the replacement structure noting that it is an English conservatory, a design that is compatible with the architecture and detailing of the historic Inn. He stated that like the Garden Room, the space will be used for dining and will have a capacity similar to the existing space. He noted the challenge of concealing the air handling equipment from the garden and from the rooms above. He explained that the equipment will be screened by a parapet wall and that the mechanical units will be custom made. He explained that the parapet will be clad in the same metal as the windows and have detailing to tie it together with the building. He stated that the goal is to achieve an English conservatory look. He reviewed the areas of glass in the conservatory and a section including the parapet. He pointed out the wood trellis roof over the conservatory and the planting area with decorative finials around the parapet. He noted that the four doors of the conservatory align on center with the arched windows for continuity of design and traffic flow. He reviewed the changes proposed to the entrance to the bar on the east elevation of the building, near Bank Lane. He stated the intention to replace the existing awning structure over The Bar entrance and presented photos of the existing conditions. He noted that here too, historic windows are obscured and will be opened up to view with the proposed changes. He noted that a more permanent entry structure is proposed. He described the proposed structure noting the use of heavy timber with the same proportions as the lintels over the historic windows and the faux half timbering on the building. He noted that a copper roof is proposed, with copper gutters and downspouts, as well as lattice for plantings. He reviewed the elevation noting the new light fixture which will be visible from the Hearth Room and from the street. He noted that a portion of the Historic Preservation Commission Minutes January 28, 2015 - Page 6 existing roof structure will be cut back and reviewed a section through the proposed entrance. Mr. Bergmann stated they were asked to look at the landscaping on the property. He commented first on the plan to integrate the parking lot on the east side of Bank Lane with the Deerpath Inn since it is part of the property. He reviewed plans for connecting the two with a pedestrian friendly link across Bank Lane. He reviewed other areas of focus for landscape enhancement: the central courtyard, the foundation along Illinois Road and the patio outside the bar. He reviewed plans for each area. He stated that the hardscape material at the front entrance, at the base of the steps, out to the curb, will be flagstone and reclaimed bricks to match the existing hardscape in that area. He stated that efforts will be made to retain the ivy on the front façade as the restoration work proceeds. He stated that it will be protected and as necessary, replanted. He noted that the existing retaining wall along the sidewalk will be articulated with piers. He stated that the planting palette is very simple, a combination of ground cover and boxwoods. He stated that efforts are being made to protect the remaining elms. He stated that the sickly maples will be removed. He reviewed the plans to enhance the patio at the east side of the Inn. He noted that with the link to the parking lot on the east side of Bank Lane, the area will have a different feel. He stated that there will be a pedestrian connection framed by a planted buffer. He stated the intent to use the same granite pavers used in Market Square, linking one icon to another icon. He stated that the old street bricks will be used for the patio surface to relate to the building. He stated that reclaimed brick meets accessibility requirements. He stated that the public sidewalk will remain concrete but a depressed curb will be added to ease the walk to the parking lot across Bank Lane. He stated that some decorative masonry will be added near the depressed curb. He stated that a free standing fountain is planned in the enhanced patio area. He noted that the existing materials on the patio will be removed noting that they are not consistent with the materials of the historic Inn. He noted the multiple purposes of this area: a secondary entrance to the hotel, the entrance to the banquet hall, year round entrance to The Bar and as a patio area. He stated that the area is intentionally being made more private for an intimate experience but at the same time, allows views from the public sidewalk and enhancing the streetscape. He provided some further details on the patio enhancements noting a free standing wall to support an outdoor fire place. He described the masonry columns proposed at the entrance to the patio noting that they will match the rough stone detailing on the old building and will be topped with terra cotta. He explained that the enclosure of the patio will appear as a continuation of the front foundation hedge. He noted that gates will be added to allow the area to be closed off for special events. He discussed the signage stating that the historic sign frame will remain. He stated the intent to add foundation plantings to soften the newer building, the banquet hall. He reviewed the plans for the interior courtyard noting that a portion of the space belongs to the condominium building to the west. He stated that the water feature will be modified to create a photo opportunity and a Historic Preservation Commission Minutes January 28, 2015 - Page 7 prominent feature. He stated that a hardscape treatment known by the English as “crazy paving” is proposed. He explained that this technique uses a combination of paving materials, a mix of flag stone or bluestone with the same brick used on the east terrace. He reviewed the Illinois Road streetscape commenting that the landscape plan proposes a wavy hedge of boxwood noting that the undulation will add to the streetscape view. He noted that a series of window wells, generators and condensers are all located along the front of the building and will be concealed with landscape. He reviewed the streetscape view from the east and noted the introduction of some new trees and appropriate signage. He noted how the sign will be incorporated into the landscape. Mr. Knauer provided some additional information on replacement signage stating that there are three signs on the Inn today and three signs are proposed. He provided an image of the new logo and stated that “Deer Path” will be consolidated back to one word as it was when the Inn originally opened. He explained that the icon for the new logo was found in the building, in the plaster in the stairwells. He reviewed the proposed design for each sign. He stated that the existing signs will remain, but will have new faces. Ms. Czerniak stated that the Commission is asked to approve the multiple components of the project presented. She noted that findings are provided in the staff report to support the demolition of the existing Garden Room, approval of the replacement conservatory, modification of the bar entrance, changes to hardscape and landscape, and replacement signage. She stated that initial discussions have occurred about authorizing Deerpath Inn to improve the public right of way on Bank Lane as proposed. She stated that there is likely a way to allow this to happen. She stated that the replacement signage is modest showcasing the historic building and the landscaping. In response to questions from Chairman Pairitz, Ms. Czerniak confirmed that the Commission heard an initial presentation on the replacement of the Garden Room in December, but did not take action at that time. In response to questions from Chairman Pairitz, Mr. Knauer confirmed that The Bar sign would be framed with wood like the main sign. In response to questions from Commissioner Preschlack, Ms. Czerniak confirmed that Bank Lane will remain open to traffic after the construction activity is completed. In response to questions from Commissioner Preschlack, Mr. Knauer clarified the new entrance to the bar as seen from a patron entering the bar. He confirmed that the stairs down to the bar will remain. In response to questions from Commissioners Wells and Preschlack, Mr. Knauer Historic Preservation Commission Minutes January 28, 2015 - Page 8 confirmed that the two posts for the gable structure are proud of the wall noting that pedestrians will be able to walk on both sides of the posts. He confirmed that the footprint of the entrance structure will not change. In response to questions from Commissioner Preschlack, Mr. Knauer explained that since the last meeting, additional information is available on the conservatory proposed to replace the Garden Room and how it will fit with the Inn. In response to questions form Commissioner Alfe, Mr. Knauer explained that the roof of the conservatory is aluminum and reviewed the details and profile. He stated that the color will be a dark, powder coated grey. He explained the roll down canopy on the conservatory noting that it will extend out 6 feet. He stated that it extends from under the gutter and noted that the transom windows will be covered when the awning is down. In response to questions from Commissioner Athenson, Mr. Knauer stated that the awning is for shade for people sitting outside and the first row of seating inside. He stated the conservatory also will have an interior shade. In response to questions from Commissioner Alfe, Mr. Bergmann stated that hedges of different heights will be planted and pruned to create the wavy hedge. In response to questions from Commissioner Athenson, Mr. Bergmann confirmed that the ramp from Bank Lane to the patio area will be an accessible ramp. In response to questions from Commissioner Athenson regarding the front awning, Mr. Knauer noted that as part of the December presentation it was explained that the awning will be replaced in kind. He stated that the side panels will be removed in the summer to open up the entrance. He confirmed that the existing lamp post on the patio will remain. In response to questions from Commissioner Preschlack, Mr. Bergmann stated that the configuration of the sidewalk will stay the same. He stated that no parking spaces are being lost. He confirmed the intent to keep Bank Lane open noting that it is important to the Deerpath Inn. Hearing no further comments from the Commission, Chairman Pairitz invited public comment. Hearing none, he invited final comments from the Commission. In response to questions from Commissioner Preschlack, Mr. Knauer explained that the newer stucco system will be repaired as needed, but not replaced. He stated that the stucco will be recolored to match the historic stucco. Chairman Pairitz suggested that ivy be added to hide the newer stucco. Historic Preservation Commission Minutes January 28, 2015 - Page 9 In response to a question from Chairman Pairitz, Mr. Bergmann explained that English ivy is evergreen and Boston ivy changes color, like at Wrigley Field. Commissioner Athenson stated that the plan is very well thought out. She stated that she is impressed with the work being undertaken to preserve the historic building and associated features. She stated support for the removal of the Garden Room. She stated that the replacement Conservatory seems very well thought out, detail ed, authentic and appropriate. She stated that the landscaping is well thought out and the courtyard enhancements near the Bank Lane corner will create a very intimate space. She stated support for the proposed connection between the parking lot and building. She suggested that some further consideration be given to opening up the front entry and making the architecture visible. She stated that the stucco in some areas detracts from the rest of the building. She noted that when the new and old stucco are painted, they will age differently. She commended the project overall. Commissioner Travers stated that he is delighted to see the owner of the Deerpath Inn investing in the property. Commissioner Preschlack stated support for the petition. He noted however that he is concerned about traffic but stated confidence that the issue can be addressed. Commissioner Wheeler stated support for the project. He stated that the proposed work will give the corner of Bank Lane and Illinois Road a sense of place. He agreed that ivy should be considered to hide the later addition and the EIFS. Chairman Pairitz agreed that the enhancements to Bank Lane are a good feature of the project. He stated support for the change in the pavement noting that it will personalize the entrance. He stated that it is a nice balance of public/private use of the space. He encouraged the City to not discourage this approach. He stated appreciation for the intent to customize the mechanical equipment on the conservatory and stated his hope that the execution will be as good as the intent. He invited a motion. Commissioner Travers made a motion to grant a Certificate of Appropriateness approving the various elements of the petition as presented to the Commission. He stated that the motion is based on the findings detailed in the staff report, and incorporates the testimony and the Commission’s deliberations as additional findings. He stated that the approval is subject to the following conditions: 1. Plans submitted for permit must reflect the project as presented to the Commission. If modifications are proposed, plans detailing the areas of change must be submitted and will be subject to review by staff, in Historic Preservation Commission Minutes January 28, 2015 - Page 10 consultation with the Chairman as appropriate, to verify that the plans are consistent with the intent of the Commission and the approvals granted. a. Staff is directed to carefully review the Conservatory to assure that proper screening of the mechanical equipment is provided. 2. Staff is directed to conduct ongoing inspections as the work progresses. The motion was seconded by Commissioner Athenson and was approved by the Commission in a 6 to 0 vote. OTHER ITEMS 5. Opportunity for the public to address the Historic Preservation Commission on non- agenda items. There were no additional public comments presented to the Commission. 6. Additional information from staff. There was no additional information presented by staff. The meeting was adjourned at 9:17 p.m. Respectfully submitted, Catherine J. Czerniak Director of Community Development