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HISTORIC PRESERVATION COMMISSION 2015/02/25 MinutesThe City of Lake Forest Historic Preservation Commission Proceedings of the February 25, 2015 Meeting A regular meeting of the Lake Forest Historic Preservation Commission was held on Wednesday, February 25, 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 Wells Wheeler, John Travers, Robert Alfe, Susan Athenson, Mary Ellen Swenson and Jim Preschlack Commissioners absent: None City staff present: Kate McManus, Assistant Planner and 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 January 22, 2014 of the Historic Preservation Commission. The minutes of the November 19, 2014 meeting were approved with an addition as requested by Commissioner Athenson and a clarification as requested by Commissioner Travers. The minutes of the January 28, 2015 were approved as submitted. 3. Consideration of a request for a Certificate of Appropriateness approving a one story addition to the rear of the residence at 425 Woodland Road. Owners: David and Avery Keller Representative: E. Austin DePree, 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. DePree introduced the petition by showing images of the location of the proposed addition and the existing site. He explained that the site is very private and secluded from its neighbors, so the view of the addition will be limited to passersby. He presented images of other houses in the neighborhood noting similar character and other colonial revival designs. He Historic Preservation Commission Minutes February 25, 2015 - Page 2 stated that the existing kitchen is very limited in space and the owners desire a mud room and casual dining space. He explained that the rear entry space will be built into the existing footprint and noted that the porch shutters will match the existing shutters. He explained that the east facade of the glass addition will consist of original details such as roof style and railing detail. He noted that a double hung window will be replaced with an entry door and the glass sunroom will not be visible from the public road. Ms. Herrera from Craig Bergmann Landscape Design explained there would be no changes to the existing driveway, patio or walkway. She noted that the landscape design is simple and complimentary to the house and site. She noted that the proposed changes include a bluestone walkway and the incorporation of an evergreen hedge which was designed to minimize the secondary entrance and to provide screening for an air conditioner and generator. She stated that the oak tree on site will be protected and that they will work with city’s arborist. She ensured that the design will retain the woodland setting. She stated that the existing stone walls will be replicated and the existing lattice fence removed to provide more green space. She commented that the proposed hedge will minimize the angle of the house and coach house as well as provide more screening of the front driveway. She added that the hedge will minimize the visibility of the new door and allow it to appear more like a window. Ms. Czerniak stated that the house is under the allowable square footage and noted that only 50% of the area covered by the ravine on site is used to calculate the allowable square footage. She stated that the staff report supports the petition adding that no variances are requested. In response to questions from Commissioner Alfe, Mr. DePree explained that the choice of the siding of the addition was determined by reviewing historic drawings and photographs of the house. He determined that the house’s architecture is eclectic with a variety of materials and clapboard siding would be an appropriate treatment for the addition. In response to questions from Commissioner Preschlack, Mr. DePree stated that the house is very representative of the colonial revival style. He explained that siding the addition in stucco did not seem appropriate and that it should not be bookended with other materials. He noted that Clapboard is more casual and appropriate to the secondary structure. He explained that there will be no impact to original historic elements because the addition will be added to a 1920s addition. He stated that there will be no impact to the original façade and added that the new sun room will align with window above and the scale of the addition will not compete with the original house. He explained that the owner intends to reside in the home for Historic Preservation Commission Minutes February 25, 2015 - Page 3 a long time and is not planning any future phases of construction. In response to questions from Commissioner Wheeler, Ms. Herrera ensured that there will be no impacts to the oak tree adding that root pruning will occur and they are very mindful of grading work. In response to questions from Commissioner Travers, Mr. DePree explained that the proposed railing on top of the addition is designed to mimic the railing on the north end of house. He explained that the railing is an architectural folly and that the flat roof is not intended to be used as a deck space. In response to questions from Commissioner Travers, Mr. Keller explained that they have no intention of using the addition as a 2nd story balcony. He stated that the existing railings are not up to code and there is no doorway to the space. In response to questions from Commissioner Travers, Ms. Herrera stated there will be no significant increase in impermeable surface area. In response to questions from Commissioner Travers, Mr. DePree said there will be approximately 300 feet total increase in impervious surface. Chairman Pairitz invited public comment. Linda Liang, representing the Lake Forest Preservation Foundation, asked for clarification of the materials proposed for the balustrade and posts. Hearing no further public testimony, Chairman Pairitiz invited a response to the public testimony from the petitioner. In response to public testimony, Mr. DePree clarified that the balustrade and posts will be painted wood. Chairman Pairitz invited final questions and comments from the Commission. Commissioner Athenson complimented the design of the addition and agreed that it is necessary to make the home more functional. Commissioner Wheeler complimented the design. Commissioner Travers complimented the comprehensive application package. Historic Preservation Commission Minutes February 25, 2015 - Page 4 Chairman Pairitz stated that he supports the project. Hearing no further comments, Chairman Pairitz invited a motion. Commissioner Preschlack made a motion to grant a Certificate of Appropriateness approving a one story addition to the rear of the residence based on the findings detailed in the staff report and incorporating the testimony and the Commission’s deliberations as additional findings. He noted that the approval is subject to the following conditions. 1. Plans submitted for permit must reflect the project as presented to the Commission, if any modifications are proposed as the result for further design development, 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. 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 Wheeler seconded the motion and the Commission voted 7 to 0 to approve the petition. 4. Consideration of a request for a Certificate of Appropriateness approving a one story addition to the rear of the residence at 338 E. Westminster as well as a building scale variance. Owners: Andrew and Regina Lind Representatives: Andrew Lind, 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. Lind, owner and architect, presented a model of the home and introduced the petition. He proposed a single story family room addition to the rear of the house. He explained that the addition would be adjacent to the kitchen to provide a space for eating, family activities, a screened porch, and sunroom. He noted that the addition will be only minimally visible from the sidewalk and blocked by evergreen trees on the southeast corner. He noted that overall, large trees screen the area of the proposed addition from the neighboring properties. He stated that the detailing of the addition is intended to match the house and to balance the massing. Ms. Czerniak stated that the petition requires a building scale variance noting Historic Preservation Commission Minutes February 25, 2015 - Page 5 that with the proposed addition, the house will exceed the allowable square footage by about 200 square feet. She confirmed that the visibility of the addition will be limited minimizing the impact of the additional square footage. She stated that the staff report presents findings in support of the petition and recommends a condition of approval to protect existing trees on the site. In response to questions from Chairman Pairitz, Ms. Czerniak confirmed that some of the historic design elements on the house increase the square footage. She noted that the garage is also factored into the building scale calculation. She confirmed that the house, as is exists today, is under the allowable square footage. In response to questions from Commissioner Travers, Ms. Czerniak stated that the increase in impervious surface area is approximately 300 feet. In response to comments from Commissioner Swenson, Mr. Lind explained that the drawings were based on installing 4 foot wide windows; but the largest standard window he can purchase is 3’5’’so the window openings will be smaller than proposed in the drawings. Commissioner Swenson stated she would like to see the windows in keeping with the rest of the house. In response to comments from Commissioner Athenson, Mr. Lind explained that the roof pitch was determined by the height of the existing porch roof pitch and that increasing the roof pitch would impact the 2nd floor windows. Commissioner Athenson proposed the idea of increasing the ceiling height to 9 feet. In response to questions from Commissioner Athenson, Ms. Czerniak stated that increasing the ceiling height to 9 feet would not likely be a significant increase to the square footage as calculated under the building scale provisions of the Code. In response to questions from Chairman Pairitz, Mr. Lind stated that he has resided in the home since 1992 and completed extensive renovation to the home. Chairman Pairitz invited public comment. Linda Liang, representing the Lake Forest Preservation Foundation, stated support for the project noting that the addition is well designed and Historic Preservation Commission Minutes February 25, 2015 - Page 6 compatible to the house and neighborhood. Chairman Pairitz expressed concern about the windows in the drawings being consistent with what is built. He proposed the Commission give some latitude to increasing the ceiling height as long as the design is kept and the balance of windows is consistent. He stated that the design is very well executed. Commissioner Athenson stated concerns that having 8 foot ceilings may compromise the design of the addition and encouraged trying to raise the height to 9 feet. Commissioner Preschlack encouraged the owner to find an appropriate solution to increase the ceiling height without flattening the roof. Ms. Czerniak offered that, if desired by the Commission, a condition of approval can be added requiring the window proportions to be further studied and refined as the final design is developed. Commissioner Travers explained that as long as a building scale overage is mitigated consistent with the criteria for a variance, it is very typical for the Commission to recommend a variance and for the City Council to approve it. Chairman Pairitz stated that the building scale provisions do not take into account historic design elements that result in additional square footage. In response to questions from Chairman Pairitz, Ms. Czerniak confirmed that the criteria for a building scale variance specifically provide for latitude in the case of historic properties. Hearing no further comments, Chairman Pairitz invited a motion. Commissioner Travers made a motion to grant a Certificate of Appropriateness approving a one story addition to the rear of the residence and a building scale variance based on the findings detailed in the staff report and incorporating the testimony and the Commission’s deliberations as additional findings. He noted that the approval is subject to the following conditions. 1. Plans submitted for permit must reflect the project as presented to the Commission with the following modifications. a. Further study shall be conducted of the ceiling height and window proportions. Historic Preservation Commission Minutes February 25, 2015 - Page 7 b. Plans detailing the areas of change from the plans presented to the Commission, 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 – No major trees are indicated as being impacted by this project. Prior to the issuance of a building permit, a Tree Protection Plan, to protect trees during construction, must be submitted and will be subject to review and approval by the City’s Certified Arborist. Commissioner Swenson seconded the motion and the Commission voted 7 to 0 to approve the petition. 5. Consideration of a request for a Certificate of Appropriateness approving Phase 2 of the restoration and enhancement of Market Square. Phase 2 includes: a. Northgate – Façade Restoration and Roof Replacement (675 Forest Avenue) b. Storefronts - Repair/Renovation (672 and 724 N. Western Avenue) c. Northcourt – Façade Repair/Modification, Hardscape Improvements/Amenities, Elevator Access (North side of Market Square) Owners: L3 Capital, LLC (Principals Michael Schreiber, Domenic Lanni, Timothy Phair, Greg Schott) Representatives: Eileen M. Schoeb, architect Chairman Pairitz asked the Commission for any conflicts of interest or Ex Parte contacts, hearing none; he invited a presentation from the petitioner. Ms. Schoeb introduced Michael Schreiber, property owner, Mike Fitzgerald, OKW Architects, Coleen Phillips, Mariani Landscaping, and Anne McGuire, McGuire Igleski & Associates. She provided an overview of work already completed to Market Square including the renovation of the skins of the buildings. She explained that work on the Northgate building, fronting on Forest Avenue, is an extension of that work. She explained that this building was built in 1917 as the Young Men’s Club and the building included a gymnasium on the top floor. She reviewed previous renovations to the building noting that originally, the structure had louvered metal windows, but in the 1980s, windows were reinstalled during the renovation completed by John Vinci. She noted that some original windows are still intact including smaller windows on the side elevations. She stated that the back of the building has been substantially infilled. She stated that the proposed work on the exterior includes masonry repair adding that it is anticipated that 25 percent of the tuck-pointing will need to be replaced or repaired. She noted Historic Preservation Commission Minutes February 25, 2015 - Page 8 that the limestone sills are deteriorating so they may need to be repaired. She stated that the existing lintels are concrete and in decent shape. She stated that there will be repair and restoration to the windows. She stated that the doors that are in poor shape will be replaced in like kind. She noted the doors that are not original to the structure, but were installed during the 1980s renovation. She stated that the windows will be repaired in place and that interior storms will be added to help with infiltration. She noted that the doors on north and south facades may need to be taken out for repair. She stated that the existing slate roof will be replaced as it reached its 100 year lifespan. She stated that it will be replaced consistent with the replacement that was completed in Market Square. She stated that the copper gutters will be replaced in kind. She noted that the cupola is galvanized metal and that more investigation of that element is needed once they are on site with a lift. She explained that the cupola was not originally copper but painted to look like copper. She stated that the woodwork and trim will be painted in the original color scheme identified. Ms. Czerniak stated that this component of the petition is very consistent with previous work completed in the square. In response to questions from Commissioner Athenson, Ms. Czerniak confirmed that Landmarks Illinois holds a façade easement on the Northgate building. In response to questions from Commissioner Athenson, Ms. Schoeb explained that information about the proposed work was presented to Landmarks Illinois and was found to be acceptable. She stated that Landmarks will be involved in reviewing future details of the work and mock ups. She explained that the previous owner decided that the structure was a unique property so they donated the easement in return for tax relief. In response to questions from Commissioner Swenson, Ms. Schoeb stated that so far, the 2nd story windows were inspected only from the interior. She noted that John Vinci did a nice job of replicating the original windows but stated that the wood used at that time was not as high in quality as the historic wood would have been. In response to questions from Commissioner Athenson, Ms. Schoeb stated that the paint colors will be consistent throughout the Square. In response to comments from Chairman Pairitz, Ms. Schoeb stated that a plan for awnings and signage will be presented to the Commission at a later date. She stated that the intent is to create a consistent look but allow for some flexibility. She clarified that the paint colors will be consistent with the Historic Preservation Commission Minutes February 25, 2015 - Page 9 historic colors previously presented to the Commission and in the same fashion as the historic paint scheme. In response to questions from Commissioner Athenson, Ms. Schoeb stated that there is no historic evidence of sculptures located in the alcoves on the north and south facades. She noted that those areas are currently painted green and the stucco was removed by the early 1930s. She stated that the alcoves will be repainted white to retain verticality but not to draw attention. She explained that there is no plan to put the whitewash back on the building because of maintenance issues. She noted that very early in the building’s history, the whitewash was removed. She stated that repairs to the stoops and other site work will be included in future phases. She stated that the alley doors will be replaced instead of being repaired because they are hollowed metal. She stated that it makes more sense to replace non-historic metal doors than to repair them. In response to questions from Commissioner Wheeler, Ms. Schoeb stated that she is unsure why the windows were bricked in on the east elevation. She noted that s ome of the windows were infilled in the 1930s and some Howard Van Doren Shaw drawings show bricked in windows. She stated that there are no plans to change or undo the bricked in windows. Commissioner Athenson emphasized the importance of keeping the paint colors consistent throughout the Square. She stated support for painting the alcoves white and eventually, repairing the stoops. Chairman Pairitz invited public comment. Linda Liang, representing the Lake Forest Preservation Foundation stated that the Foundation applauds the new owners for work recently completed and the future work that is planned. She stated that the proposed improvements will enliven the space. Hearing no further comments, Chairman Pairitz invited a motion. Commissioner Travers made a motion to grant a Certificate of Appropriateness approving the restoration and repair of the Northgate building on Forest Avenue based on the findings detailed in the staff report and incorporating the testimony and the Commission’s deliberations as additional findings. Commissioner Travers noted that the approval is subject to the following conditions. 1. Plans submitted for permit must reflect the project as presented to the Commission, if any modifications are proposed as the result of further design Historic Preservation Commission Minutes February 25, 2015 - Page 10 development, 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. 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 Swenson seconded the motion and the Commission voted 7 to 0 to approve the petition. Ms. Schoeb introduced the storefront renovation component of the petition explaining that the two storefronts are different in shape and appearance. She stated that the proposed restoration and repair of the storefronts is intended as a model for future treatments of storefronts. Ms. Schoeb reviewed the storefront where Food and Wine was formerly located and presented the original drawings with transoms and prismatic glass. She explained that during investigation, the plywood was removed and the original transoms were found still intact. She added that the wood sash above door was also intact with its original mechanism. She pointed out that the storefront was originally not centered and added that a granite base was installed at a later date and a masonry wall infilled both of which are in bad condition. She explained that during the restoration, the transoms and prismatic glass will be uncovered, but noted that the glass may be damaged. She stated that the original copper panning is intact and noted that a later aluminum storefront and structural steel element will be removed and new metal will be installed behind the existing copper. She noted that the glass window must be separated to meet Code requirements. She stated that the storefront will be cleaned and repainted and a new wood door will be installed noting that the existing door is not original. Ms. Schoeb described the existing condition of the1890s storefront located at 724 Western Avenue. She stated that the storefront was stripped of paint last fall. She noted that the existing cast iron detailing continues up to the ceiling however, the glass and framing is not intact. She stated that a new aluminum storefront was installed later. She stated that the restoration proposes to expose the cast iron detailing and rebuild the limestone base to match historic limestone. She explained that the new aluminum storefront will be tucked behind the cast iron element. She noted that in the future, this work may be replicated on the storefront to the north. She stressed that this storefront is different from others in Market Square because it is a 1890s storefront, predating Market Square. Historic Preservation Commission Minutes February 25, 2015 - Page 11 Ms. Czerniak explained that these two storefront restorations will serve as pilot projects for future storefront restorations. In response to questions from Chairman Pairitz, Ms. Czerniak clarified that criteria or guidelines for future storefront renovations may be developed based on the outcome of these two projects. She suggested that the work could be assessed after it is completed and from that, guidelines for other storefront restorations could be developed. She stated that as long as the guidelines are followed, each storefront would not need to come before the Commission. In response to questions from Commissioner Preschlack, Ms. Schoeb explained that there are common elements found in many of the storefronts, so the restoration work proposed could set a pattern for future storefront restorations. She noted that the common elements include original transoms which would be uncovered and any original Howard Van Doren Shaw elements which would be restored, if at all possible. She stated that the storefront glass is generally not original. She noted that Landmarks Illinois has a guide about Shaw’s storefronts which would be used to guide the work. She added that basement level windows are also a common element but noted that not many are intact. She stated that these windows will be restored if possible, or replaced sensitively. In response to questions from Commissioner Swenson, Ms. Schoeb explained that elements which are not original are often replaced rather than repaired. She noted that it is a balancing act of keeping existing elements but replacing elements that can cause greater damage. In response to questions from Commissioner Athenson, Ms. Schoeb stated that there is some original hardware in the interior of the space and several different types of hardware used throughout Market Square. She explained that where doors are being replaced, the new hardware will replicate what would originally have been there. She pointed out that some existing hardware is run of the mill, so the replacement will match the original time period and style. She stated that images of proposed hardware will be submitted upon permit application. She explained that the cast iron elements on the 1800’s storefront are original and very unique. She stated that they will be painted charcoal to stand out noting that the cast iron columns are actual structural columns. She stated that the neighboring Einstein’s storefront will not be touched during this renovation. She explained that the1890s transoms were just open glass and prismatic glass was a later treatment which was designed to allow more light into the back of store. She stated that the original signage would have been painted onto the window in a 1890s storefront. Historic Preservation Commission Minutes February 25, 2015 - Page 12 In response to questions from Commissioner Wheeler, Ms. Schoeb confirmed that the prismatic glass at the base of Einstein’s is not original to that storefront. She confirmed that the intent is to eventually restore the Einstein’s storefront to match the storefront renovation now proposed next door. In response to questions from Commissioner Athenson, Ms. Schoeb stated that the iron vestibule floor will be cleaned and investigated further. She stated that the steps will be left as is, if possible. Chairman Pairitz invited public comment. Hearing none, Chairman Pairitz invited a motion. Commissioner Preschlack made a motion to grant a Certificate of Appropriateness approving the restoration and repair of storefronts located at 672 and 724 Western Avenue based on the findings detailed in the staff report and incorporating the testimony and the Commission’s deliberations as additional findings. He noted that the approval is subject to the following conditions. 1. Plans submitted for permit must reflect the project as presented to the Commission, if any modifications are proposed as the result of further design development, 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. 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 Wheeler seconded the motion and the Commission voted 7 to 0 to approve the petition. Mr. Fitzgerald introduced the proposed enhancements to the alley north of Market Square, Northcourt. He explained that up until now, most of the work has consisted of restoration and preservation but in this area, the space will be transformed from a service alley into a public space. He explained that a pedestrian arcade is proposed to connect the Square to Northcourt, similar to the Southcourt arcade. He noted that a pair of doors will be removed, similar to what was done in Southcourt, and the interior of the arcade will be stained trim and stucco. He explained that display windows are planned in the arcade. He reviewed other details of the proposed arcade including a limestone base for durability, arching wood brackets consistent with the originals, and lanterns that will be transparent and delicate. He stated that Historic Preservation Commission Minutes February 25, 2015 - Page 13 Shaw’s contemporaries were the inspiration for the fixtures. He stated that various repairs, replacement, and repainting will occur on the north façade. He explained the proposal to infill stairways and balconies since improved, alternative access will be provided and to allow the opportunity to expand interior space. He explained that they are developing options for this façade. He reviewed three lighting concepts: a decorative lamp post similar to others in the Square, a wall mounted light and, lighting at exit doors to meet Code requirements. He stated that some utilities will be relocated or be buried. He stated that the hardscape will be a combination of brick paving with asphalt infill. He explained that garden walls are proposed to create enclosed spaces. He explained that the Northcourt area is much different in scale than the Southcourt. He noted that a gateway arch is proposed from Bank Lane as an entry to the alley area. He reviewed preliminary landscape concepts noting that plantings are proposed along the sides of the alley. He added that the garden wall will include metalwork to be transparent, but to also give a sense of enclosure and will be broken with a gate in center to provide another connection to the space. In response to questions from Commissioner Travers, Mr. Fitzgerald clarified that the creation of the new arcade will require removal of the existing doors to the second floor as well as the steps. In response to questions from Commissioner Preschlack, Mr. Fitzgerald explained that the gate will be operable but closed most of the time except during special events. He explained that the proposed arch at Bank Lane is similar, but not identical to the one in Southcourt. He pointed out that the proposed arch will have a dropped lantern as opposed to a finial on top of the arch. He provided further detail on the garden walls noting that there will be outdoor seating and trees. He stated the intent to create a European feeling space that will be shared by pedestrians and vehicles noting that vehicles will travel at very low speeds. Hearing no further questions on the proposed modifications to the north façade and the north alley area, Chairman Pairitz invited a presentation on the proposed elevator and stairway. Mr. Fitzgerald reviewed the proposed location of an elevator structure. He explained that the location was selected because it is centrally located and can serve the 2nd floor and the new pedestrian courtyard. He stated that the new element will contain a stair access, elevator, lobby, and possibly a public restroom. He reviewed two preliminary design concepts: a masonry structure with punched windows, like the rest of the rear elevation and the second, a more transparent structure of wood post/beam with glass and a pyramidal roof. Historic Preservation Commission Minutes February 25, 2015 - Page 14 In response to a request from Chairman Pairitz, Ms. Czerniak reviewed the action items before the Commission at this time noting that some items are ready for Commission action and others are presented for direction. In response to questions from Chairman Pairitz, Mr. Schreiber stated that they are currently working on relocating garbage services out of the alley. In response to questions from Commissioner Preschlack, Ms. Schoeb stated that the design of the elevator element is underway. She asked for Commission direction on the proposed footprint of the element at this time. In response to questions from Commissioner Alfe, Mr. Schreiber stated that some service vehicles, at certain times of day and with special permission, may park in the alley. He stated that they will encourage deliveries at the front of the stores. He stated that tenants will park off site. In response to questions from Commissioner Preschlack, Mr. Fitzgerald reviewed the preliminary elevator element dimensions, approximately 18 feet by 9 feet. He stated that the element will not compete with the Sun Dial Tower. Commissioner Athenson stated that the character of Northcourt is much different than Southcourt and more utilitarian. She questioned whether it will be inviting. She encouraged the petitioner to keep the stairs and balconies open to retain the residential feel and complimented the proposed open design of the elevator element. Commissioner Preschlack acknowledged that Northcourt is a different situation than Southcourt and stated that difference may be acceptable. Chairman Pairitz stated that this project is a great opportunity for the City. He suggested that the petitioner consider the design of the elevator element to ensure that it does not compete with the Sun Dial Tower. He suggested consideration of breaking up the façade a bit especially if doors and windows are infilled. In response to questions from Commissioner Swenson, Ms. Schoeb stated there are no plans to change the rear elevations of storefronts on Western Avenue at this time, but acknowledged that may be considered in the future. In response to questions from Chairman Pairitz, Ms. Schoeb confirmed that flower boxes will be added to the balconies similar to Southcourt. Historic Preservation Commission Minutes February 25, 2015 - Page 15 In response to questions from Commissioner Swenson, Ms. Schoeb confirmed that many utilities will be relocated and reviewed the design intent, to transform the industrial-looking space to a European-like streetscape, Commissioner Wheeler expressed concern that it will be more difficult to create a sense of place in Northcourt than in Southcourt. In response to questions from Chairman Pairitz, Mr. Schreiber stated that some of the tenants are very interested in using the alley space. Chairman Pairitz invited public comment. Hearing no comments, and no further questions from the Commission, he invited a motion. Commissioner Travers made a motion to 1) grant a Certificate of Appropriateness for the creation of a pedestrian arcade on the north side of Market Square, between Forest Bootery and Jolly Good Fellows, 2) continue consideration of the façade modifications to the north elevations of the buildings fronting on the Northcourt Alley, 3) continue consideration of the overall improvements to the Northcourt alley; and 4) continue consideration of the new elevator/stairway element with an indication of support for the proposed location of the element. He stated that the motion is based on the findings detailed in the staff report and incorporating the testimony and the Commission’s deliberations as additional findings. He noted that the approval is subject to the following conditions. 1. Plans submitted for permit must reflect the project as presented to the Commission, if any modifications are proposed as the result for further design development, 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. A Demolition Plan detailing the materials to be removed to create the pedestrian arcade. 3. A detailed plan of the work associated with creating the pedestrian arcade. 4. A detailed hardscape plan reflecting materials and areas of transition. Prior to installation, a mock-up the materials shall be put in place on site for review and approval by the City. 5. Prior to removal of materials to create the pedestrian arcade, infill stairways and balconies on the north façade and enhancements to the Northcourt alley, digital photo documentation shall be submitted to the City and staff shall determine that the photos sufficiently reflect the pre-construction conditions. The photo documentation shall be retained in the City archive files and made available to the Lake Forest/Lake Bluff Historical Society. Historic Preservation Commission Minutes February 25, 2015 - Page 16 6. 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 Alfe seconded the motion and the Commission voted 7 to 0 to approve the petition. OTHER ITEMS 6. Opportunity for the public to address the Historic Preservation Commission on non-agenda items. There were no additional public comments. 7. Additional information from staff. The meeting was adjourned at 9:47 p.m. Respectfully submitted, Kate McManus Assistant Planner