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HISTORIC PRESERVATION COMMISSION 2015/03/25 MinutesThe City of Lake Forest Historic Preservation Commission Proceedings of the March 25, 2015 Meeting A regular meeting of the Lake Forest Historic Preservation Commission was held on Wednesday, March 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 John Travers, Robert Alfe, Susan Athenson, Wells Wheeler, and Jim Preschlack Commissioners absent: Mary Ellen Swenson 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 February 25, 2015 of the Historic Preservation Commission meeting. The minutes of the February 25, 2015 meeting were approved with additions as requested by Commissioner Athenson. 3. Consideration of a request for a Certificate of Appropriateness approving a garage addition to the front of the residence and modification to the driveway at 921 Hawthorne Place. Owners: Roberto Perez Representative: John Krasnodebski, 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. Krasnodebski introduced the project explaining that the goal of the project was to add onto the existing front loaded garage. He explained that the proposed addition does not require a building scale variance and is well under the allowable square footage. He stated that the addition will be consistent with the existing house and materials matching the existing brick and windows. He noted that the new garage will have 2 carriage doors in place of a single garage door, which will be a dramatic improvement to the home. He stated that adding an octagonal window under the gable of the addition will balance the façade and will complement the gable at the north end of the façade. He showed images of the streetscape noting that the street is wooded and properties are generally set back from the road. He stated that neighboring properties seem to Historic Preservation Commission Minutes March 25, 2015 - Page 2 be supportive of the project. He explained that existing windows on the garage will be salvaged and reinstalled in the new addition. He explained that an existing garden wall south of the garage will be shortened slightly. He explained that in order to access the new garage, the back-out area will be shifted approximately 5 feet closer to the road. He stated that landscaping will be added to provide screening of the back-out area. He explained that the roof slope of the proposed addition is very similar to the existing gable on the house. He stated that the proposed project meets the requirements of the City’s historic preservation ordinance. Ms. McManus stated that the proposed addition is consistent with the existing house and noted that findings in support of the project are included in the staff report. In response to questions from Commissioner Travers, Mr. Krasnodebski stated there would be a slight increase in impermeable surface area of approximately 500 feet. In response to questions from Commissioner Preschlack, Mr. Krasnodebski stated that the garage height and roof shape were established in order to keep the façade balanced. He explained that the proposed roof line is below the existing roof line and is consistent with the existing gable. In response to questions from Commissioner Athenson, Mr. Krasnodebski stated that the addition could not be added to the rear of the house because there is a relatively large porch with an outdoor kitchen, pool, and grill. He added that the City Arborist will review the potential impacts to trees. In response to questions from Commissioner Wheeler, Mr. Krasnodebski explained that the proposed garage will not extend as far out as the garages on neighboring properties. Chairman Pairitz invited public comment, hearing none, he invited comments from the Commission. Commissioner Travers complimented the project and asked that a correction be made in the staff report to modify the findings related to Standard 17. He directed that the finding should read “This standard is met. The garage addition preserves the integrity of the house. Chairman Pairitz provided a comment on the driveway configuration encouraging the petitioner not to extend the driveway to the corners of the garage in order to allow for plantings. Hearing no further comments, Chairman Pairitz invited a motion Historic Preservation Commission Minutes March 25, 2015 - Page 3 Commissioner Travers made a motion to grant a Certificate of Appropriateness approving a garage addition to the front of the residence and modification to the driveway 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. Any modifications to the plan shall be consistent with the plans presented to the Commission and consistent with any direction or conditions of approval established by the Commission. Final plans shall be submitted for review and verification of compliance by staff, in consultation with the Chairman as appropriate, prior to submitting a complete application and plans for a building permit. 2. Detailed information on the proposed windows shall be provided with the building permit application to confirm the muntin profile, material and overall design are consistent with the original windows on the house. 3. Driveway modification should minimize the footprint of the back out area to the extent possible. The back out area is not permitted to be used for parking since it is located in the front yard setback. 4. A landscape plan shall be submitted prior to the issuance of a building permit for review, and subject to approval, by the City Arborist. The Arborist shall confirm that the plan shows existing and proposed landscaping to adequately screen views of the back out area from the streetscape. Commissioner Preschlack seconded the motion and the Commission voted 6 to 0 to approve the petition. 4. Consideration of a request for a Certificate of Appropriateness approving modifications and enhancements to the north building facades and the North alley in Market Square. Owners: L3 Capital, LLC (Principals Michael Schreiber, Domenic Lanni, Timothy Phair, Greg Schott) Representative: Mike Fitzgerald, Principal, OKW Architects, Inc. and Eileen Schoeb, Associate Principal, OKW Architects, Inc. Chairman Pairitz 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 design team and explained that the petition was previously before the Commission and the team has responded to the Commission’s comments and concerns. He reviewed the previously presented work on the alley and the proposal to infill stairways and as necessary, the 2nd story balconies. He explained that in response to comments from the Commission, the infill windows are now set back by approximately 12 inches and Historic Preservation Commission Minutes March 25, 2015 - Page 4 flower boxes have been added. He stated that other refinements since the last meeting include adding transom windows and paneling to the entryway infills. He explained that the door stoops will be reduced in size to allow for landscaping on either side of the doors. He stated that the lighting has been simplified noting that 2 types of lighting are proposed instead of 3 as previously presented. He explained that paint colors for trim and details will be consistent with the existing storefronts in Market Square. He presented computer renderings of what the alley could look like with future storefronts opening up onto the alley. In response to questions from Commissioner Travers, Mr. Fitzgerald stated that he had not considered projecting the infill windows out rather than recessing them. He stated that the focus and intent of the design was to maintain a sense of openness and void. Commissioner Preschlack stated that it is difficult to provide input when the first floor of the alley may change and evolve. In response to questions from Commissioner Preschlack, Mr. Fitzgerald stated that the goal of the current petition is to bring the stairs to the second floor up to code and to infill the west-most balcony to house a needed stairway. He explained that if a tenant requests infill of a balcony, the design presented to the Commission would be the method in which the balconies would be infilled. In response to questions from Commissioner Athenson, Mr. Fitzgerald stated that one tenant currently has plans to open the back of the business onto the alley which may lead to more interest from other tenants to do the same. He stated that new tenants will be encouraged to take advantage of the courtyard space, which will bring more activity to the courtyard and alley. In response to Commissioner Preschlack, Ms. Czerniak stated that any future storefront alterations that are proposed would be reviewed by the Commission unless the standards are developed and approved by the Commission in the future which could allow for review at the staff level. In response to a question from Commissioner Athenson, Ms. Schoeb confirmed that the proposed infill of the windows will be reversible. She explained that double hung windows are proposed because of the residential character. In response to a question from Commissioner Wheeler, Ms. Schoeb confirmed that the enclosed balconies will be conditioned space. In response to questions from Commissioner Athenson, Ms. Schoeb explained that the proposed windows are set back as far as possible and will read as black during the day. Mr. Fitzgerald added that recessing the doors further would be difficult and would Historic Preservation Commission Minutes March 25, 2015 - Page 5 expose the existing tongue and groove siding and cast iron. In response to comments from Commissioner Preschlack, Mr. Fitzgerald stated that the west-most balcony needs to be enclosed to accommodate a stairway, but the other balconies will be infilled only at the tenant’s request or to meet safety needs. In response to questions from Commissioner Athenson, Ms. Schoeb stated that the balconies will not be enclosed until a tenant requests the infill. In response to questions from Commissioner Pairitz, Ms. Schoeb confirmed that a new exit stairway is proposed at the west end of the north elevation. She explained that the stoop will need to be handled differently if used as an egress stair. She explained that the door will swing out into the alley but landscaping will prevent conflicts with cars. In response to questions from Commissioner Alfe, Mr. Fitzgerald stated that strategic use of doors, lighting, paint, and landscaping is intended to draw the eye away from the differing brick and glass block types on the rear of the building facades. Ms. Schoeb added that Mariani Landscape will maintain the courtyard landscaping, as is the case in the south courtyard. Ms. McManus stated that the petition was continued from a prior meeting and the petitioner has responded to the Commission’s comments and concerns. She stated that approval of the petition includes the infill of entryways and balconies as well as previously presented enhancements including landscaping, hardscaping, lighting, and the introduction of an entry arch and garden wall. Chairman Pairitz invited public comment. Fred Moyer, representing the Lake Forest Preservation Foundation, stated his enthusiastic support for the project and complimented the Commission’s discussion and questions. Commissioner Athenson asked that further consideration of recessing the entryways be given in order to retain the alley’s residential character. She complimented the level of thought and detail put into the petition. Commissioner Preschlack stated his support of the petition which allows some flexibility and options to tenants. Commissioner Wheeler complimented the project and stated that the alley has its own distinct character. Historic Preservation Commission Minutes March 25, 2015 - Page 6 In response to a question from Commissioner Wheeler, Ms. Schoeb explained that the fire access door will eventually be relocated to a common area. Hearing no further comments, Chairman Pairitz invited a motion Commissioner Travers made a motion to grant a Certificate of Appropriateness approving modifications and enhancements to the north building facades and the North alley in Market Square 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. Prior to the issuance of a building permit, staff, in consultation with the Commission Chairman as appropriate, is directed to review the plans and materials submitted for permit, and to view on site mock-ups as they are put in place, to confirm that the details of the work and the materials are consistent with the representations made to the Commission at the public hearing. In particular, the materials submitted shall include, but not be limited to: a. A detailed Lighting Plan and details of all light fixtures. Light fixtures shall be consistent with existing light fixtures in Market Square. Any new fixtures shall screen the source of the light to minimize light spillover and focus light in the intended area to respect the “dark sky” character of the community. b. Refined detail of the fence and gate. Detailing, forms and materials shall be consistent with the character of Market Square. c. 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. 2. Staff is directed to conduct ongoing inspections as the work progresses. Commissioner Preschlack seconded the motion and the Commission voted 6 to 0 approve the petition. 5. Request for Input and Guidance on Modifications to the Design Guidelines for Awnings and Signage as they apply to Market Square and the Associated Buildings in Common Ownership. Mr. Fitzgerald introduced a proposal to revise the design guidelines for awnings in Market Square. He presented historic photos of Market Square explaining that Howard Van Doren Shaw’s original drawings did not include awnings. He explained that based on the photos found, historic awnings were generally light colored with stripes. He stated that in developing the proposed revised guidelines, the City Code requirements for awnings were reviewed and followed for the most part. He explained that the proposed guidelines will allow different approaches to awnings depending on the storefront’s location in Market Square. Historic Preservation Commission Minutes March 25, 2015 - Page 7 He noted that there are 2 awning options for Market Square ‘proper’ which include 2 bracket options and 2 fabric options. He stated that awnings on storefronts on the Marshall Field’s building will all be consistent in awning type and color. He explained that awnings on the Northgate building would be standardized with the same type of bracket. In response to questions from Commissioner Athenson, Mr. Fitzgerald stated that his firm completed substantial research on operable awnings and was not able to identify acceptable hardware for operable awnings. Commissioner Athenson noted her concern that inoperable awnings may detract from the architecture of the buildings. In response to questions from Commissioner Preschlack, Ms. Schoeb stated that her client has spoken with tenants and the majority of the tenants are not interested in adding awnings to their storefronts. Mr. Fitzgerald added that most of the private clubs in the area use fixed awnings. In response to questions from Commissioner Athenson, Mr. Fitzgerald stated that the required color schemes are still being developed. In response to questions from the Commission, Ms. Czerniak suggested that the Commission provide input and guidance on awning colors noting that would be incorporated into the revised design guidelines. She explained that the Commission will be presented with the revised guidelines, at a future meeting, for review and approval. She explained that future proposals for awnings that are consistent with the guidelines could then be approved at the staff level similar to how signage is handled today. In response to a question from Commissioner Alfe, Mr. Fitzgerald confirmed that awnings will not have a scalloped edge. Mr. Fitzgerald reviewed proposed changes to the design guidelines for signage in Market Square. He reviewed the 5 types of signage proposed and the proposed requirements and limitations for location, text and logos. He provided photo shopped images of potential sign options and locations explaining that the proposed horizontal signs and awning signs are consistent with the current guidelines. He explained that the standards for windows signs would allow a maximum of 3 words as currently permitted. He introduced projecting (blade) sign as a new signage type. He noted that projecting signs would be limited to specific locations in Market Square. He stated that a couple options for bracket designs are proposed. He added the guidelines will allow a tenant to display up to 3 sign types on a storefront. Chairman Pairitz stated that tenants should be encouraged to vary the sign types Historic Preservation Commission Minutes March 25, 2015 - Page 8 to avoid redundancy. In response to a question from Commissioner Alfe, Mr. Fitzgerald stated that they had not considered if 2 of the same sign types would be permitted on a single storefront or how they would be counted toward the 3 sign maximum. He stated the intent to give some flexibility based on locations and storefront configurations. Commissioner Preschlack stated his concern that there could ultimately be too many projecting signs. In response to a question from Chairman Pairitz, Mr. Fitzgerald clarified that signage guidelines are for 1st floor tenants only. Commissioner Athenson expressed concern for setting a precedent by allowing projecting signs. She stated that projecting signs are not necessary for advertisement and that wall signs sufficiently identify storefronts to pedestrians. Chairman Pairitz stated that he is supportive of allowing some freedom to tenants as long as the final product if acceptable. He stated that some projecting signs may be acceptable, but a proliferation would not be acceptable. In response to statements from Commissioner Athenson, Mr. Fitzgerald noted that projecting signs are useful for advertising to pedestrian traffic, more so than to automobile traffic. In response to questions from Commissioner Athenson, Chairman Pairitz explained that the goal of the petition is to develop a standard so that proposed signage that meets the City Code will not need to be reviewed by the Commission. In response to statements from Commissioner Preschlack, Ms. Czerniak stated that regulating the number and locations of projecting signs in the guidelines and Code, may lead to a fairer approval process than reviewing and approving projecting signs individually. Commissioner Athenson stated that mockups are very helpful and that a site visit or workshop for the Commission may be helpful. In response to the Commission’s comments, Mr. Fitzgerald agreed to consider further limiting the opportunities for projecting signs. Commissioner Preschlack expressed hesitancy about permitting projecting signs. Commissioner Athenson noted that projecting signs may be more appropriate for storefronts on Bank Lane where visibility is limited than in Market Square proper. Ms. Czerniak suggested that staff work with the petitioner to develop mockups to Historic Preservation Commission Minutes March 25, 2015 - Page 9 allow a better understanding of how the projecting signs would relate to the building facades. In response to questions from Commissioner Athenson, Ms. Czerniak explained that the plaques on the Marshall Field building are specifically called out in the existing design guidelines but no t protected by a façade easement to her knowledge. Hearing no further questions, Chairman Pairitz invited public comment. Hearing none, he invited final questions and comments from the Commission. In response to Commissioner Athenson, Ms. Czerniak stated that logos are permitted, but cannot take up more than 15 percent of the sign. She explained that the proposed guidelines will allow a logo in place of a business name. Commissioner Preschlack and members of the Commission expressed concern that some of the proposed wall signs appear too high on the storefront. Commissioner Athenson suggested reviewing Howard Van Doren Shaw’s original design for signs noting that the historic signs appear to be more rectangular than square. The Commission complimented the effort of the petitioner to work within and enhance the existing awning and signage guidelines. OTHER ITEMS 5. Opportunity for the public to address the Historic Preservation Commission on non- agenda items. Commissioner Travers informed the Commission and public that the Lake County Forest Preserve will hold a public meeting on Wednesday, April 9th from 5pm to 7pm regarding a new Master Plan for the Fort Sheridan Forest Preserve. There were no additional public comments. 6. Additional information from staff. The meeting was adjourned at 9:05 p.m. Respectfully submitted, Kate McManus Assistant Planner