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HISTORIC PRESERVATION COMMISSION 2015/05/27 MinutesThe City of Lake Forest Historic Preservation Commission Proceedings of the May 27, 2015 Meeting A regular meeting of the Lake Forest Historic Preservation Commission was held on Wednesday, May 27, 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 Preschlack and Commissioners John Travers, Robert Alfe, and Wells Wheeler. Commissioners absent: Susan Athenson and Mary Ellen Swenson (one position vacant) 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 Preschlack reviewed the meeting procedures followed by the Commission and asked the members of the Commission and staff to introduce themselves. Chairman Preschlack and members of the Commission acknowledged past Chairman Pairitz for his time on the Commission and noted that he would attend a future meeting to be recognized. 2. Approval of the minutes of the April 29, 2015 of the Historic Preservation Commission. The minutes of the April 29, 2015 meeting were approved as submitted. 3. Consideration of a request for a Certificate of Appropriateness approving a rear addition to the residence at 450 Illinois Road. A building scale variance and height variance are also requested. Owners: Susan Stetson and Alan Vertrees Representative: Michael Breseman, architect Chairman Preschlack asked the Commission for any conflicts of interest or Ex Parte contacts; hearing none, he invited a presentation from the petitioner. Mr. Vertrees introduced himself as owner of the home and introduced the project stating that the petition is proposed in order to ensure the future viability and desirability of the home by constructing an addition. Mr. Breseman reviewed the history and architecture of the home and the surrounding neighborhood. He noted that the home does not have any previous additions and reviewed the home’s existing materials and architectural details. He stated that the goal of the project is to add a kitchen, mud room, and master suite. He explained that the height variance requested is mitigated by the fact that the addition is subservient to Historic Preservation Commission Minutes May 27, 2015 - Page 2 the existing house. He noted that the building scale variance is needed in large part because of the square footage of the existing attic level. He stated that the addition is simple in design and massing and will be constructed of appropriate materials. He noted that the addition will reintroduce architectural detailing of the existing house including double hung windows and latticework. He stated that the petition also includes a raised patio with brick seating and an expanded driveway turnaround. He presented images of neighboring properties and the home and stated that the property is located on a long narrow lot. He noted that the interior space has been repurposed to minimize the footprint of the addition and a central hall is added for better circulation of space. He explained that 2 design options were explored and Option A was concluded to be more appropriate for the home. He reviewed the design elements of Option A noting the conservatory, latticework, copper roof, and flattened bay. He stated that Option B was not as functional and had a more complicated form. He showed renderings of the proposed addition. Ms. McManus reviewed the petition noting that the request includes approval of a rear addition, patio expansion, driveway modification, a building scale variance and a height variance. She stated that the addition is compatible with the existing residence and uses high quality materials. She stated that the existing house is non-conforming with respect to the city’s height regulations and the addition, although over the maximum height, is subordinate to the existing house and does not appear to be out of scale. She noted that staff is recommending a condition of approval that the final plans demonstrate that the bluestone patio is pervious to minimize the increased impervious surface area. She also noted that staff is recommending the skylight be eliminated from the plans, but that if the Commission supports the inclusion of the skylight, a condition of approval is recommended to limit interior lighting near the skylight to reduce light spillover. She stated that staff received a contact from a neighbor on Heather Lane stating general support of the project but expressing concern that Heather Lane may be used during construction activities. She stated that overall staff is recommending support of the project. In response to questions from Chairman Preschlack, Ms. McManus stated that staff has some concerns with the potential light spillover from the proposed skylight as well as concerns that the skylight may not be appropriate in the historic district from an architectural perspective. She stated that the petitioner seemed open to reducing the impervious surface area by revising the patio design. In response to questions from Chairman Preschlack, Ms. Czerniak noted that the petition meets Standard 5 of the Historic Preservation Chapter, as noted in the staff report, because the addition addresses the needs of the present owners and future buyers and is done in sensitive way keeping the historic context of the home. In response to questions from Commissioner Alfe, Mr. Breseman stated that the materials for the addition have not been found yet, but that the homeowners are mindful of the importance of high quality materials to preserve the historic integrity of the house and the importance of matching the existing materials. He stated that the skylight is desired Historic Preservation Commission Minutes May 27, 2015 - Page 3 primarily for light and he had not considered using a light tunnel instead. He explained that the objective is to receive light from the south. Commissioner Wheeler stated that he is not concerned with the skylight and supports the evolution of the house over time. He noted that the skylight matches the plane of the roof and the only alternative would be to add a dormer, which is not a good solution. In response to a question from Chairman Preschlack, Mr. Breseman stated that the skylight is 2’ by 3’ long. In response to a question from Commissioner Travers, Mr. Breseman stated that the intention is to keep the Norway Spruce in place; however the lower branch may require being tied up or cut off. In response to a question from Commissioner Preschlack, Mr. Breseman stated that the home is solidly built and well -crafted and he does not have concerns with the demolition of the rear wall from a structural perspective. In response to a question from Chairman Preschlack, Ms. McManus stated that the City Arborist did have the opportunity to review the plans and noted that the Spruce was significant and that grading should be kept to an absolute minimum so not to impact the tree. In response to questions from Commissioner Wheeler, Mr. Breseman stated that the house has existing storm windows and the original windows are single glaze double hung. He stated that the new windows are aluminum clad with similar detail and depth as the existing. He stated that he was not clear on the details of the energy consumption levels yet, but noted that the addition will be an improvement to existing conditions. He agreed with Commissioner Wheeler that the attic is quite voluminous which contributes in large part to the bulk overage. Hearing no further questions, Chairman Preschlack invited public comment. Hearing none, he invited final questions and comments from the Commission. Commissioner Wheeler complimented the design of the home and detailing of the addition. He stated that he is not concerned with the skylight and the light spillover issue would be the same with a vertical window. Commissioner Alfe commented that the addition is very successful and a needed improvement. Chairman Preschlack noted that the addition meets Standard 5 of the Historic Preservation Standard and is respectful of the architecture. Commissioner Travers stated that the petition was very complete and is pleased that Historic Preservation Commission Minutes May 27, 2015 - Page 4 the petitioner will mitigate the increase in impervious surface by using pavers. He added that the addition serves to update the residence in conformance with the design guidelines. Chairman Preschlack confirmed with the owners that they are comfortable with working with staff to reduce the impervious surface area of the patio. In response to concerns from a neighbor noted by staff, Mr. Breseman stated that there is a fire hydrant in front of property limiting parking opportunities. Ms. Czerniak stated that construction parking should be coordinated with staff to minimize parking impacts on Illinois Road and Heather Lane and offsite parking and shuttling workers may be required. She added that staff will work with the City Engineer and the Police Chief to resolve this issue as there have been parking issues in the past on both Illinois Road and Heather Lane. Hearing no further comments, Chairman Preschlack invited a motion. Commissioner Travers made a motion to grant a Certificate of Appropriateness approving an addition to a residence at 450 Illinois Road as well as a building scale variance and height 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. If any modifications are proposed in response to Commission direction and/or as a result of design development, plans clearly detailing the areas of change must be submitted at the time of submission for permit, along with the plans originally presented to the Commission, and will be subject to review by staff, in consultation with the Chairman as appropriate, to verify that the plans are consistent with the intent of the Commission and the approvals granted. 2. Construction parking shall be coordinated with City Staff to minimize parking and traffic impacts on Illinois Road and Heather Lane as a result of construction activities. 3. The engineering plans shall specify that the bluestone patio has a pervious base and that the stones will be set an appropriate distance apart to allow water infiltration. 4. 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. 5. Grading on the site should be kept to the absolute minimum necessary to meet good engineering practices, to properly direct drainage and so that mature landscaping on the site will not be impacted by the proposed project. Historic Preservation Commission Minutes May 27, 2015 - Page 5 6. Prior to the issuance of a building permit, a materials staging and construction vehicle parking plan must be submitted to the City for review 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. On street parking is limited to two cars immediately in front of this property due to the narrowness, curving nature of the street and the fire hydrant located in the area. 7. Interior lighting shall be limited, shielded and directed downward, away from the new skylight to prevent spillover light that is visible from off of the property. 8. 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 4 to 0 to approve the petition. OTHER ITEMS 4. Opportunity for the public to address the Historic Preservation Commission on non- agenda items. There were no additional public comments. 5. Additional information from staff. Ms. Czerniak noted that Michelle Friedrich, from the City, will take a poll to confirm the Commissioners’ availability for the upcoming summer meetings. In response to a question from Commissioner Wheeler, Ms. Czerniak stated that the City does not have a specific regulation limiting the amount of impervious surface on a lot, but does have a maximum allowable building coverage amount of 30 percent. The meeting was adjourned at 7:14 p.m. Respectfully submitted, Kate McManus Assistant Planner