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HISTORIC PRESERVATION COMMISSION 2014/07/23 MinutesThe City of Lake Forest Historic Preservation Commission Proceedings of the July 23, 2014 Meeting A regular meeting of the Lake Forest Historic Preservation Commission was held on Wednesday, July 23, 2014, 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, Mary Ellen Swenson and Jim Preschlack Commissioners absent: Wells Wheeler 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. Recognition of past Historic Preservation Commissioner Bill Ransom. Chairman Pairitz recognized the contributions and service Bill Ransom provided to the community during his time on the Commission. He noted that much was accomplished during Mr. Ransom’s tenure on the Commission and noted that his ability to balance various interests served the community well. He thanked Mr. Ransom for his service and presented him with a plaque of recognition. 3. Consideration of the minutes from the May 28, 2014 and July 10, 2014 Historic Preservation Commission meetings. The minutes of the May 28, 2014 meeting were approved as submitted. The minutes of the July 10, 2014 meeting were approved as submitted. 4. Consideration of a request for a Certificate of Appropriateness approving Restoration, Repair and Replacement of Various Elements of Market Square and Associated Buildings – Phase 1B Owner: L3 Capital, LLC Principals: Michael Schreiber, Domenic Lanni, Timothy Phair, Greg Schott Representative: Eileen M. 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. Historic Preservation Commission Minutes July 23, 2014 - Page 2 Ms. Schoeb introduced the owners of Market Square and the restoration project team members. She noted that based on previous approvals from the Commission, work is underway on the masonry and stucco repair and replacement of the slate roof. She stated that approval from the Commission for the next phase of work is now requested. She explained that this phase of work will include addressing the wood trim and windows at the second floor level. She noted that the first floor store fronts have more complex issues and will be addressed and discussed in a later phase of work. She reviewed the different windows types that exist on the buildings above the first floor. She stated that a full restoration is planned of all of the historic roof windows and an additional layer of glass will be provided on the inside of those windows for insulation purposes. She reviewed the condition of the double hung windows on the second floor noting that these are working windows and are in various states of repair. She explained that several options were considered for addressing the double hung windows. She explained that consideration was given to inserting a piece of insulated glass but noted that it was determined that the window profiles would not accommodate a thicker pane of glass. She noted that consideration was given to adding a new storm window behind the window but noted this option would not be attractive to the tenants from the inside and would limit the usefulness of the windows. She explained that consideration was given to replacing the double hung windows with all wood windows. She noted that the original double hung windows are very standard, apparently selected for functionality for the tenants of the second floor. She noted that the windows can be easily reproduced, providing for ease of use and avoiding clutter on either the interior or exterior with separate storm windows. She provided images of the existing double hung windows in various states or disrepair. She stated that after study and consideration of alternatives, the preferred approach is to replace the double hung windows with new, custom made wood windows to match the original. She clarified that only the typical double hung windows are proposed for replacement, no specialty windows are proposed for replacement. She reviewed the work planned on the Marshall Field’s building as part of this phase noting that in general, this building is in good condition. She stated that the limestone will be cleaned, tuck-pointing will be done as needed and downspouts will be addressed. She stated that the original casement windows will be restored and will swing out as originally designed. She reviewed the studies to date undertaken to identify the historic paint color for the trim and windows. She stated that exhaustive work was completed and samples were taken. She noted that previous studies that were conducted on the paint colors were also reviewed. She passed around samples of colors found on the building and reviewed the colors believed, based on the studies completed, to be closest to the historic colors. She noted that in comparison to the colors today, the originals are believed to be less blue, the white more of an off white, and the brown a richer tone. She noted that this combination is a little more elegant and more closely reflects the historic color palette. She noted that it has been more difficult to obtain good color samples from the 1890’s buildings that pre-dated Market Square and commented that those buildings may have tones that slightly differ from the Shaw buildings. Ms. Czerniak noted that the first phase of restoration work is underway in Market Square and has generated quite a few compliments and considerable interest. Historic Preservation Commission Minutes July 23, 2014 - Page 3 She stated that there continues to be good communication between City staff and the project team. She noted that the L3 team has proven to be thorough and conscientious and stated confidence that if elements can be restored, they will be restored. She stated that given the magnitude of the project, it is reasonable to provide some latitude to the petitioners for practical reasons and to recognize the need to consider overall project costs. She noted staff support for the approach proposed for the restoration of the historic and unique windows and replacement of the standard double hung windows with custom reproductions that are operable and offer energy efficiencies. She noted that a letter was received from the Lake Forest Preservation Foundation and was presented to the Commission. She stated that as detailed in the staff report, staff recommends approval of Phase 1B of the restoration work subject to conditions of approval. In response to questions from Commissioner Alfe Ms. Schoeb confirmed that several window manufacturers and restoration contractors have been to the site and have offered opinions on the best course of action with respect to the windows. She noted that with the scaffolding in place, it is easy to access and closely inspect the various windows. She confirmed that a significant amount of deterioration is evident. She confirmed that the double hung window will be reproduced using simulated divided lites, with trim on both sides and an air gap to create a shadow. She confirmed that the windows will be custom made to replicate the various original double hung windows. She stated that Douglas fir, a slower growing tree which produces stronger wood, will be used, rather than pine. She confirmed that the profiles will match the original windows. She re- emphasized that the original double hung windows were very utilitarian, typical residential windows, not a specialty item like the casement windows. She explained that even though Market Square was designed by Howard Van Doren Shaw, it was a developer project and some shortcuts appear to have been taken to meet deadlines or to keep costs down. She noted for instance that tin was used for flashing instead of copper. In response to questions from Commissioner Athenson, Ms. Schoeb explained that reproducing the double hung windows using simulated divided lites will provide the benefit of energy efficiency. She stated that this approach will preserve the shadow line in the windows. She pointed out that the second floor windows are not at eye level for pedestrians. She stated that a quality manufacturer will be selected to reproduce the windows. Commissioner Athenson suggested that the use of simulated divided lite windows will compromise the historic integrity of the buildings. In response to further questions, Ms. Schoeb stated that the intent is to honor the original design recognizing that this is a working building, not a museum. She stated that in her opinion, the custom made replacement windows will not impact the historic integrity of Market Square and will allow the project to meet Historic Preservation Commission Minutes July 23, 2014 - Page 4 current energy requirements. Ann McQuire, a member of the project team and a preservation consultant, stated that she has reviewed the windows proposed for use. She noted that as part of the overall project, the challenge is to find the right balance between the cost of restoration, the uniqueness of the original elements, and energy efficiency for the building. She stated that as long as the reproductions are well done, the replacement windows will not impact the historic integrity of the Square. In response to questions from Commissioner Preschlack, Ms. Schoeb reviewed the last presentation to the Commission noting that it focused on the replacement of the roof and restoration of the front façade. She stated that in addition to the work that is now before the Commission, future work will include restoration of the storefronts. She stated that a plan for restoration of the store fronts is not yet completed and will be presented to the Commission at a future meeting. She stated that with respect to the windows, all of the unique and quality historic windows will be restored. She stated that the work horse double hung windows are the only window type that is proposed for replacement. In response to questions from Commissioner Swenson, Ms. Schoeb stated that with the selection of the right manufacturer, the replacement of the double hung windows on the second floor should not detract from the appearance of Market Square. In response to questions from Commissioner Athenson, Ms. Schoeb stated that the increase in energy efficiency from a single pane of glass to two panes of glass is significant. She stated that currently, there is no integral weather stripping and when standing in front of the windows you can feel the air. She noted that condensation is occurring causing further deterioration noting that there is no way to get air blowing on the windows to eliminate the condensation. In response to questions from Commissioner Swenson, Ms. Schoeb stated that the existing windows in the Griffith building are not historic, but later replacements. She stated that those windows will be replaced with higher quality wood windows. In response to questions from Commissioner Travers, Ms. Schoeb stated that about 94 second floor windows are proposed for replacement on the north and south sides of the Square and facing the interior courts. She explained that replacement of the double hung windows appears to be the best approach given the standard quality of those windows, the difficulty in restoring them and the functional problems. She stated an interest in assuring that the windows last 30 to 40 years. She stated that the existing double hung windows are in worse shape than originally thought. Chairman Pairitz commended the project and acknowledged the hard work Historic Preservation Commission Minutes July 23, 2014 - Page 5 going on at the site. He stated appreciation for the efforts made to date. He summarized that the Commission is interested in protecting the integrity of the landmark and the windows are an important part of that integrity. He stated that it appears that the petitioner has not made a final decision on how to deal with the second floor double hung windows yet. He stated that the Commission is interested in the details recognizing that almost 100 windows may be replaced. Ms. Schoeb confirmed that they are waiting for quotes and conducting further research. She stated however that the preferred approach, based on the study completed to date, is to replace the double hung windows. She emphasized that they are in very bad condition. She explained that the windows would be pulled out, leaving the existing rim and noted that the openings will not be padded. She stated that the profiles of the existing windows will be matched. She said that some of the existing double hung windows do not appear to be originals. In response to questions from Commissioner Preschlack, Ms. Schoeb confirmed that the project team has met with several window manufacturers on site. She stated that the replacement windows will be custom windows and the existing divided lite pattern will be matched exactly. She stated that replacement windows that have been installed in the Square in the past do not match the original windows creating some inconsistencies. In response to questions from Commissioner Swenson, Ms. Schoeb stated that all of the hardware is polished brass and stated that new hardware will match the original hardware. She stated that many repairs have occurred on the site over time and as a result, all of the existing hardware is not consistent. In response to questions from Commissioner Athenson, Ms. Schoeb confirmed that the project team has talked with several restoration companies and received bids from three groups. She explained that if the windows are restored, they will need to be removed from the site and the openings boarded up during the restoration process. She noted the limitations of the existing windows pointing out that there is little room for insulated glass. She stated that detailed drawings were prepared and the bidders walked the site. She stated that in the end, the recommendations received were that the double hung windows should be replaced. She stated that the preference is to direct the money for restoration to the significant historic windows on the site. She stated that the double hung windows appear to be the equivalent of “Home Depot” windows from 1917. She stated that the other individual windows are beautifully done and those will be restored and preserved. In response to questions from Commissioner Athenson, Ms. Schoeb confirmed that the shutters will be fully restored. She noted that some of the shutters have been removed and will be replaced. She stated that some of the historic casement windows are missing and stated that custom replacements will be made Historic Preservation Commission Minutes July 23, 2014 - Page 6 replicating the original materials. She stated that in restoring the historic windows, previous layers of paint will be stripped off and any damage to the wood will be repaired or if necessary, replaced in kind. She stated that the doors on the second level will be restored and retained. She said that painting will be completed on the first floor with full restoration of the storefronts planned for the future. She noted some of the design and color changes that have taken place over the years nothing that the changes have been many. Ms. McQuire stated that the paint analysis was completed by the same person who did the analysis of the paint color at Ragdale. In response to questions from Chairman Pairitz, Ms. Schoeb reviewed the color analysis that was completed. She noted that the colors identified as the likely original colors are more harmonious, with a less drastic transition between the light and dark colors. She stated that the white is not a bright white, but more of an off white, more elegant and refined and of the 1917 era. She noted that the study also determined that the stucco was not as gray as it appears today, but was actually white washed. She acknowledged that there are various styles and ages of awnings. She stated that as part of the work yet to be done, further study of the awnings is planned with a goal of establishing a cohesive standard. She stated that these ideas will be brought to the Commission at a later date. Commissioner Preschlack complimented the petitioner for doing a good job of explaining the project in terms of the applicable standards. He observed that it appears that the point of discussion is around the proposed replacement of the double hung windows. He asked for further clarification on how the replacement of the windows is consistent with the criteria. In response to questions from Commissioner Preschlack, Ms. Schoeb explained that restoring the windows in place was looked at as a first option. She stated that detailed drawings were prepared and experts offered opinions that in the case of the double hung windows, replacement, in a sympathetic manner, is appropriate. Ms. McQuire added that the overall distinguishing features of Shaw’s design are the use of wood, ornamental cast iron, multiple colors, unique detailing and the use of a variety of shapes. She stated that the double hung windows are not a key decorative feature but instead, are utilitarian. She stated that the important windows are found elsewhere on the structure and all of those will be restored. She stated that the custom replacements will match the original materials and profiles. Hearing no further comments from the Commission, Chairman Pairitz invited public comment. Hearing none, he invited final questions or comments from the Commission. Commissioner Travers said that he is very familiar with the historic double hung Historic Preservation Commission Minutes July 23, 2014 - Page 7 windows on the north side of Market Square having spent 9 years in an office there. He stated that as a former tenant, he appreciates the need for the windows to be functional. He stated however as a member of the Commission, there is a stronger psychological bent toward maintaining historic aspects of properties, rather than replacing them. He noted that the number of replacements proposed is significant. He acknowledged the benefits of replacement in this case, but noted aesthetic concerns. He suggested that a subcommittee be charged with reviewing specific replacement windows. Commissioner Preschlack stated he also has spent a fair amount of time in an office on the second floor of Market Square. He questioned whether restoring the existing double hung windows will preserve a distinguishing feature of the Square. He noted that the Commission’s role is to stop large mistakes from happing while at the same time, balancing the desire and need to modernization a structure. He stated that in his opinion, the double hung windows are not a distinguishing feature of the Square and that appropriate replacement will not alter the character of the Square. He suggested that the matter be left to staff to resolve the final details with the petitioner. Commissioner Swenson stated concern about the lack of detail about what is proposed and added that a larger concern for her is the color. She stated that the quirky green is unique and makes the Square distinctive. Commissioner Athenson stated the windows present a difficult decision. She stated that her sense is that they should be saved but noted that it is interesting to hear that the double hung windows are utilitarian. She noted that since the windows are an evolving aspect of the project, the idea of a subcommittee is interesting. She commended the work done to determine the historic colors. She thanked the project team for the effort. Commissioner Alfe stated he is comfortable with replacement windows that are constructed to preserve the historic integrity of the buildings. He stated that he could support a subcommittee. Chairman Pairitz stated an interest in seeing a mock-up of the paint colors and a typical installation of a window. He stated that the photo of the Griffith Block with the non-historic windows is interesting noting that an improved appearance could result with the removal of the storm windows and the installation of custom replacement windows. He stated that it can be done well. He complimented the overall project. Hearing no further comments from the Commission, he invited a motion. Commissioner Travers made a motion to grant a Certificate of Appropriateness approving Phase 1B of the restoration of Market Square as detailed in the submission materials dated July 15, 2014 and in the presentation made by the petitioner. He stated that the motion is based on the findings in the staff report Historic Preservation Commission Minutes July 23, 2014 - Page 8 and that the Commission’s deliberations and the information presented to the Commission are incorporated as additional findings. He stated that the motion 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. 2. On site mock-ups of details of the work, paint colors, typical window installation and the materials shall be installed and viewed by members of the Commission and staff to verify that they are consistent with the representations made to the Commission at the public hearing. 3. Staff is directed to conduct ongoing inspections as the work progresses. Commissioner Preschlack seconded the motion and the Commission voted 5 to 1 approve the petition with Commissioner Swenson voting nay for reasons previously stated. 5. Consideration of a request for a Certificate of Appropriateness approving a new greenhouse and head house at Elawa Farm, 1401 Middlefork Drive. Owner: City of Lake Forest Leaseholder: Elawa Farm Foundation Representatives: Diana Melichar, architect Robert Shaw, Elawa Farm Foundation Chairman Pairitz asked the Commission for any conflicts of interest or Ex Parte contacts, hearing none; he invited a presentation from the petitioner. Ms. Melichar introduced the petition explaining that the Elawa Farm Foundation desires to build a replacement greenhouse and head house at Elawa Farm. She reviewed photos of Elawa Farm and explained that the addition of a head house and green house will enhance the garden market offerings. She reviewed the existing site plan noting the proposed location of the green house adjacent to the historic potting shed. She reviewed an earlier site plan of the historic farm noting that in past years there were other green houses on the farm that fell into disrepair and were removed. She reviewed alternative locations that were studied and noted the pros and cons of each. She reviewed the floor plans for the proposed head house and green house and the proposed elevations. She noted that the green house and head house will have a low profile similar to other buildings at the farm. She stated that although the structures will be new, they will be historically sensitive and will be minimal additions to the farm. Ms. Czerniak stated that several of the original farm buildings were lost over time. She stated that since the City took ownership of the property, there has been discussion about re-establishing a green house on the site. She stated that as Historic Preservation Commission Minutes July 23, 2014 - Page 9 proposed, the green house and head house are consistent with the character of the other structures on the farm. She stated that findings in support of the petition are provided in the staff report. She noted that any construction will need to be reviewed for consistency with the Elawa Farm Master Plan. In response to questions from Commissioner Swenson, Ms. Melichar described the doors that are proposed noting that they were chosen for functional reasons to allow equipment to be moved in and out of the structure. She confirmed that the structure will have a brick base and will meet the specific requirements of the greenhouse manufacturer to achieve the best growing conditions. She explained that the doors will be transparent and in her opinion, will look better than they appear in the elevation. She explained that a roof line to match the historic green house is not available today. Commissioner Swenson commented on the historic photos and noted the opportunity to enhance the aesthetic design while preserving the utilitarian nature by careful attention to details. In response to questions from Chairman Pairitz, Ms. Melichar stated that there has been discussion about whether the floor should be concrete or gravel, but stated that it will probably be concrete. In response to Commissioner Alfe, Ms. Melichar explained that white framing and clear tempered glass will be used for the green house. She stated that they are looking for brick to match the original brick on the farm buildings. In response to questions from Commissioner Preschlack, Ms. Czerniak stated that the Master Plan for Elawa Farm was developed through a collaborative effort of the various users and the neighbors of the farm. She stated that the Master Plan was approved by City Council about 5 years ago and recognizes locations of historic buildings and identifies sites for potential additional structures . She stated that this proposal is consistent with the Master Plan. She stated that as projects come forward they are evaluated based on the approved Master Plan. In response to questions from Commissioner Athenson, Ms. Melichar stated that the hedge currently located in the proposed footprint of the green house will be moved elsewhere on the site if possible. She explained the rationale for locating the green house as proposed noting that the relationship to the potting shed is important. She stated that there will be some relocation of animal cages if the green house is constructed and pointed out that a large area will be preserved for special events. In response to questions from Commissioner Swenson, Ms. Melichar discussed the design rationale for the windows noting the intent to create a rhythm consistent with the existing solids and voids. Chairman Pairitz invited public comment, hearing none; he complimented the Historic Preservation Commission Minutes July 23, 2014 - Page 10 project noting that the green house is a utilitarian building and part of the larger complex. He stated that the design is sensitive to the other buildings. He invited final comments from the Commission. Commissioner Athenson agreed with the comments of the Chairman and stated that the proposed placement of the green house makes sense with the overall complex. Commissioner Preschlack commented on the transformation that has occurred at Elawa Farm. He stated that great attention has been paid to the details. Hearing no further comments, Chairman Pairitz invited a motion Commissioner Travers made a motion to grant a Certificate of Appropriateness approving a greenhouse and head house at Elawa Farm consistent with the plans presented to the Commission. He stated that the motion is based on the findings detailed in the staff report and stated that the presentation and the Commission’s deliberations are incorporated as additional findings. He stated that the motion is subject to the following conditions. 1. The final plans shall be reviewed by staff to affirm compliance with the Elawa Farm Master Plan. 2. Prior to the issuance of a building permit, staff, in consultation with the Chairman as appropriate, is directed to review the plans and materials submitted for permit, and to view on site mock-ups, if determined to the necessary, to confirm that the details of the work and the materials are consistent with the representations made to the Commission at the public hearing. 3. Staff is directed to conduct ongoing inspections as the work progresses. Commissioner Swenson seconded the motion and the Commission voted 6 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 8:27 p.m. Respectfully submitted, Historic Preservation Commission Minutes July 23, 2014 - Page 11 Catherine J. Czerniak Director of Community Development