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HISTORIC PRESERVATION COMMISSION 2014/05/28 MinutesThe City of Lake Forest Historic Preservation Commission Proceedings of the May 28, 2014 Meeting A regular meeting of the Lake Forest Historic Preservation Commission was held on Wednesday, May 28, 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, and Jim Preschlack Commissioners absent: Commissioners Mary Ellen Swenson, Susan Athenson, one position vacant 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. Consideration of Approval of minutes postponed. The approval of the minutes was postponed. 3. Announcement of the 2015 Lake Forest Preservation Foundation Awards On behalf of the Lake Forest Preservation Foundation, Steve Douglass reviewed the projects, property owners and architects recently receiving awards from the Foundation. The following addresses received awards: 1522 Estate Lane, 965 Castlegate Court, the First Presbyterian Church, 750 N. Sheridan Road, 276 Rose Terrace, 815 Barberry Lane, 55 N. Mayflower Road; Deerpath Hill Estates Subdivision – Stone Pillars, 60 N. Western Avenue, 340 N. Ahwahnee Road, 941 E. Westminster and 111 W. Westminster. 4. Consideration of a request for a Certificate of Appropriateness approving demolition of an existing residence at 8 N. Ahwahnee Road and approving a replacement residence, site plan and landscaping. Property owner: Eight North Ahwahnee Road, LLC (Martin Schorsch 50% and Gene F. Gopon 50%) Representative: Diana Melichar, 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. Melichar introduced the project. She stated the existing residence is non- contributing to the Historic District. She stated that the house was constructed in 1953 as a speculative home and is not of a distinctive design and is not associated with a noted architect. She stated that the house has flooded in the past and is generally in deteriorating condition. She provided an overview of the Historic Preservation Commission Minutes May 28, 2014 - Page 2 proposed residence in relation to the sizes and styles of the surrounding residences. She stated that the style of the replacement residence was selected to be consistent with various styles in the neighborhood and to transition between the two adjacent homes. She presented a streetscape image illustrating that the replacement house will provide an appropriate transition along the private road. She stated that the replacement residence is a French inspired gentlemen’s Country home. She stated that this architectural style works well in the context of the street scape. She noted that the massing is simple and the roof forms consistent. She showed examples of French Country homes noting the architectural restraint and regularly organized facades. She reviewed the elevations noting that the detailing and massing are consistent with the chosen architectural style. She reviewed the proposed exterior materials. She described the front door surround and showed precedent images for this feature. She noted that the simple forms de-emphasize the mass of the structure. She noted that the height of the residence is 30’, lower than the 40’ permitted for this size lot. She noted the hierarchy of mass and the appropriate stepping down of the garage element. She noted that the garage is a pavilion-like structure which terminates the house. She noted that because the house is located on the north side of the private road, the north elevation of the house has more fenestration than the other elevations to provide for views of the wooded rear yard and to avoid a dark interior. She noted that the garage is sited to avoid blocking views from the house. She discussed the limited building envelope due to the required setbacks from the private road and the existing mature trees. She noted that a large portion of the existing house is in the zoning setbacks and as a result, trees have grown in the building envelope and will need to be removed. She stated that it is not possible to construct the replacement house in the same footprint as the existing house due to the current setbacks. She reviewed the site plan options that were considered noting the efforts to set the house in a woodland setting. She pointed out that a portion of the footprint of the new house overlaps with the existing house and that the new garage is located in an area of existing paving. She reviewed the siting of the house in the context of the surrounding homes comparing the front facades and noting the appropriate transition between the residences to the east and west. She discussed the entry sequence of the new residence noting that a forecourt is proposed consistent with the selected architectural style. She noted that the front facade is symmetrical and balanced. She reviewed the landscape plan noting that the design is reflective of the wooded character of the site. She noted that the rear yard is more relaxed in design creating a private zone for the family. She stated the intent to preserve as many trees as possible but to remove the invasive and non-native under growth. She stated that the undergrowth will be replanted with native plant species to provide screening. She stated that to the extent possible, the existing grades will be retained on the site. Ms. Czerniak noted that the property owner prepared several designs for the new house, working with different architects, before coming forward with the current proposal. She stated that the demolition request is supported by a structural Historic Preservation Commission Minutes May 28, 2014 - Page 3 report and an historic assessment of the existing house. She stated that staff finds that the demolition satisfies the applicable criteria. She noted that the lot is a wooded parcel, on a private road. She noted that the City Arborist acknowledges that some significant trees will need to be lost on the property to accommodate a new residence. She stated that the house was sited to preserve and protect significant trees located outside of the building footprint. She noted that construction traffic will be a challenge due to the narrow private road and encouraged the petitioners to communicate with the other property owners on the private road regarding maintenance and repair. She stated that findings in support of the petition are included in the staff report along with recommended conditions of approval. In response to questions from Commissioner Travers, Ms. Melichar stated that the amount of impervious surface on the site will remain generally the same as what exists today with some areas of hardscape shifting around on the site. In response to questions from Commissioner Travers, Mr. Christensen, landscape architect, stated that currently, less than 24% of the site is impervious surface. He stated that as proposed, just over 26% of the site will be impervious surface under the new plan. He stated that the existing drainage patterns will be maintained. He stated that the site will provide significant opportunity for infiltration of water into the ground. The Commission commented that the presentation was well done. Hearing no further questions from the Commission, Chairman Pairitz invited public comment. Peggy Vignocchi, 1 N. Ahwahnee Road, stated that she lives at the far west end of the private lane. She noted that the height of the proposed house is nearly twice the height of the existing house and taller than the neighboring homes to the east and west. She stated that the proposed house is sited too close to the private lane given the increased mass and height and as a result, it will appear large. She stated that moving the house further north, away from the lane, would bring the house more in line with the appearance of other homes in the area. She raised questions about the elevation of the finished floor, the foundation and the overall height. She questioned if fill would be brought on to the lot. She suggested that if the house is sited further north on the property, trees in front of the house may be able to be saved. She stated concern about how repairs and replacement of the private driveway would be assured. She questioned whether the new house would be tied into the existing sanitary sewer. She suggested that rather than a 9 foot second floor ceiling height, an 8 foot ceiling height would allow the massing of the house to be reduced. She expressed concerns about construction access and staging of materials and equipment. She complimented the design of the house but noted that she has some major concerns that should be addressed. Historic Preservation Commission Minutes May 28, 2014 - Page 4 Ted Moorman, 442 Michgamme Lane, stated that his house is directly south of the proposed new house. He stated agreement with the comments of the previous speaker. He stated that the house should be pushed back on the property since it is larger than previous residence. He commented on drainage noting that a swale used to run along the south side of the private driveway. He noted that over the years, it was filled in by the residents at 40 S. Ahwahnee Road. He noted that a pond was also filled in and as a result, the back half of his property is unusable. He pointed out wet areas on the subject property. He stated that he would like to see the swale restored. He stated that the driveway will be destroyed during the construction process and will need to be reconstructed. He noted that in the winter, the new house will be highly visible and will be overlooking his house due to the siting and size. He reiterated that the house should be moved back on the site. He noted other homes on Onwentsia Road that were constructed too close to the front of the property. He suggested that the roof line could be lower and stated that drainage needs to be addressed. Chairman Pairitz stated that he is familiar with water issues in his own neighborhood, but stated that drainage is not under the purview of the Commission. He noted that drainage reviews will be conducted by City staff. He noted that one of the recommended conditions speaks to drainage and tree preservation noting that it requires that the existing grades be maintained on the property to the extent possible. In response to questions from Chairman Pairitz, Ms. Czerniak stated that based on the information available, staff is not aware of a maintenance agreement for the private driveway. She stated that ongoing maintenance of the private drive is a matter that must be worked out by the parties involved, not the City. She confirmed that as part of the construction approvals, limits on congestion at the site can be put in place through conditions of approval. Mr. Christensen suggested that the owners could be encouraged to talk with the neighbors to assure that the timing of repaving of the private road is after the construction activity. In response to questions from Chairman Pairitz, Mr. Christensen confirmed that the entire driveway and all walkways are included in the impervious surface calculation even though they are gravel. He reviewed the contour lines on the property noting that the grading plans have not been finalized, but stating that the finished floor will be around 682’ and the foundation will be exposed only about 6 inches. He noted that there is a 3 foot drop across the lot. In response to questions from Chairman Pairitz, Ms. Melichar confirmed that the garage is stepped down from the main house in an effort to minimize the mass and height. In response to questions from Chairman Pairitz, Mr. Christensen stated that six new Historic Preservation Commission Minutes May 28, 2014 - Page 5 deciduous trees are proposed in front of the house to break up the mass. He noted the location of the existing garage, in front of the house. He stated that the siting of the house preserves significant trees to the north of the house. In response to questions from Commissioner Preschlack, Ms. Czerniak confirmed that the earlier plans proposed to locate the house further to the back of the lot. She noted that the City Arborist reviewed the early plans and determined that with the house pushed back, both trees on the front yard and in the back yard would likely be lost. She stated that the siting now proposed is recommended by the City’s Certified Arborist. In response to questions from Commissioner Preschlack and Chairman Pairitz, Ms. Melichar reviewed the relative siting of the three houses along the private drive. She noted the location of the existing garage. She stated that she would like to push the house back, but the wooded lot will be destroyed. She described the massing noting that the front elevation is not flat. She stated that if the roof is lowered, the architectural style is compromised. In response to questions from Commissioner Preschlack, Ms. Melichar reviewed the wall heights noting that the second floor walls are 6’ and slope up from there because of the attic space. She noted that if the roof gets lower, the outside walls of the rooms will be shorter and the architectural style will change. She stated that the property owner gave the architect the latitude to select a style consistent with the site and neighborhood. She stated that the house is simple but elegant. In response to questions from Commissioner Preschlack, Ms. Melichar acknowledged that the house could be pushed back on lot 10 feet but noted that significant trees will be impacted. She stated that many different floor plans were considered in an effort to get the siting of the house right. She noted that by pulling the garage to the west, away from the existing location of the garage, the mass is removed from the neighbor to the east. In response to questions from Commissioner Alfe, Ms. Melichar stated that reducing the height of the residence results in the house not being true to the architectural style. In response to questions from Commissioner Preschlack, Ms. Melichar acknowledged that the proposed house is larger than the existing Cape Cod house but noted that the programmatic requirements of the property owner cannot be met with a Cape Cod style. She stated that the preference would be to make the house taller from a design perspective. Chairman Pairitz acknowledged that in comparison to the existing house, the new house will be perceived as much larger. He stated that regardless of how the new house is sited on the lot, it will be perceived as larger than what is there. Historic Preservation Commission Minutes May 28, 2014 - Page 6 The Commission allowed an additional public comment. Ms. Vignocchi stated that without knowing exactly what the finished floor elevation will be, a comparison to the surrounding homes is not possible. Chairman Pairitz stated that the Commission is sensitive to the issues raised. He acknowledged the increase in height however he noted that the 3 to 4 foot change happens over a distance and is perceived as relatively higher or lower. He acknowledged that the final engineering has not been completed, but stated confidence that the height of house is shown correctly within a foot or two of what will be presented on the final plans. He noted that a condition is recommended that would require that the grades on the property remain unchanged to the extent possible. He stated that he would not impose a requirement on the petitioner to lower the height of the house. He cautioned that the Commission is reviewing two dimensional drawings which appear different from perspective drawings. He noted that the house as sited meets the applicable zoning setbacks and commented that the main body of the house is quite far back from the road. He noted that many efforts were made to minimize the appearance of mass and the impact of the front elevation noting that the garage element comes forward of the main body of the house. He thanked the neighbors for coming out and expressing their concerns to the Commission and also for making the property owner and architect aware of their concerns. He acknowledged that there may be a further opportunity to reduce the appearance of mass by sliding the house back or treating the roof or garage differently. He stated that with any petition ideally, the immediate neighbors show up in support of the project but acknowledged that does not always happen. He suggested that the petitioner have a conversation with the appropriate neighbors regarding the shared, private driveway. Commissioner Travers commented that some of the proposed conditions of approval appear to take into account the concerns the neighbors have raised. He noted that the proposed conditions speak to preserving existing grades on the site to the extent possible and require the submittal of a materials staging and construction vehicle parking plan prior to the issuance of a building permit. He noted that the conditions also state that the petitioner is responsible for coordination with the other property owners on the private road regarding maintenance or replacement of the road. Commissioner Preschlack stated that the Commission always tries to balance the property rights of the property owners, neighbors and the larger community. He stated that this project seems to be thoughtfully done in terms of character and with sensitivity to the massing. He stated that efforts have been made to mitigate the mass. He stated that although the Commission has not discussed the demolition, the conditions appear to be met. He stated disappointment that communication with the neighbors did not occur earlier in the process. He stated Historic Preservation Commission Minutes May 28, 2014 - Page 7 that in his opinion, the project conforms to the applicable standards. Hearing no further comments, Chairman Pairitz invited a motion Commissioner Travers made a motion to Grant a Certificate of Appropriateness approving the demolition of the existing residence and approving a new single family residence, the overall site plan and the preliminary landscape concept plan for property located at 8 N. Ahwahnee Road. He stated that the motion is based on the findings presented in the staff report and that the presentation and testimony presented to the Commission and the Commission’s deliberations are incorporated as additional findings. He stated that the motion is subject to the following conditions of approval. 1. Explore shifting the siting of the house to the north in an effort to minimize the appearance of mass from the private driveway while balancing tree preservation. 2. Plans submitted for permit must reflect the project as presented to the Commission. a. If any modifications are proposed, plans detailing the areas of change must be submitted and will be subject to review by staff, in consultation with the Chairman as appropriate, to verify that the plans are consistent with the intent of the Commission and the approvals granted. 3. The existing grades on the site must be maintained to the extent possible with only changes necessary to accommodate proper drainage and good engineering practices. 4. Tree Removal Plan, Tree Survey, Tree Protection Plan – Prior to the issuance of a building permit, the City’s Certified Arborist will review these materials and confirm the following: a. Tree removal is limited to that necessary for construction and to trees in poor condition elsewhere on the site. b. Trees worthy of and able to be preserved are properly protected during construction and if appropriate, treated pre and post construction to increase the chances of survival. c. Replacement tree inches are properly calculated and that the required replacement is provided on site or through a payment in lieu of on site plantings. 5. Landscape Plan – Prior to a framing inspection, a final landscape plan, drawn on the approved grading plan, must be submitted for review and will be subject to approval by the City’s Certified Arborist. The Arborist’s review of the plan shall include, but is not limited to, the following: a. Verifying that the west facing garage doors and driveway are adequately screened from views from the neighboring home. Historic Preservation Commission Minutes May 28, 2014 - Page 8 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 private driveway during construction. The petitioner is responsible for coordinating with the other residents on the private driveway with respect to access and repair or replacement of the driveway during and after construction. 7. Prior to the issuance of any Certificate of Occupancy, the site must be planted consistent with the approved final landscape plan. If, due to the time of year, planting is not possible, a bond in the amount of 110% of materials and labor must be posted with the City to assure that the plantings are completed within 30 days after the start of the next planting season as determined by the City. 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 Preschlack seconded the motion and it was approved by a 4 to 0 vote of the Commission. 5. Consideration of a request for a Certificate of Appropriateness approving additions and alterations to the residence at 540 Crabtree Lane. Property owners: John and Cynthia Nedeau Representative: Edward Deegan Chairman Pairitz asked the Commission for any conflicts of interest or Ex Parte contacts, hearing none; he invited a presentation from the petitioner. Ms. Nedeau explained how she became acquainted with the house and came to understand the history of the property and the architect. She stated that when it went on the market last year, she decided that she could not pass up the opportunity to be the 5th owner of the 104 year old house. Mr. Nedeau stated that he too was taken with the house noting that it offers the opportunity for new dreams for his family. He stated the intent to preserve some of the charm of the original structure. Mr. Deegan reviewed a brief history of the house noting that he obtained and reviewed Stanley Anderson’s drawings for the house. He described the property and surrounding neighborhood. He noted that there is a comfortable distance between this house and the two adjacent properties. He reviewed the residence as it exists today and the changes made over time. He reviewed the proposed changes to the house as part of this project. He presented some of the original Stanley Anderson studies and design concepts for the house. He noted that the house today has a different function than in the past. He noted that in the Historic Preservation Commission Minutes May 28, 2014 - Page 9 original plan, there are two very balanced open air porticos at the south end of each wing. He reviewed original plans for the house and noted that the intent is to locate the primary living spaces in the main part of the house, near the pool and yard. He provided photos of all sides of the house as it exists today. He noted that the courtyard was originally used as a motor court and the living space, as a garage. He noted that the house is one story and does not present much of a sense of scale to the street. He noted that open air portions of the original structure were, over the years, enclosed for use as a greenhouse and sleeping porch. He stated that the open porch will be re-established with this project to restore the symmetry to the front elevation. He stated that the majority of the work will occur on the west side of the house. He reviewed the existing and proposed site plans. He noted the plans to bring back the original front porch, the centered front entry and to construct an addition off the back of the house to maximize exposure to the rear yard. He reviewed a foundation plan noting that the area of footprint change is off the rear of the house. He reviewed proposed floor plans and noted that no changes are proposed for the second floor. He reviewed the existing and proposed elevations and described the proposed front entry. He provided some three dimensional images of the existing and proposed house. He noted that the addition will be consistent with the detailing on the existing house. Ms. Czerniak noted that this is a unique and exciting project. She noted that other potential buyers came to the City in the past with very different and less preservation oriented proposals for the property. She acknowledged that this project may be the first of several phases of work on the property and commented that although it would be desirable to remove the aluminum siding on the house, there are budgetary considerations and the new owners cannot be expected to accomplish everything at once on the property. Chairman Pairitz invited questions from the Commission, hearing none, he invited public comment, hearing none, he complimented the project and the fact that the owners and architect reached out to Paul Bergmann for the Stanley Anderson drawings. He stated that the Commission is appreciative of people who make efforts to understand the spirit of the original construction. Commissioner Travers noted that a letter was received from the Lake Forest Preservation Foundation in support of the project. He noted that the letter encouraged exploration of whether the original wood siding remains under the aluminum siding and encouraged replacement of the aluminum siding over time. Chairman Pairitiz noted that the petition is presented with aluminum siding and aluminum clad windows. He stated an understanding of the maintenance aspects of restoring the wood siding however; he commented that such a restoration would be desirable and encouraged consideration of that approach now or in the future. He stated however that wood siding and windows is not being suggested as a condition of approval. Historic Preservation Commission Minutes May 28, 2014 - Page 10 In response to the Commission, Ms. Czerniak suggested that a condition could authorize a future return to wood siding and windows without further review by the Commission. The Commission stated support for the condition as suggested by staff. Hearing no further comments, Chairman Pairitz invited a motion. Commissioner Travers made a motion to grant a Certificate of Appropriateness approving various alterations, additions and restoration work as detailed on the plans presented to the Commission for property located at 540 Crabtree Lane. He stated that the motion is based on the findings as presented in the staff report which document that the project complies with the applicable standards. He added that the presentation and the Commission’s deliberations are incorporated as additional findings in support of the petition. He stated that the approval is subject to the following conditions. 1. Plans submitted for permit must reflect the project as presented to the Commission. a. The petitioner is encouraged to explore whether the original wood siding remains under the existing aluminum siding and whether it is salvageable. The owners are encouraged to over time, remove the aluminum siding and restore the exterior to wood, the original material. Building permits, but no further approvals from the Commission, are required for this work. b. If any modifications are proposed, plans detailing the areas of change must be submitted and will be subject to review by staff, in consultation with the Chairman as appropriate, to verify that the plans are consistent with the intent of the Commission and the approvals granted. 2. The existing grades on the site must be maintained to the extent possible with only changes necessary to accommodate proper drainage and good engineering practices. 3. The gravel driveway is not permitted to encroach closer to the property line than the current condition. In any area where the driveway is extended along the property line, a minimum setback distance of five feet shall be maintained. Consideration shall be given, in consultation with the City’s Certified Arborist, to opportunities to screen the driveway and garage doors from the neighboring property to the west. 4. All necessary steps, as directed by the City’s Certified Arborist, shall be taken to preserve and protect the two juniper/cedar trees located on the west side of the residence during construction. 5. 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 Historic Preservation Commission Minutes May 28, 2014 - Page 11 to City approval in an effort to minimize and manage impacts on the neighborhood and impacts to existing vegetation during construction. 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 4 to 0 to approve the petition. 6. Consideration of a request for a Certificate of Appropriateness approving a new single family dwelling, site plan and landscaping on a vacant lot at 1120 Elm Tree Road. Property owner: Deborah W. Moore Representative: Austin DePree 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 project noting that this parcel is one of the few vacant parcels in this area. He stated that he is personally familiar with this area and the sensitivities of it. He noted that the petitioner is a long time Lake Forest resident. He reviewed the surrounding area noting the curving streets and the fact that this is a corner lot. He stated that the proposed house is sited along Woodland Road in part to buffer the existing residence to the south. He commented that with the curve of Woodland Road, passersby will only get a glancing view of the house. He noted that the proposed siting provides a private, backyard for the new house and natural light into the rear of the house. He reviewed the rear elevation acknowledging the staff comments about the shed dormer. He stated that various configurations of dormers were considered to open up this private side of the house. He reviewed the other elevations. He stated that the design intent is to introduce eclectic massing and give the impression that the house evolved over time. He reviewed the exterior materials noting that lannon stone, black slate and clapboard siding are proposed. He added that copper gutters, operating shutters and appropriate detailing are planned. John Mariani, project landscaper, stated that this is an unusual parcel in that it has never been developed. He stated that the landscape intent is to maintain a landscaped streetscape to minimize the perception of change to the neighborhood. He described the landscaping proposed at the northwest corner of the lot noting that large Hawthorne trees are proposed for a year round screen. He stated that up closer to the house, landscaping, to compliment the architecture, is planned. He stated that there are no large, significant trees on the site, but noted that the trees that are in good condition will be saved. Ms. Czerniak commented that because this property is currently vacant, and has been forever, the perception of anything that is built on the lot will be striking. Historic Preservation Commission Minutes May 28, 2014 - Page 12 She confirmed however that the lot is buildable. She noted that the property is located on a corner lot, with one side facing Woodland Road. She noted that Woodland Road is one of only a few through streets that extend from Sheridan Road to Lake Road. She added that Woodland Road curves in this area, impacting the views to the house that will be constructed on this property. She stated that the house conforms to the applicable Code standards with respect to massing, uncomplicated rooflines and detailing. She stated that high quality exterior materials are proposed. She called out a few aspects of the project for Commission consideration. She acknowledged that the west elevation of the house fronts on the rear yard, the private space. She noted that to take advantage of natural light, a shed dormer is proposed. She noted that the shed may have some visibility from the streetscape due to the relationship of the property to the road. She noted that the hardscape and garage are proposed close to the south property line and suggested that careful attention be paid to this area to assure that sufficient open area is available for some plantings. She stated that the new house will have a significant impact on the house to the south. She noted that a letter was received form the Lake Forest Preservation Foundation and was provided to the Commission. She noted that letter discussed the siting of the house and the choice to front the house on Elm Tree Road, rather than on Woodland Road. She confirmed that there is sufficient frontage to allow two curb cuts on Elm Tree Road, as proposed. She noted that the north curb cut will need to be set a minimum distance from the corner to meet the Code requirements. She noted that the absence of a motor court allows the front of the house to be softened with considerable landscaping. She stated that the staff report includes findings in support of the petition and offers recommendations for conditions of approval. In response to questions from Commissioner Preschlack, Ms. Czerniak stated that as long as the required minimum street frontage is present, the Code does not direct the orientation of the house. She noted however that the Code does speak to compatibility with the streetscape. She stated that currently, the vegetation along Woodland Road, although it may be an invasive species, creates a landscaped streetscape. She noted that by fronting the house on Elm Tree Road, a landscape presence on Woodland Road can be maintained. She stated that the dormers are not inappropriate elements, but deserve some consideration by the Commission since they may have visibility from Woodland Road. In response to questions from Commissioner Alfe, Mr. Mariani stated that the plan is to “open” and “close” views of the house. He stated that the intent is not to completely obscure views of the house. He stated that currently, the lot appears park like and stated that the intent is to preserve that feel. He confirmed that the hedge will be removed from the Woodland Road streetscape and replaced with trees. He stated that if more screening along the Woodland Road streetscape is desired, some large spruce trees and ornamentals could be added in that area. Historic Preservation Commission Minutes May 28, 2014 - Page 13 In response to questions from Commissioner Alfe, Mr. DePree responded that various design schemes were considered for the house. He stated that the primary benefit of the proposed design is that the front door of the house is set back 80 feet from the street and the streetscape is soften with a landscaped courtyard. He noted that the design responds to the fact that the lot is much narrower north to south noting. He emphasized that the proposed site plan preserves the park like feel at the corner of Woodland and Elm Tree Roads. Hearing no further questions from the Commission, Chairman Pairitz invited public comment. Edie Lyon stated that she is the neighbor directly to the south of the property proposed for development. She stated that she is thrilled with the design of the proposed house. She stated that she has one concern. She stated that she understands that the cluster of pine trees needs to be removed for the driveway noting that it is disappointing, but understandable. She noted however that to the west of the proposed driveway, there are two additional, very large pine trees. She expressed a hope that they will be saved. Mr. Mariani confirmed that the two large pine trees will be saved. Chairman Pairitz complimented the petition noting that he is not troubled by the orientation of the house to Elm Tree Road. He suggested that slightly skewing the house to the northwest might be worth considering. He noted that a skewed location could provide additional maneuvering space for the garage entrance and allow more southern light into the house. He noted a discrepancy in the location of the air conditioner units and the generator in the materials presented. He asked that consideration be given to how to best screen those units from the neighboring property owner. In response to comments from Chairman Pairitz, Mr. DePree explained that skewing the house results in the garage doors having an impact on Elm Tree Road and the neighboring property. He stated a desire for a design that locates the façade parallel to the road. He added that the design as proposed does not locate any dormers along the south side to respect the privacy of the neighbor. Chairman Pairitz commented on the rear elevation noting that the hierarchy is done right and that the dormers are not out of place. He stated that he understands why this part of the house is different from the other elevations. He added that the views of this elevation will be limited from off of the site. In response to questions from Commissioner Preschlack, Mr. DePree reviewed the height of the residence noting that the front dormers engage the wall keeping the height down. He noted that there are limited dormers on the front elevation. He stated that ornamental trees are proposed to break up the mass of the house. Historic Preservation Commission Minutes May 28, 2014 - Page 14 Commissioner Preschlack acknowledged that the proposed massing, with the dormers, is a better solution than a two story house. Hearing no further comments, Chairman Pairitz invited a motion Commissioner Travers made a motion to Grant a Certificate of Appropriateness approving a new single family residence, the overall site plan and the preliminary landscape concept plan for property located at 1120 Elm Tree Road. He noted that the motion is based on the findings in the staff report which document that the petition satisfies the applicable standards in the Code. He added that the presentation, public testimony and the Commission’s deliberations are also incorporated into the record as additional findings in support of the project. He stated that as part of the motion, the following conditions of approval will apply to the project. 1. Plans submitted for permit must reflect the project as presented to the Commission and with the modification that the air conditioner and generator must be located to minimize impacts on the neighboring property. a. If any modifications are proposed, plans detailing the areas of change must be submitted and will be subject to review by staff, in consultation with the Chairman as appropriate, to verify that the plans are consistent with the intent of the Commission and the approvals granted. 2. The existing grades on the site must be maintained to the extent possible with only changes necessary to accommodate proper drainage and good engineering practices. 3. Tree Removal Plan, Tree Survey, Tree Protection Plan – Prior to the issuance of a building permit, the City’s Certified Arborist will review these materials and confirm the following: a. Tree removal is limited to that necessary for construction and to trees in poor condition elsewhere on the site. b. Trees worthy of and able to be preserved are properly protected during construction and if appropriate, treated pre and post construction to increase the chances of survival. c. Replacement tree inches are properly calculated and that the required replacement is provided on site or through a payment in lieu of on site plantings. 4. Landscape Plan – Prior to a framing inspection, a final landscape plan must be submitted for review and will be subject to approval by the City’s Certified Arborist. The Arborist’s review of the plan shall include, but is not limited to the following: a. Generally consistent with the conceptual plan presented to the Commission. b. The air conditioner units and generator must be appropriately screened. Historic Preservation Commission Minutes May 28, 2014 - Page 15 c. Canopy and mid-story plantings are provided along Woodland Road, particularly near the northwest corner of the site to screen views of the west elevation of the house including the shed dormer. d. The setback distance of the driveway from the south property line is maximized to the extent possible, and in no case is less than five feet, and that landscaping is provided in this area to provide screening between the two houses. e. Inch for inch replacement for the trees removed from the site is provided on the plan if there is adequate land area to support the plantings or is covered in part by a payment in lieu of on site plantings. 5. 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. 6. Prior to the issuance of any Certificate of Occupancy, the site must be planted consistent with the approved final landscape plan. If, due to the time of year, planting is not possible, a bond in the amount of 110% of materials and labor must be posted with the City to assure that the plantings are completed within 30 days after the start of the next planting season as determined by the City. 7. 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 4 to 0 to approve the petition. 7. Consideration of a request for a Certificate of Appropriateness approving an addition to a residence at 990 Ringwood Road North. A building scale variance is also requested. This item was withdrawn at the request of the petitioner. OTHER ITEMS 8. Opportunity for the public to address the Historic Preservation Commission on non- agenda items. There were no additional public comments. 9. Additional information from staff. The meeting was adjourned at 9:07 p.m. Respectfully submitted, Catherine J. Czerniak Director of Community Development