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HISTORIC PRESERVATION COMMISSION 2016/08/24 Minutes The City of Lake Forest Historic Preservation Commission Proceedings of the August 24, 2016 Meeting A regular meeting of the Lake Forest Historic Preservation Commission was held on Wednesday, August 24, 2016, at 6:30 p.m., at the City of Lake Forest City Hall, 220 E. Deerpath, Lake Forest, Illinois. Historic Preservation Commissioners present: Chairman Grieve and Commissioners Elizabeth Sperry, Wells Wheeler, Susan Athenson, Robert Alfe, Carol Gayle and Bill Redfield. Commissioners absent: None City staff present: Kate McManus, Assistant Planner and Catherine Czerniak, Director of Community Development 1. Introduction of Commissioners and staff, overview of meeting procedures. Chairman Grieve reviewed the meeting procedures followed by the Commission and asked the members of the Commission and staff to introduce themselves. 2. Consideration of the minutes of the July 27, 2016 meeting of the Historic Preservation Commission. The minutes of the July 27, 2016 meeting were approved as submitted. 3. Consideration and discussion of a Historic Resource Evaluation Report and a structural evaluation for Bennett Hall at the Grove Cultural Campus, 50 E. Old Mill Road. The Commission is asked to consider and make a recommendation on the long term disposition of Bennett Hall, its historic integrity and value as part of the Campus, and the potential for a viable long term use of the building. Property Owner: The City of Lake Forest Representative: Susan Benjamin, consultant Chairman Grieve asked the Commission for any conflicts of interest or Ex Parte contacts, hearing none; he invited a presentation from the petitioner. Ms. Czerniak introduced the presentation noting that Bennett Hall is located on the Grove Cultural Campus, a City owned property. She explained that the Commission is asked to provide recommendations on the value of Bennett Hall as a historic structure to assist the City Council in determining whether preservation is appropriate. She added that to date, a long term use has not been identified for Bennett Hall and given the need for investment in the building, the Council has requested review and input from the Commission on the importance of the building. Ms. Benjamin stated that she first researched the Grove Campus site in 1998 while Historic Preservation Commission Minutes August 24, 2016 - Page 2 writing the Grove Campus Historic District Nomination. She stated that the campus was established as preventorium in 1912 for families afflicted with tuberculosis and is unique to the Chicago area. She noted that the campus is architecturally and historically significant to the history of Lake Forest. She reviewed original plans for the preventorium noting that Edwin Clark intended to design a home-like neighborhood that would expand and grow over time. She explained that Clark based his design on the quadrangle model, similar to Market Square and many college campuses. She stated that a similar campus was constructed in the City of Chicago and noted similarities between the two campuses. She stated that Bennett Hall was named after Mrs. Edwin Bennett and the preventorium campus was named Ridge Farm, in keeping with surrounding gentleman farms. She noted that during her research, she reviewed letters from parents about their children’s experiences. She stated that only 2 structures were completed by Clark and that the Depression halted the construction of additional buildings. She noted that Ossian C. Simonds completed the landscape plan. She stated that Stanley Anderson was a favored architect in the 1940s and was commissioned to design Bennett Hall. She stated that the building was designed to be compatible with the other older buildings and completed the quad-like campus. She noted that the significance of the site lies in the overall campus design and relationship of buildings noting that the interior spaces are less significant. She reviewed the original floor plans of Bennett Hall noting that the only space important to retain is the reception area. She stated that the interior space is flexible and pointed out that the basement has large windows and natural light making that space useable for various purposes as well. Ms. Czerniak stated that there is no petition before the Commission on this matter, instead, the City Council asked the Commission to discuss and make a recommendation on the value and importance of Bennett Hall individually, and as part of Grove Campus. She explained that, at the direction of the City Council, an update of the Master Plan for the Campus is underway. She stated that the Campus was acquired by the City in 1997 and since that time, long term uses have been established in the other buildings on the Campus. She noted that Bennett Hall has had several interim uses while the other buildings have long term tenants who have made investments in maintaining and improving the buildings. She stated that the studies presented to the Commission were completed to assist in evaluating Bennett Hall and considering its future. She noted that although the Commission’s purview is not to look at the economics of maintaining and utilizing the building, suggestions or creative approaches for sustaining Bennett Hall are welcome. She stated that presently, the Master Plan limits the type of uses that can occur on the Campus; she noted that it may be necessary to allow more flexibility with respect to uses to support investment in Bennett Hall. For the record, she stated that most of the members of the Commission had the opportunity to take a tour of the building prior to the meeting. Chairman Grieve asked for questions from the Commission. Commissioner Redfield stated that in his opinion, the building should be reused. Historic Preservation Commission Minutes August 24, 2016 - Page 3 Commissioner Gayle noted that Ms. Benjamin made an excellent case that Bennett Hall is integral to the overall campus. She acknowledged that finding an appropriate use is important. She stated that in her opinion, the building should be preserved and some flexibility for use of the building should be incorporated into the Master Plan for the Campus. Commissioner Wheeler stated that in his opinion, Bennett Hall is the least significant of the buildings on the Campus; he noted however, that it is important to the campus composition as a whole. He noted that the outside staircase and chimney are insensitive later additions. He stated support for finding a use for the building. Commissioner Athenson suggested that a focus group approach be used to discuss and identify opportunities for adaptive reuse of the building. In response to questions from Commissioner Athenson, Ms. Czerniak explained that the current Master Plan was adopted soon after the City acquired the property to guide the use of the site which is in a residential zoning district. She explained that now that several uses are well established on the Campus, the Council directed th at the Master Plan be updated to reflect current uses and to anticipate future uses. She noted that a meeting of stakeholders and neighbors was held about a year ago to get input on current and future uses. She stated that as part of the Master Plan update, overall issues such as the adequacy of lighting, pedestrian walkways and parking are being discussed. She explained that the Master Plan will be considered at a public hearing before the Zoning Board of Appeals and will ultimately be presented to the City Council for final action. She stated that the Commission’s discussion will inform the Master Plan discussions as they relate to permitted uses and opportunities for Bennett Hall in the future. She stated that determining the importance of Bennett Hall is integral to the ongoing Master Plan discussions. In response to a question from Commissioner Alfe, Ms. Czerniak confirmed that if significant exterior changes are proposed at Bennett Hall in the future, they would require review by the Commission. In response to a question from Commissioner Sperry, Ms. Czerniak stated that the Commission’s purview is the building’s exterior and explained that the Commission’s role is to assess the value and importance of Bennett Hall. In response to a question from Commissioner Athenson, Ms. Benjamin stated that she does not know how much of the original landscape plan is extant. Chairman Grieve noted that further development and growth was originally intended for the site. He noted the importance of this type of site in Lake Forest. In response to questions from Chairman Grieve, Ms. Benjamin agreed that there is no question that a quadrangle form and growth over time was planned. She stated that it appears that it was Clark’s intention to develop an environment to foster wellbeing. Historic Preservation Commission Minutes August 24, 2016 - Page 4 Hearing no further questions from the Commission, Chairman Grieve asked for public testimony. Jan Gibson, 59 E. Franklin Place, stated that Bennett Hall is a treasure and is significant to the ensemble of buildings at Grove Campus and is essential in creating the quadrangle. She noted that the campus is characteristic of Clark’s work and conveys a homelike feeling to institutional buildings. She pointed out that Bennett Hall is uniquely detailed with elements that are no longer made. She noted the door surround, cornice detailing and hand cut brick lintels. She stated that the City should care for the collection of buildings and stated that a variety of uses are possible. She suggested consulting with non-profits to find a use. Laura Luce, 111 Ridge Lane, read a letter from the Lake Forest Preservation Foundation noting the importance of Bennett Hall both individually and as part of the overall district. She stated that the Foundation urges the City Council, Historic Preservation Commission, staff and others to think creatively and collaboratively about how to reuse and restore Bennett Hall and how to provide for appropriate opportunities through the update of the Master Plan. Hearing no further public testimony, Chairman Grieve invited final comments from the Commission. Commissioner Sperry thanked Ms. Benjamin for the thorough research. She stated that demolition of Bennett Hall would have a negative impact to the whole camps and stated that flexibility to allow options for adaptive reuse should be provided for in the Master Plan. Commissioner Alfe agreed that it is important to keep building and find an appropriate use. Commissioner Athenson noted that the historic resource evaluation was very interesting and that there is no question that the building is significant and completes the campus plan. She added that the building was designed by an important architect, Stanley Anderson, and is representative of his work. She stated that deferred maintenance and insensitive modifications have occurred, but there is potential for reuse of the building. She noted that the basement space has a large amount of natural light. She suggested that the original landscape plan be incorporated into future plans for the Campus and suggested changing the name of the Campus back to Ridge Farm. She suggested making parking less intrusive on the Campus and added that Clark’s original plan should be referenced in making future decisions about the site. She stated that providing for accessibility in to Bennett Hall is important and recommended that the non-historic additions be removed. She emphasized the importance of retaining the original windows and other historic elements of Bennett Hall. She suggested exploration of uses that benefit children given the history of the site. She noted that the high school and different youth groups Historic Preservation Commission Minutes August 24, 2016 - Page 5 could use the space and added that options such as a daycare or preschool could also be explored. Commissioner Wheeler agreed that changing the name back to Ridge Farm would be appropriate and that the City should explore different uses that complement the other uses on the Campus. He stated that the architectural detailing on Bennett Hall is not the same as the Clark designed buildings but noted that the building is important to the overall site. He stated that sensitively designed additions may help to make the building more usable. Commissioner Gayle agreed that focus groups could be helpful in identifying appropriate uses. She emphasized the importance of preserving the structure. Commissioner Redfield suggested that a potential use could be a space for disabled children. Commissioner Sperry pointed out that there is currently no community space on the west side of town and suggested that a multi-functional space for classes or a branch library may be useful. Chairman Grieve stated that based on the comments from the Commission, there is unanimous agreement that Bennett Hall is significant and should be preserved. He agreed that there is great opportunity and potential for adaptive reuse of the structure. He stated that the historic resource evaluation reconfirms that the structure and the overall site are historically and architecturally significant and worthy of preservation. He noted that the building has the potential to be a very positive aspect of the community and that its issues are cosmetic. He stated that there are 2 architects of note involved. He acknowledged that finding an appropriate use may be a challenge. He emphasized that retaining the exterior of the building is important. Commissioner Athenson added that the reception room is significant and also worthy of preservation. OTHER ITEMS 4. Opportunity for the public to address the Historic Preservation Commission on non- agenda items. Michael Hrusovsky provided information to the Commission on architect Balfour Lanza. 5. Additional information from staff. The meeting was adjourned at 7:45 p.m. Respectfully submitted, Historic Preservation Commission Minutes August 24, 2016 - Page 6 Kate McManus Assistant Planner