Loading...
BUILDING REVIEW BOARD 2017/10/04 MinutesPage 1 of 12 October 4, 2017 The City of Lake Forest Building Review Board Proceedings of October 4, 2017 Meeting A regular meeting of the Lake Forest Building Review Board was held on Wednesday, October 4, 2017 at 7:30 p.m., in the Training Room at the City’s Municipal Services Facility, 800 Field Drive, Lake Forest, Illinois. Building Review Board members present: Chairman Ted Notz and Board members Robert Reda, Jim Diamond and Ross Friedman Building Review Board members absent: Board members Peter Dunne, Chris Bires and Fred Moyer Staff present: Catherine Czerniak, Director of Community Development 1. Introduction of Board members and staff, overview of meeting procedures – Chairman Notz Chairman Notz reviewed the role of the Building Review Board and the meeting procedures followed by the Board. He asked the members of the Board and staff to introduce themselves. 2. Consideration of the minutes of the September 6, 2017 meeting of the Building Review Board. The minutes of the September 6, 2017 meeting were approved with one correction as requested by Chairman Notz. 3. Continued consideration of a request for approval of architectural designs and exterior materials for homes to be constructed on Lots 1 – 26 of the Westleigh Farm Subdivision. Approval of the color palette and anti-monotony parameters is also requested. The Westleigh Farm Subdivision is located on the southwest corner of Route 60 and Ridge Road. Owner: North Shore Builders (Ryan Building Group, Inc., 100%) Representatives: Jeff Mulcrone, BSB Design Chairman Notz asked the Board for any Ex Parte contacts or conflicts of interest. Hearing none, he invited a presentation from the petitioner. Mr. Wynsma noted that as a follow up to the Board’s discussion at that last meeting, his group reviewed the Board’s comments, refined the architectural details and gave additional thought to the exterior materials. Mr. Mulcrone, project architect, reviewed the site plan noting the openness of the site and the distance between the rear elevations of the homes across the Page 2 of 12 October 4, 2017 orchard, over 500 feet in some cases. He noted that due to the grade change on the site, depending on the lot, there will be different options for the rear elevations. He noted that because of the layout of the subdivision, front facades of the homes do not face each other. He stated that every home will have a view of the lake or the orchard. He noted the locations where the lodge and stable will be reconstructed. He presented a typical streetscape noting how homes will relate to each other and the opportunities for front and side load garages, and two and three car garages. He stated that the anti-monotony parameters, together with the different lot configurations, will assure variety and individualization of each home. He stated that the intent is to build 26 different homes on the site. He stated that since the last meeting, all elevations of each architectural style were reviewed, refined and simplified. He stated that efforts were made to align detailing with the historical context of the site and each architectural style. He noted that the number of gables on the Colonial Revival home was reduced and the multicolor siding eliminated. He stated that the number of exterior materials was reduced and more natural materials are now proposed. He stated that the detailing was simplified and the dormers refined to be more historically accurate. He noted that window patterns were refined for consistency with the style. He stated that the Shingle Cottage was also simplified noting that the siding is now consistent on all four elevations. He noted the use of simulated divided lite windows, tapered columns, and true cement stucco. He reviewed the Farmhouse Revival style home noting that wood, rather than a synthetic product, is now proposed for the board and batten siding and true stone will be used. He pointed out that the width of the panels of the accent roofs over the porches and dormers was reduced to 12 inches to achieve more of a craftsman look. He reviewed the options for the rear elevations depending on the siting of the house and grades of the lot. He noted that buyers will be able to choose from various options: a covered porch on the master bedroom or great room, garage orientations, and brick and stone fireplaces and chimneys. He presented 12 color palettes that will be offered. Ms. Czerniak noted that the Westleigh Farm subdivision is located on the last, large, centrally located property in Lake Forest. She noted that the site is prominent and that the development has the potential to be extraordinary given the open space and the topography. She noted that as presented by the petitioners, the four architectural styles and various options are intended to provide the opportunity for significant variation among homes within the development. She explained that after approval of the architectural designs, options and exterior materials by the Board and City Council, City staff will work with the developer to assure that the anti-monotony parameters are followed as plans for each home are submitted for permit. She noted that the developer has responded to the comments offered at the last Board meeting with refinements and revisions to the plans. She noted that the designs have been simplified and that some changes to exterior materials were made. She stated that the goal is that ultimately, the development appears as a neighborhood that has evolved over time with a timeless character and a sense of place. She stated that the Page 3 of 12 October 4, 2017 development is unique in that none of the homes will be located directly across the street from other homes. She noted that the petitioner provided additional information on the options for the rear elevations and reiterated that the rear elevations will likely have limited visibility from other homes due to the expansive, central open space which will be planted with an orchard. She commended the change made since the last meeting, from synthetic to true cement stucco. She noted continued staff concern about the proposed use of vinyl windows rather than wood, metal clad, or fiberglass windows. She stated that simulated divided lites windows, with a spacer bar between the glass, are consistent with previous Board approvals. She stated that based on the City’s design guidelines, chimneys are an essential element to remain true to the selected architectural styles. She stated that staff recommends that chimneys be required, not an option presented to buyers. She suggested that given the number of homes that will be constructed based on approval of the plans now before the Board, final review of the details by a Board subcommittee would be appropriate. She stated that to assure variety, the Board may want to consider whether the Anti-monotony Parameters should establish a maximum number of homes of a particular architectural style if the Board wants to assure that all of the four styles are represented in some number. She noted that in response to a request from the Board, the petitioner provided color palettes. She noted that the color palettes are subtle earth tones consistent with the Design Guidelines, but noted that there appears to be an overall monotone to the palettes. She suggested that an option for one or two stronger color palettes may be appropriate. She noted that the options for two and three car garages, and front load and side load garages will add variety to the streetscape. She noted that options for the garages will be limited to some extent by the configuration of the lots. She stated that staff recommends approval of the petition based on the findings in the staff report and subject to the conditions of approval detailed in the staff report. She reiterated the recommendation for the appointment of a Board subcommittee given the magnitude of this petition. In response to questions from Board member Diamond, Mr. Mulcrone described the proposed shutters noting that they proposed to be wood injected with resins for durability, also referred to as engineered wood. He stated that it is a maintenance free product. He noted that the wood shutters will be available in a variety of styles. He provided samples of the stone and shingles. In response to questions from Board member Diamond, Mr. Wynsma explained that the use of architectural shingles, rather than cedar shingles, is a response to the market. Bill Ryan, William Ryan Homes, noted that the designs and materials proposed are generally consistent with homes in nearby neighborhoods. He noted that the roofs on homes along Ridge Road are predominately asphalt shingles, many standard shingles, rather than architectural shingles. Page 4 of 12 October 4, 2017 In response to questions from the Board, Mr. Mulcrone reviewed the proposed Hardi-board siding materials. In response to questions from Chairman Notz, Mr. Ryan explained that engineered wood is not proposed for siding but for trim, posts, and accent elements. In response to questions from Board member Diamond, Mr. Mulcrone clarified that the engineered wood is not an inexpensive product and is durable, stable, holds color well and requires less maintenance than true wood. In response to questions from Board member Diamond, Ms. Czerniak confirmed that the Board has previously approved the use of Hardi-board for horizontal, clapboard siding, but not Hardi-board shakes. Mr. Ryan explained that the use of Hardi-board is consistent with the goal of offering a maintenance-light community. He noted that the homeowners will be responsible for maintenance of their homes and properties. In response to questions from Board member Diamond, Mr. Mulcrone showed an example of the vertical board and batten siding. He noted that it has depth, a profile and a textured wood grain finish. In response to questions from Chairman Notz, Mr. Mulcrone stated that the Hardi- board products are available in 34 colors and are pre-primed and painted. He noted that a customized color can be requested as well. In response to questions from Board member Diamond, Mr. Mulcrone confirmed that the material is flame retardant and is rated. Mr. Ryan added that typically, a pre-finished product is used because it is primed and as a result, is more durable. He noted that the nails are hidden. In response to questions from the Board, Mr. Mulcrone presented a cross section of a 200 Series Anderson window. Mr. Ryan explained that since the last meeting, the windows were upgraded to the 400 Series windows which have enhanced architectural details and muntins between the panes as well as affixed to the inside and outside. He explained that the product is a wood window wrapped with vinyl on the outside to weather proof the frame. In response to questions from Board member Diamond, Mr. Ryan confirmed that based on staff direction, true cement, troweled stucco is now proposed. He stated that the application of the stucco will be a multi-step process using chicken wire, black paper and lathe. Page 5 of 12 October 4, 2017 In response to questions from Board member Diamond, Mr. Wynsma reviewed that there are three floor plans each of which can be configured in one of four different architectural styles. He added that options are available for garage orientations and rear elevations to the extent the options are workable on specific lots. He stated that with the number of options offered, each home will have a different appearance. He added that since the last meeting, refinements were made to the roof forms, doors and windows. In response to questions from Board member Diamond, Mr. Ryan explained that a minimum landscape package will be installed with each home and will offer sizable plantings. In response to questions from Board member Diamond, Mr. Wynsma confirmed that the Homeowners’ Association will be responsible for maintaining the common areas, the street and for snow plowing. He noted that the Homeowners’ Association’s assessment will be used to pay for the cost of that work. He stated that property owners will be able to enhance the landscaping on their property and add pools or hardscape as permitted by the Declaration of Covenants and City Code. In response to questions from Board member Friedman, Mr. Ryan confirmed that broad focus groups were conducted by William-Ryan Homes to understand buyers’ interests. He stated that the target market for this development is empty nesters in the age range of 40 to 60 years old. He noted that single parents may also be attracted to the development. He noted that the development will appeal to anyone who does not want the burden of maintenance, people who value time more than viewing the house as an asset. In response to questions from Board member Friedman, Mr. Wynsma confirmed that Northshore will build the homes. He reviewed the overall development plan noting there will be a water feature associated with the detention ponds. He noted that the road is on high ground and the site terraces down to the water features and offers long views across open space. He pointed out that a bio swale is located between the homes and the common central open space. He reiterated that the changes in topography offer the opportunity for variations in the rear elevations of the homes. In response to questions from the Board, Mr. Ryan noted that the price points are anticipated around 1.2 to 1.4 million but commented that further due diligence is being done on the price points. Board member Friedman stated that given the anticipated price, aesthetics is very important. He stated that it is in the developer’s best interest to position the product to move well and reiterated that this is the last large piece of property centrally located in Lake Forest. He explained that when people move to Lake Forest, they expect a certain cache in the home product. He stated support for Page 6 of 12 October 4, 2017 use of the engineered product for the accent elements as discussed, but expressed concern about some of other materials proposed, Hardi-board and asphalt shingles. He noted that given the proposed materials, in combination, the homes may look very “engineered”. He agreed that the engineered materials require less maintenance, but noted that the homes will not have a timeless quality or a sense of style. He encouraged the developer to carefully consider the materials noting that providing for a historical reference is important in Lake Forest. He spoke to the Colonial plan noting that the dormer needs to be enlarged, refined or eliminated. He explained that the roof is too expansive for the size of the dormer. He stated that the architectural styles associated with the homes should be more clearly reflected in the designs. Commissioner Reda concurred with the comments of the other Board members. He stated support for the project but encouraged continued refinement and simplification. He agreed that the site is prominent and essentially the last opportunity for a significant development in Lake Forest. He encouraged more alignment with the selected architectural styles. He supported the use of a Board subcommittee given the importance of this project. He expressed continued concern about the rear elevations noting that they may appear large, vertical and white. In response to comments from the Board, Mr. Ryan stated that the plans are strong and hit the market for this area. He reiterated his desire and willingness to work with the City to achieve a good overall project. He stated that in response to requests from the Board and suggestions from staff, the plans have been modified and refined and the exterior materials upgraded. He stated that it is important to bring the design process to a close so that the homes can be marketed. He stated that the level of interest has been strong. In response to comments from Board member Friedman, Mr. Ryan stated that the land price was substantial. He explained that his company has over 50 houses on the North Shore; at price points between $1.2 to $2.6 million dollars. He stated confidence that they understand what buyers are looking for and their hierarchy of wants and needs. He stated that during focus groups, there is always significant interest in high end products and design elements but when discussing a contract, interests tend to change a bit. Board member Friedman explained that Lake Forest has its own set of unique challenges and history. He re-stated his concern about the engineered feel of the exterior materials. Board member Diamond commented that consumers are looking for individuality. In response to comments from Board member Friedman, Mr. Ryan noted that the impact of the exterior materials is softened because the homes are viewed as a single level from the street. He acknowledged that the rear elevations as shown Page 7 of 12 October 4, 2017 may not have been the best representations of what is intended noting that the Eclectic style, rather than the Farmhouse style will present greater variation on the rear elevation, and less verticality. He noted that buyers are looking for backyard living space and openness. He noted that various upgrades will be available for the backs of the houses including: a covered deck, screen rooms, sunrooms, and larger decks across the back of the house. He commented that with the different choices available, the backs of the houses will look more haphazard than presented. In response to comments from Board member Friedman, Mr. Wynsma explained that early on, developing a community more like Conway Farms or Willow Lake was considered but noted that type of development can get monotonous. He stated that as designed, this development is intended to appeal to buyers looking for uniqueness in their own homes and more variety in the neighborhood. In response to questions from Chairman Notz, Mr. Humm reviewed the site plan noting the limitations of the various lots and the options that are functionally able to be constructed on the various lots with respect to the rear elevations. In response to questions from Chairman Notz, Mr. Wynsma clarified that the majority of the lots will support a three car garage. Mr. Ryan added that many of the lots can accommodate side load garages. He noted that options for side load garages were added to improve the overall development. In response to questions from Chairman Notz, Mr. Ryan explained that a model of each floor plan will be constructed on lots spread across the development. He noted that they plan to s tart building on the east side to minimize traffic impacts on neighbors. Chairman Notz suggested that a maximum number of any particular floor plan or architectural style be considered so that variety in the development is assured. In response to comments from Chairman Notz, Mr. Wynsma pointed out that within each specific plan; there will be variety because of the options offered. In response to questions from the Board member Diamond, Mr. Wynsma, stated that side yard setbacks will be a minimum of 10 feet, with a 30 foot combined distance from house to house. Hearing no further questions from the Board, Chairman Notz invited public comment. Art Miller, representing the Preservation Foundation, reviewed a brief history of the property. He stated that he is very interested in the success of the project. He Page 8 of 12 October 4, 2017 noted that it is difficult to make a roof work on square houses. He stated that the perspective images presented are helpful in understanding the intended character and building forms. He stated that the side elevations need more articulation. He noted that the three car garage option offers more depth to the appearance of the homes and is helpful. He noted concern about the design element that places a gable end, within a gable end. He noted that approach is not desired and appears stagey. He noted that the dormers as presented are not proportionate to the mass and height of the roof. He commented that the strongest elevation is the French Eclectic design with the tall roof. He stated that with the elimination of the double gable, the Cottage design is good. He encouraged further study of the book entitled “Guide to American Houses” to help identify elements and materials that are appropriate to each style. He acknowledged that many options will be offered. He stated that the Farmhouse style will not work with stone. He stated that if the designs are simple, the homes will look larger and more elegant. He explained that trying to put too much on a house in an effort to make it look bigger, has the opposite effect. Tina, a resident on Ridge Road, stated that she lives across the street from the barn and is a professional interior designer. She noted concern about the mix of the low maintenance materials and authentic materials. She noted that the roofs are prominent and questioned the use of asphalt over the cedar. She stated that cedar roofs have a 20 year life span. She noted that if she was looking for a low maintenance home, she would be happy with a twenty year roof. She suggested that a cedar shingle roof would offer a better mix of low maintenance, engineered materials, and authentic materials. She noted that she was disappointed that the barns were demolished. Sharon, a resident of 221 S. Ridge Road, stated that she lives directly across the street from the development and has lived there for 25 years. She stated that she would like to see this project be successful because it will protect her property value. She stated that she was under the impression that the historic structures were going to be moved, not demolished. Lolla Skagnoli, 145 S. Ridge Road, asked if all of the properties would be landscaped in the same way and whether homeowners would be able to enhance the landscaping on their property. She asked whether fences would be permitted and whether streetlights are proposed. She stated that the area is beautiful now, without a lot of streetlights . Hearing no further public testimony, Chairman Notz invited the petitioner to respond to public testimony. Mr. Ryan explained that homeowners will be allowed to fence around the back yards with an approved open fence. He explained that the landscaping package that will be installed with each home is substantial adding that homeowners will be able to enhance the plantings if the desire to do so. He Page 9 of 12 October 4, 2017 confirmed that architectural asphalt roofing has a longer life span than cedar shake but noted that cedar roofing could be offered as an option. In response to remaining questions, Mr. Wynsma noted that the lack of chimneys was raised by staff. He stated that in response, they will offer the option of adding a brick or stone chimney but noted that most of the houses are designed with inboard fireplaces. He added that not everyone wants a fireplace. He noted that windows extend all across the rear elevations and pointed out that add a chimney will require blocking some of the windows. He stated that eleven streetlights are planned in the subdivision. He stated that the streetlights are the standard Lake Forest streetl ights and are intended to add low level light for safety without being overwhelming. He added that there will be no lights in the open space areas. He explained that the caretaker’s house was never intended to be restored or replicated. He continued noting that the stable and lodge were not structurally sound enough to be moved and instead, will be reconstructed. He stated that the plan is to integrate the reconstructed structures into the development. He added that some elements of the structures were saved and noted that measured drawings of the structures were prepared to allow replication. Chairman Notz invited a staff response to public comments. Ms. Czerniak confirmed that the development approvals acknowledged that the historic buildings would be replicated, rather than moved. A neighboring property owner noted that anything is possible with enough money. She stated that she is disappointed that the buildings were demolished. In response to the neighbor, Board member Notz noted that there are economics involved and that the developer is making a huge investment to replicate the structures . Board member Friedman commented that it may be more expensive to replicate the buildings than to restore the original structures. He noted however that there was probably a lot of rot, bug damage and mold impacting the structures. In response to questions from a resident, Mr. Ryan explained that the historic structures were neglected for decades. He stated that if they had been better maintained, the approach would have likely been different. He stated that it was not feasible to save the structures. Mr. Miller added that the structures have been derelict since 1972. Page 10 of 12 October 4, 2017 Chairman Notz stated appreciation for the efforts to try to preserve what can be salvaged. Hearing no further public comment, he returned the petition to the Board for final comments and action. Board member Reda stated that the project has made good progress. He stated support for the recommendations in the staff report. He reiterated that further refinement of the elevations is necessary to conform to the selected architectural styles. He stated support for appointing a subcommittee to resolve the remaining issues. Board member Freidman asked if the staff report and minutes will speak thoroughly enough to the items discussed by the Board. He stated support for a subcommittee with the understanding that the petitioner is committed to working with the subcommittee with an open mind and willingness to resolve the open items. He acknowledged the timing concerns of the petitioner. Board member Diamond concurred with the comments of Board members Reda and Friedman. He pointed out that the simplicity of the historic Adler and Shaw structures is a welcome sight. He noted that working towards that same elegant simplicity for the elevations of the new homes will benefit the developers. Chairman Notz admitted to having a strong aversion to Hardi-board noting that the product has not evolved to the degree that it looks close enough to a natural material . He noted that it is one thing where one house is constructed with Hardi board siding, but another when an entire neighborhood is constructed of the product. He stated that use of natural materials should be reconsidered. He suggested that this topic be discussed by the subcommittee. Board member Friedman stated that Hardi-siding does not have character. He questioned whether the development will be successful at the suggested price points with all Hardi-board construction. He suggested that the development will be more successful with a greater number of natural products mixed with some appropriate engineered materials. He agreed that exterior materials should be a significant item for consideration by the subcommittee. In response to comments from Board member Friedman, Mr. Ryan stated that they are willing to work on addressing the Board’s high priority concerns. He noted that each of the changes discussed will add to the developer’s costs. He stated that natural materials could be offered as options, but he noted that there is a cost to having various designs developed. He noted that he is open to working with the committee to achieve greater simplification. Board member Reda assured the developer that the subcommittee will be reasonable and responsive. Page 11 of 12 October 4, 2017 Board member Notz stated that he is in the real estate business and understands the developer’s position. He offered his commitment that the project will get the attention needed to allow it to continue to move forward. He stated that the experience with subcommittees in the past is that they help to move projects along. Hearing no further comments from the Board, Chairman Notz invited a motion. Board member Reda made a motion to recommend approval of the petition subject to review and approval of refined designs and final exterior materials by a subcommittee of the Board. He noted that the subcommittee should assure that the concerns and questions raised by the Board are fully vetted and responded to appropriately. He noted that in particular, the elevations should be refined to be consistent with the selected architectural styles, exterior materials reviewed to assure that they are of high quality and consistent with the chosen style and that the plans are generally in conformance with the following conditions. He added that at the subcommittee’s discretion, the petition can be referred back to the full Board if a satisfactory resolution cannot be achieved. 1. True cement stucco shall be used. 2. Windows shall be wood, metal clad or fiberglass and shall have interior and exterior affixed muntins. 3. The mix of side load and front load garages should generally achieve a balance throughout the project to the extent possible due to the limitations of the lots. The mix of front and side load garages should be subject to staff review and approval. 4. An option for a masonry or brick chimney shall be offered for each architectural style. 5. To assure diversity within the development, limit the number of homes, in any one architectural style, to no more than ten of the twenty-six homes. Require at least three homes to be constructed in each architectural style. 6. Expand the color palette to include some deeper, earth tones for the siding materials to avoid monotony of neutral colors. 7. All changes and refinements made to the plans after the Board’s review shall be highlighted on the plans submitted for permit. A copy of the plans submitted to the Board shall accompany the plans submitted for permit. Staff is directed to review the plans and all refinements, in consultation with the Chairman as appropriate, to confirm that the plans are in conformance with the Board’s direction. Page 12 of 12 October 4, 2017 8. Mock-ups shall be constructed, on the homes, of cementitious shakes and board and batten prior to installation of the materials to allow verification by the Board subcommittee that the materials, in the context of the site and the new home, have a high-quality appearance. (If wood products are used, no mock-up is required.) Board member Freidman seconded the motion. The motion was approved by a 4 to 0 vote. OTHER ITEMS 4. Opportunity for the public to address the Building Review Board on non-agenda items. There was no additional public testimony presented to the Board. 5. Additional information from staff. There was no additional information presented by staff. The meeting was adjourned at 8:54 p.m. Respectfully submitted, Catherine J. Czerniak Director of Community Development