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BUILDING REVIEW BOARD 2017/11/01 Minutes Plan Commission Minutes - November 1, 2017 Page 1 of 11 The City of Lake Forest Building Review Board Proceedings of November 1, 2017 Meeting A regular meeting of the Lake Forest Building Review Board was held on Wednesday, November 1, 2017 at 6:30 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, Peter Dunne, Fred Moyer and Ross Friedman Building Review Board members absent: Board member Chris Bires 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 October 4, 2017 meeting of the Building Review Board. The minutes of the October 4, 2017 meeting were approved with one correction as requested by Chairman Notz. 3. Recognition of past Board member Mike Bleck. Chairman Notz recognized the contributions of past Board member Mike Bleck. He noted various projects that were considered by the Board during Mr. Bleck’s time on the Board. He thanked Mr. Bleck on behalf of the Board, City staff and the community. Mr. Bleck stated that he was honored to serve as a member of the Board and welcomed the opportunity to give back to the community. He stated that it is a privilege to live and work in the City of Lake Forest. 4. Consideration of a request for approval of the demolition of the existing commercial building and construction of a new commercial building for Chase Bank. Approval of the overall site plan, landscaping and signage is also requested. The property is located at 884 S. Waukegan Road. Owner: 884 S. Waukegan Road LLC (Frank Mariani 50%, John Fiore, Jr. 50%) Representatives: Jonathan Krissoff, Market Director Real Estate JP Morgan Chase & Company Tim Meseck, Vice President Plan Commission Minutes - November 1, 2017 Page 2 of 11 The Architects Partnership, LRD Chairman Notz introduced the project and clarified that the Board’s role is to consider the design aspects of the petition. He noted the Board does not have purview over the proposed use of the site and noted the Plan Commission is currently considering that aspect of the petition. He asked the Board members for any Ex Parte contacts or conflicts of interest. Hearing none, he invited a presentation from the petitioner. Mr. Meseck introduced the petition and the members of the project team. He noted that the intention is to fully redevelop the site. He reviewed the existing conditions on the site. He reviewed the surrounding commercial development and noted the locations of the adjacent streets and the railroad tracks. He pointed out the three existing vehicular access points to the site noting that the access points will remain at the current locations and the same traffic pattern that exists on the site will remain. He pointed out that there is an access easement across the property that benefits the Forest Square commercial development to the north of the site and stated that no change is proposed to the access easement. He stated that the existing building will be demolished and a new building built generally, in the same footprint as the existing building. He reviewed the pedestrian access proposed on the site and the planned connections to sidewalks off of the site. He noted the location of the drive up ATM and a walkup ATM noting that both will be available 24 hours a day. He reviewed the layout of the building noting that the main entrance to the building is located on the north elevation, similar to the location of the entrance to the former McDonalds. He pointed out that the trash and recycling enclosure is proposed to be relocated to the west property line to provide the opportunity for improved pedestrian connections between Forest Square and the Chase Bank site. He noted that the intent of the site plan is to create more of a cohesive development with the commercial development to the north. He stated that most of the existing trees will be protected and preserved but noted that one tree on the west portion of the site and several smaller, ornamental trees along the north side of the site, are planned to be removed. He stated that additional trees will be added to the site as part of the redevelopment. He reviewed the elevations and floor plan. He noted that clear glass is proposed on all four sides of the building and commented that the building is designed to have four fronts. He noted that the building was designed to support adaptive reuse, in the event that the bank vacates the site noting that the building could accommodate a retail use, a restaurant or offices. He stated that traditional exterior materials are proposed and were selected to relate to Forest Square. He stated that true depth brick and four inch stone veneer will be used. He stated that smooth face limestone will wrap the building all four sides. He stated that the exterior materials will include: residential sized bricks, cedar shingles for portions of the roof, standing seam metal for smaller portions of the roof and copper clad gutters and downspouts. He pointed out the trellis elements proposed on the east and west elevations to help break down the appearance of massing. He reiterated that all four elevations of the building are cohesive adding that customers will approach Plan Commission Minutes - November 1, 2017 Page 3 of 11 and view the building from all directions. He reviewed the roof plan, adding that a 12/12 pitch is used all around the building. He noted that the dormers and architectural detailing are intended to break up the appearance of mass and create scale. He noted that signage is proposed on all four elevations with 20 inch letters. He noted that that a monument sign along Waukegan Road is proposed as well. Ms. Czerniak noted that this petition is before Plan Commission because banks are permitted as special uses in the B-1 zoning district. She noted that special uses require a public hearing and review by the Plan Commission. She explained that the Plan Commission process is underway and as part of the Commission’s discussion, the petition was directed to the Building Review Board for consideration of the design aspects of the project before final Commission action. She added that the Commission is interested in the Board’s review particularly to assure that the project overall; the site plan, building design and materials, integrate to the extent possible with the surrounding development and in particular, Forest Square to the north. She noted that to date, the design of the building has gone through considerable revision and refinement as the Plan Commission process has progressed noting that the current design aligns to a greater extent than earlier designs. She added that the Plan Commission also asked for the Board’s consideration of pedestrian connectivity from the building, through the site and to points off site for the benefit of employees and customers. She stated that the present design presents consistently designed elevations and proposes the use of natural materials. She stated that the petition appears to be consistent with the City’s Design Guidelines. She asked for Board input on the proposed fence along the roofline, widow’s walk acknowledging that the design element is likely intended to hide the roof top mechanical equipment. She questioned whether the element is successful from a design perspective and whether further study should be done on ways to screen the roof top mechanical equipment from various perspectives. She noted that the conceptual landscape plan presented preserves the majority of the existing mature trees on the site noting that retaining existing trees will help the new building to fit more quickly into the streetscape. She stated that the building design and site layout appear to achieve the goal of the Plan Commission by creating a building that could serve other uses in the future. She recommended that if approved, once the site begins to take shape, the exterior lighting plan and all proposed signage be considered noting that the opportunity to view a mockup of the proposed signs, in the context of the building, will be helpful. She stated that findings in support of the site layout, building design and exterior materials are provided in the staff report. In response to questions from Board member Dunne, Ms. Czerniak confirmed that as proposed, the signage exceeds what is permitted in the Code. She suggested that in considering signage, it will be important to review the signage on other banks in the surrounding area. Plan Commission Minutes - November 1, 2017 Page 4 of 11 In response to questions from Board member Dunne, Mr. Meseck stated that an exterior lighting plan has not yet been prepared. He noted that there are specific requirements for lighting around an ATM that will need to be met. He stated that light fixtures will be selected to direct light downward and minimize glare or off site impacts. He stated that he will work with staff to make sure that the lighting is consistent with the City’s intent for this area. He noted that there are no residents directly adjacent to the site. In response to questions from Board member Friedman, Mr. Meseck stated that a commercial store front system, a metal system with one inch glass, is proposed with anodized aluminum, with a brown finish, to match Forest Square. He noted that the top pane of glass will be detailed with muntins, fixed to the interior and exterior, to break down the scale. He stated that the intention is to use as much clear glass as possible on the first floor to create an openness and to assure that the building lends itself to a variety of future uses. He noted that in limited areas, spandrel glass will be used for security for the cash safe room, the data rooms and the ATM room. He stated that the spandrel glass will be grey. He explained that the second floor will not be habitable space, but the building massing is designed for consistency with the surrounding structures. In response to questions from Board member Friedman, Rick Swanson, consulting architect, and the architect for Forest Square, confirmed that the inset dormers have copper pans. In response to questions from Board member Friedman, Mr. Meseck explained that cement board siding is proposed under the roof overhang and will have an applied stucco finish which will be durable and water tight, consistent with commercial construction standards. He confirmed that the reason for the fence along the widow’s walk is to screen the mechanical equipment. In response to questions from Board member Friedman, Mr. Meseck stated that the intent is to recess the mechanical equipment to the extent possible and further conceal it behind a parapet wall. He stated that the fence was added with the intent of further screening the equipment. He stated that alternative approaches to screening the mechanicals can be studied. In response to Board Member Friedman, Ms. Czerniak explained that staff is interested in the Board’s evaluation of the fence and whether the added ornamentation is appropriate. She stated that it would be helpful to have more information about the location and height of the mechanical equipment to understand they type of screening that might be needed. She added that a simple metal louver screen, set back from the façade, has proven to be a successful solution for other projects. In response to questions from Chairman Notz, Mr. Meseck stated that from the platform at the train station, the sight line would likely be at the roof level, not looking down into the parapet. He agreed to conduct sightline studies to Plan Commission Minutes - November 1, 2017 Page 5 of 11 determine whether the roof top mechanical equipment would be visible from off of the site. In response to questions from Board member Friedman, Mr. Meseck reviewed the site plan noting the location of parking spaces and the potential for sharing some spaces with Forest Square to the north. He noted that employee parking will be along the west property line. He stated that there will likely be some surplus parking spaces. He noted that customer parking is located near the door adding that convenient parking is important to bank customers. He noted that preventing train commuters from parking in the lot could be a challenge. He confirmed that the number of parking spaces exceeds the Code requirement. He reviewed the palette of materials. He described the base of the building as smooth, true limestone, 18 to 24 inches high, with a cap. He reiterated that the intent is to use materials consistent with the Forest Square development to the north. He stated that the exterior materials will include ashlar pattern limestone and brick, both with a four inch depth. He stated that a cement fiberboard material is proposed for the trim, for durability. He noted past success with painted cement board but agreed that wood trim could be considered if necessary. He noted that the downspouts are copper and that wood shingles are proposed for the roof. In response to questions from Board member Friedman, Mr. Swanson described the planned insets in the brick noting the intent to add a shadow line and break up the massing of the gable. He stated that the dormer material will be either stucco or cement board adding that stucco, to match the Forest Square building, is preferred. He stated that the dormers will be sided with cedar shingles. In response to questions from Board member Diamond, Mr. Meseck agreed to do further study to determine whether the ornamental fence along the widow’s walk is needed to fully screen the roof top mechanicals. He pointed out that locating the mechanical equipment on the roof will eliminate the need to locate it on the ground, in a more visible location. He confirmed that cement board is intended for the trim in the gable ends and for the trellis. He confirmed that the intent is to keep the materials and the design simple and straightforward. He presented various samples of the proposed materials. In response to questions from Board member Diamond, a representative from the sign company confirmed that low voltage internal illumination is planned in the signs, not neon lighting, adding that the lights in the signs could be set to turn off automatically. In response to questions from Chairman Notz, Mr. Meseck confirmed that the bricks will be laid individually, by a mason, and will be residential in size. In response to questions from Board member Reda, Mr. Swanson confirmed that the stucco will be true cement stucco. He noted that whether stucco, shingles or Plan Commission Minutes - November 1, 2017 Page 6 of 11 cement board are used for the second floor windows, the key will be to assure that the material blends well with the other materials and with Forest Square. In response to questions from Board Member Reda, Mr. Meseck stated that wood can be used for the soffit and fascia, but noted that it becomes a maintenance concern. In response to questions from Board Member Reda, Mr. Meseck reviewed the east elevation. He noted that the gable will be proud of the building by three to four feet creating shadow lines that will add interest. He pointed out that the trellis and plantings will also add interest without making the elevation too complicated. He noted that the landscaping on the overall site will include ground plantings and ornamental trees. He stated the intent to preserve the tree near the drive thru. He pointed out the landscaped courtyard with seating. He stated that irrigation will be installed to help the plantings to thrive. Board member Moyer complimented the choice of exterior materials and the color palette. He noted that in his opinion, the fencing along the widow’s walk relates nicely to the east elevation and adds dimensional variation. He noted that the fencing provides relief from the large roof and appears small and tasteful. He questioned whether the length of the fencing could be diminished on the north elevation noting that the fencing is most successful on the east elevation. He commented on the proposed signage noting that Lake Forest has a tradition of limiting signage to no more than necessary to identify a business or institution. He observed that as proposed, the signage appears to fall into the category of advertising, rather than simply identification. He stated that signage is appropriate on the north and east façades because there is traffic in those areas. He suggested that consideration should be given to eliminating the signage proposed for the south and west sides of the building. He stated that the building would benefit from having less signage. In response to questions from Board member Moyer, Mr. Meseck, explained that the ATM lane can accommodate three vehicles, the number expected at peak times. He added that a walk up ATM is available in the building lobby as well and is accessible to customers after hours. He stated that if the vehicle drive thru cannot accommodate the demand, there is space to activate a second lane. Board member Moyer stated appreciation for the plans to enhance the landscaping on the site but noted that there is a lot of pavement. He suggested consideration of narrowing the drive thru lane since, as currently configured, it appears to be able to accommodate about seven vehicles. He stated that if the entrance to the drive thru lane was narrowed, the size of the courtyard and green space on the site could be increased. He noted that there would still be room to add a second ATM if needed in the future. In response to questions from Board member Moyer, Mr. Meseck agreed that the entrance to the drive thru lane could be throttled down to allow expansion of the Plan Commission Minutes - November 1, 2017 Page 7 of 11 green space and to narrow the exposure of pedestrians crossing the drive lane. He agreed that the pedestrian crosswalk could be identified in some way but noted that a raised surface will cause problems during snow plowing. He agreed to consider brick pavers as accents or banding in courtyard seating area. Board member Moyer stated that the changes discussed will make the site more pedestrian friendly and the courtyard more inviting. In response to Chairman Notz, Mr. Meseck confirmed that the second floor space will not be built out at the outset however, the building will be constructed to accommodate a second floor buildout if needed for a future use. He stated that the dormers will be usable for a future second floor space. He stated that the grey spandrel glass planned for limited areas on the first floor could be replaced with clear glass in the future if desired. Chairman Notz agreed with Board member Moyer’s suggestion to explore reducing the width of the ATM access lane. He suggested incorporating a pedestrian friendly bump out on the courtyard side of the drive lane. In response to Chairman Notz’s suggestion, Mr. Meseck stated that he will need to confirm that the turning radius is workable before determining how best to narrow the driveway. Chairman Notz observed that the north and south elevations are likely to be more visible than the east elevation. He stated that in his opinion, the east elevation as proposed provides sufficient interest and detailing. Board member Friedman noted that the east elevation will be visible from the Sunset Foods parking lot. He agreed with Board member Reda’s observation that the east elevation lacks the level of interest found on the other elevations. He suggested that there may be an opportunity to add a dormer above the first floor window on the east elevation to break up the roof. In response to Board member Friedman’s suggestions, Mr. Swanson suggested that an architectural element could be added to the east elevation but noted concern about adding a dormer similar in size to those on the north elevation noting that it could be overwhelming on the east elevation. Board member Friedman suggested that playing off the arched element could be successful. He asked that further study of the east elevation be done to determine whether additional detailing is appropriate of appears to be too much. He stated that a final decision about whether or not to further detail the east elevation could be left to staff or a Board subcommittee. In response to a question from Chairman Notz, Mr. Krissoff stated that Chase will have a 20 year lease with an additional 20 year option. Plan Commission Minutes - November 1, 2017 Page 8 of 11 Hearing no further questions from the Board, Chairman Notz invited public comments. Steve Douglass, 460 Washington Road, stated that he represents the owners of Forest Square and noted that they are in total support of the petition. He applauded the petitioner for listening to the Plan Commission and revising the building design and materials to fit within the context of the surrounding area. He complimented the petitioner for consulting Rick Swanson, the architect for Forest Square and the Lovell’s building, in an effort to make sure that the design was complimentary to the area. He noted that the prior design was well done, but noted that the building was clearly designed for a bank and not necessarily adaptable to alternate uses. He stated that the design now presented lends itself to future adaptability. He observed that with respect to the east elevation, there is articulation that is not clearly portrayed by the two dimensional drawing of the elevation. He emphasized that the articulation of the masses on the east elevation will be clearly visible when the building is constructed. He noted that the roof recedes away from the plane of the wall and will appear lower and more appropriately scaled than in the drawings. He stated that in his opinion, the east elevation does not need additional ornamentation. He commended the simplicity of the design. He noted that the brick color portrayed by the rendering appears more compatible with the surrounding buildings than the brick sample presented to the Board. He noted that the brick on Forest Square has more variation of tones than the sample and as a result, adds great depth to the appearance. He stated that he was contacted by Mr. Meseck and had several conversations and a meeting to discuss opportunities for improved pedestrian connections between Forest Square and the Chase Bank site. He stated support for increased lighting in the parking lot. He stated that tenants in Forest Square have found that signage on the west elevation of the building has resulted in business from people getting off of the train. He stated that signage on all four elevations of the bank could be beneficial. He stated that cement fiber board will be easier to maintain than wood noting current maintenance issues with the wood trim and detailing at Forest Square. He applauded the efforts of the petitioners. Ruth Widstrom, stated that she lives north of Sunset Foods and noted that she frequently walks in the area and appreciates the consideration given to pedestrian connections. She suggested that provisions be made for parking and securing bicycles to encourage employees and customers to bike as an alternative to cars. She noted that the ATM is located further east than the former McDonalds’ drive thru potentially making it more difficult to see pedestrians when pulling away from the ATM and out of the site. She noted that at times, cars queue up on the east side of the railroad tracks to pick up passengers and wanted to make sure that Chase Bank is aware of the added traffic flow that can be caused by cars waiting for the train. She suggested that the Chase Bank sign facing the railroad tracks say “Lake Forest” noting that for those who are not regular train commuters, the sign could be helpful to identify the stop. She stated Plan Commission Minutes - November 1, 2017 Page 9 of 11 that the City encourages native plantings and expressed her hope that Chase Bank will consider native plantings. Mr. Mariani, property owner, stated that the landscape plan is still evolving and stated agreement with Ms. Widstrom noting that native plants will be used to a great extent. Pam Bird, a resident on Lynette Drive, stated that she lives two blocks south of the building. She asked that the lighting on the signs be kept low. Hearing no further public comment, Chairman Notz invited response to public comment from the petitioners. Mr. Meseck stated appreciation for the comments noting that the process to date has resulted in improvements to the plan. He stated that Chase Bank is willing to meet the recommended conditions of approval and consider the comments offered by Board and members of the public. Chairman Notz invited final questions and comments from the Board. Board member Reda stated that the demolition meets the applicable criteria. He stated support for the overall site plan, the building design and the exterior materials subject to the conditions recommended by staff and the comments offered by the Board. He stated that action on the lighting and signage should be deferred until the site begins to take shape. Board member Diamond agreed with the comments of Board member Reda. Board member Friedman stated that he supports the exterior materials as proposed noting that for residential installations, natural materials should be used but noted that commercial buildings warrant the use of some products that are more durable. He stated that he staff should review some alternate options for the east elevation of the building. Chairman Notz stated that a sightline study from the train station platform should be completed to assure that the roof top mechanicals are screened from that perspective as well as from various points on the ground. He stated that the Board is extremely sensitive to views of mechanical equipment. He stated that the ornamental railing at the widow’s peak does not appear to be inconsistent with the overall design, but also, does not seem essential to the design. He complimented the overall design and noted that the hard work put into the project is evident. He stated that the proposed development is integrated with and harmonious to Forest Square. He wished the petitioners the best of luck. Board member Reda made a motion to recommend approval of the demolition of the existing building based on the findings in the staff report. Plan Commission Minutes - November 1, 2017 Page 10 of 11 The motion was seconded by Board member Friedman and was approved by a vote of 6 to 0. Board member Reda made a motion to recommend deferral of action on the exterior lighting and signage components of the petition until more detailed information is available and until the building begins to take shape to allow mockups of the proposed signs to be viewed by the Board. The motion was seconded by Board member Friedman and was approved by a vote of 6 to 0. Board member Reda made a motion to recommend approval of the overall site plan, the building design, exterior materials and the conceptual landscape plan based on the findings detailed in the staff report and subject to the following conditions of approval. 1. No portion of the building, including any decorative or screening elements, shall exceed 35 feet. 2. Further study shall be conducted on the railing at the widow’s walk, in particular, on the north elevation and consideration shall be given to further detailing of the east elevation. Final approval of these elements is delegated to staff, in consultation with the Chairman as determined to be appropriate. Any other revisions to the plans resulting from final design development or in response to comments offered by the Board or members of the public shall be clearly called out on the plans. Copies of the plans submitted to the Board shall be submitted along with final the plans submitted for permit with areas of change highlighted. 3. Brick and stone veneer must be a minimum of four inches thick and shall be installed on site. The stone shall be true stone, not cast stone. Use of pre-fabricated panels is not permitted. True cement stucco shall be used on the dormers. 4. Detailed sightline studies shall be completed of the roof top mechanical equipment. The mechanical equipment shall be selected to fit within the parapet and must be fully screened from offsite views including from the train station platform. 5. The location of the downspouts shall be reflected on the drawings submitted for permit and shall be subject to review and approval by staff. The downspouts shall be located to avoid disrupting the symmetry of the building elevations. Plan Commission Minutes - November 1, 2017 Page 11 of 11 6. The specific fixtures for the four decorative coach lights, two each on the north and south elevations, shall be submitted along with the plans submitted for permit. The source of the light shall be shielded from direct view. The lights shall be turned off after business hours. 7. Detailed drawings of the trash and recycling enclosure shall be included at the time the building plans are submitted for permit and will be subject to review and approval by staff. The enclosure shall provide adequate screening and keep the area secure. The enclosure shall be constructed of materials that are generally consistent with those used in construction of the building. 8. The entrance to the drive thru lane shall be reduced in width and, to the extent possible, the courtyard area increased in size. The pedestrian crossing shall be narrowed and delineated in some way to enhance the safety and comfort of pedestrians. 9. The final landscape plan shall be subject to review and approval by the City’s Certified Arborist. Native plantings shall be considered. 10. The mature trees on the site shall be protected and preserved as directed by the City’s Certified Arborist. The motion was seconded by Board member Diamond and approved by a vote of 6 to 0. 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 7:56 p.m. Respectfully submitted, Catherine J. Czerniak Director of Community Development