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BUILDING REVIEW BOARD 2013/01/09 MinutesBuilding Review Board Minutes – January 9, 2013 Meeting Page 1 of 10 The City of Lake Forest Building Review Board Proceedings of January 9, 2013 Meeting A regular meeting of the Lake Forest Building Review Board was held on Wednesday, January 9, 2013, at 6:30 p.m., in the Council Chambers of City Hall, 220 E. Deerpath, Lake Forest, Illinois. Building Review Board members present: Chairman Peggy Vignocchi and Board members Jon Clair, Monica Ruggles, Madeleine Dugan and Steuart Tray. Building Review Board members absent: Charlie King and Mike Bleck Staff members present: Megan Neuman, Planner, Catherine Czerniak, Director of Community Development 1. Introduction of Board members and staff, overview of meeting procedures – Acting Chairman King Chairman Vignocchi asked the members of the Board and staff to introduce themselves. She reviewed the procedures followed by the Board. 2. Approval of the minutes. No action was taken on this item. Returning Petitions 3. Continued consideration of a request for approval of the demolition of a significant portion of the existing single family residence at 917 Oakwood Avenue and approval of reconstruction, alterations, additions and site modifications. Owner: Thomas J. Kiddle Contract Purchaser: Brian Germain Representative: Michael Hrusovsky, project manager The petition was withdrawn at the request of the contract purchaser. 4. Continued consideration of a request for approval of storefront alterations, canopies, landscaping and signage for two new businesses at 950 N. Western Avenue. Owner: Westwood Square LLC Proposed Businesses: Westwood Bistro and 9 Fifty Whiskey Bar Representatives: Jeffrey Schnoll and Ted Boufis, the Lake Forest Restaurant Group, Inc. Building Review Board Minutes – January 9, 2013 Meeting Page 2 of 10 Chairman Vignocchi asked the Board for any conflicts of interest or Ex Parte contacts. Hearing none, she invited a presentation from the petitioner. Mr. Schnoll introduced the project architect, Rich Gordon. Mr. Gordon provided an overview of the petition. He reviewed the site plan noting the tenant spaces in Westwood Square that the two new businesses propose to occupy. He stated that renovation of the two building façades, a landscaped patio and new signage is proposed. He commented on the 9 Fifty Whiskey Bar space noting the location of the two entrances and the intent to replace the front facing windows with sliding windows. He stated that the previously proposed outdoor seating in front of this space was eliminated. He described the steel canopies that will project out from the building façade noting that they will be supported by cabling from the brick wall above. He commented on the Westwood Bistro space explaining that a stucco fascia wall is proposed to enclose the existing mansard roof element. He noted that a corner accent element of wood or a hardi-board product will be constructed and will extend out from the stucco finish to call attention to the entrance. He provided a sample of the proposed stucco and color samples for the steel canopies and stained wood. He provided a sample of the brick proposed for the patio walls noting that it is a close match to the existing brick. He commented on the patio and described the 3 foot high brick wall proposed around the north and east side of the outdoor seating area noting that wrought iron detailing is proposed as part of the wall. He noted that views will be screened for those seated on the patio looking out as well as for those outside of the patio looking toward it. He noted the existing grade change from the entrance to the new restaurant and the public sidewalk. He noted that the patio area will be leveled with the entrance to the restaurant. He noted the existing evergreen trees and stated that every effort will be made to preserve the trees, but noted that they will need to be limbed up. He stated that plantings around the patio will be enhanced and urns will be located in the patio area to add seasonal color. He reviewed the landscape plans for the area along Western Avenue stating that the existing vegetation along the front of the 9 Fifty Whiskey Bar will be replaced. He noted the intent to provide a variety of colors through the seasons. He noted that a Juliette-type balcony will be created by the addition of railings along the front of the sliding windows facing Western Avenue. He stated that there is an irrigation system on the site that will be modified. Mr. Paulson, Beacon Sign Solutions, stated that two sets of channel letters are proposed on the east facing walls of each restaurant. He stated that the height of the letters will not exceed 10” and noted that the face and sides of the letters will be opaque and that light will only be emitted from the back of the letters to reflect off of a backer board. He commented that any light spill will be minimal. He stated that a monument sign is Building Review Board Minutes – January 9, 2013 Meeting Page 3 of 10 proposed at the same location as the previous Burger King sign. He noted that two pillars with a sign panel in between are proposed. Ms. Czerniak stated that this project is before the Board for review of design aspects noting that the use aspects of locating two new restaurants in the Westwood Square development, and potential impacts on the surrounding neighborhood, are scheduled for review by the Plan Commission later in the month and are not under the purview of the Board. She stated that alterations are proposed to the building façade. She acknowledged that the existing building is problematic and that the best approach might be to start with a new building, but noted that the proposed restaurants will only be two tenants in the larger development. She stated that the alterations are intended to draw attention to the new restaurants and update the building. She commented that the proposed patio area and wall could enhance existing space that currently does not add much to the development. She commented on the proposed signage noting that the letters on the canopies will be backlit, consistent with other signs in the Central Business District. She suggested that once the canopy is in place, a mock-up of the proposed lettering should be done to allow verification that the size of the letters is proportional to the overall building and the newly installed canopies. She commented on the monument sign noting that the location and design should be looked at in the context of the outdoor patio and proposed wall. She summarized the conditions of approval as recommended in the staff report. She stated that other than the lighting associated with the signage, no additional exterior lighting proposed. In response to questions from Chairman Vignocchi, Mr. Gordon explained that the patio will be at the same elevation as the entrance door to the new restaurant. He stated that the patio wall will maintain a consistent top elevation and will get taller as the grade slopes down toward the street. He stated that at the tallest point, the wall will be approximately 5 feet. He stated that the patio area will be about 600 square feet. He described the canopies explaining that they will be affixed slightly above the windows, above the soldier course of brick. He confirmed that screening will be installed at the locations necessary to shield views of new roof top mechanical equipment from off the site. In response to questions from Board member Clair, Mr. Gordon confirmed that the screening for the roof top mechanicals will be in addition to the alterations proposed to the mansard roof element. He acknowledged that depending on the location of the roof top units, additional screening may not be needed on the north side. In response to questions from Board member Tray, Mr. Gordon explained that a frame wall with true stucco over lath is proposed to obscure the existing mansard roof. He stated Building Review Board Minutes – January 9, 2013 Meeting Page 4 of 10 that a solid wedge is proposed to fill the space between the stucco panel and the existing mansard roof to prevent water infiltration. In response to questions from Chairman Vignocchi, Mr. Gordon confirmed that the existing roof drains will accommodate the water runoff from the roof. In response to questions from Board member Ruggles, Mr. Gordon explained that reveals will be saw cut into the stucco and will be an inch to an inch and a half wide. He described the intended stucco texture and passed around a small material sample. In response to questions from Board member Clair, Mr. Gordon confirmed that the reveals are an aesthetic condition and are simply a change in the plane to provide a shadow line and break up the mass of the panel. In response to questions from Board member Dugan, Mr. Gordon confirmed that signs are only proposed on the east elevations of the buildings. He described the brick wall around the patio noting that breaks in the wall are proposed to break up the mass and to allow drainage. He explained that the breaks will be in filled with wrought iron fencing. He stated that trees and lower landscaping will be planted along the wall to provide an edge to the patio. He stated that the grade of the area beyond the patio, toward Western Avenue, will not be changed. He stated that the wall as proposed, in combination with the landscaping, will be sufficient to block views of headlights of cars pulling into the parking spaces from people sitting on the patio. In response to questions from Board member Dugan, Mr. Gordon talked about the brick sample presented. He stated that an exact match to the existing brick was not found but stated that the lighter brick will be pulled from the sample to achieve a closer match to the existing brick. He stated that the monument sign will be brick. Joe Paulsen, Beacon Sign Solutions, explained that the lettering on the monument sign will be illuminated with back lighting in a similar manner to the pin mounted letters on the canopy. He noted that a backer board for the letters will not be necessary since the monument itself will serve that purpose. In response to questions from Board member Clair, Mr. Gordon acknowledged that the foundation of the brick wall could be stepped down with the change in grade. He stated his preference for keeping the brick 6 to 8 inches above grade for durability reasons. He confirmed that the only place to enter or exit the patio will be near the door to the restaurant where a host stand will be located. Building Review Board Minutes – January 9, 2013 Meeting Page 5 of 10 In response to questions from Board member Ruggles, Mr. Gordon noted the area where the host stand will be located and confirmed that a fire pit is proposed near the center of the patio. Board member Clair suggested that consideration be given to a water element instead of a fire pit on the patio. In response to questions from the Board, Ms. Czerniak stated that the patio area still needs to be reviewed for compliance with applicable Code provisions such as whether a secondary exit from the patio will be required and whether a fire pit could be located in this area. In response to questions from Board member Ruggles and Clair, Mr. Gordon clarified that the outdoor seating previously proposed in front of the 9 Fifty Whiskey Bar was eliminated. He stated that sliding bi-fold doors are proposed along the front elevation instead. He described the railings that will be installed in front of the sliding windows to prevent entry or exit from the restaurant in these areas when the bi-fold windows are open. He confirmed that the main entrance to this space will be from the door on the south side of the space. He stated that entry from Western Avenue is not envisioned although the door will remain and serve as an exit. In response to questions from Chairman Vignocchi, Mr. Paulsen clarified that since the materials in the packet were prepared; a decision was made to construct the monument sign of brick to match the brick to the patio wall. In response to questions from Board member Ruggles, Mr. Gordon confirmed that the existing glass side lite, adjacent to the door, is intended to remain. In response to questions from Board member Clair, Mr. Gordon stated that the new bi-fold windows will match the anodized bronze of the existing windows on the building. He stated that the canopy will be open, with cross members. He explained that the letters will sit in a channel at the front of the canopy. In response to questions from Chairman Vignocchi, Mr. Gordon stated that a detail of the canopy can be provided to the Board. He explained that steel channel bars will be spaced to allow the canopies to have an open feeling and to reduce the weight of the structures. Building Review Board Minutes – January 9, 2013 Meeting Page 6 of 10 In response to questions from Board member Clair, Mr. Gordon stated that the look from underneath the canopy will be clean. He stated that the letters will be mounted on a plate. In response to questions from Board member Ruggles, Mr. Gordon discussed the work proposed to enclose the mansard roof on the Bistro space clarifying that the existing wood soffit will remain and the steel lattice will extend beyond. He stated that snow will fall through the canopy. In response to questions from Chairman Vignocchi, Mr. Gordon stated that the new stucco fascia will be extended on the Bistro façade to meet the existing building. He stated that there will be no changes to the rest of the building, the areas occupied by other tenants. In response to questions from Chairman Vignocchi, Mr. Schnoll stated that the fence along Woodland Road will be replaced noting that a permit for that work has already been submitted to the City. He stated that the fence along the west edge of the property will be repaired. In response to questions from Board member Clair, Mr. Gordon confirmed that the existing wood trim under the soffit will be patched and painted. He stated that the steel canopy on the north elevation of the 9 Fifty Whiskey Bar space allows a 12 foot clearance from the ramp below and will not conflict with vehicles using the underground parking garage. With respect to the wood element, he stated that either a narrow 4” exposure lap siding or a tongue and groove is being considered. Board member Clair noted that tongue and groove, with the grove exposed, would be preferable. In response to questions from Board member Clair, Ms. Czerniak stated that the original signage plan for the development approved one monument sign for the tenant in the largest space, the former Burger King space. She noted that there is a blade directory sign at the southeast of the building providing exposure for other key tenants. She stated that the signage proposal before the Board only addresses the two new restaurants and does not present a new signage plan for the entire building. She stated that type of request would need to come from the building owner. In response to questions from Chairman Vignocchi, Ms. Czerniak stated that since this is a multi-tenant building, approval of the signs is considered by the Building Review Board because the guidelines for signs for individual businesses are not always workable. Building Review Board Minutes – January 9, 2013 Meeting Page 7 of 10 In response to questions from Board member Tray, Ms. Czerniak confirmed that a mock- up of the letters proposed for the signage is recommended once the canopies are in place as a condition of approval. She stated that the staff recommendation is to approve the concept of the signage and authorize a Board subcommittee to review the lettering and provide input to staff as buildout is occurring. In response to questions from Board member Clair and concerns about the human perspective from underneath the canopy, Mr. Paulsen stated that there is an aluminum rail that would extend the length of the canopy and confirmed that each letter will have a backing. He explained that the channel is approximately 3-1/2 inches and will rest on top of the canopy. He noted that the letters would extend out in front of the channel and will align with the edge of the canopy. He discussed the mounting pins and confirmed that modifications could occur after the installation. Board member Clair suggested that consideration of the color of the pins and whether a concealing piece is necessary be part of the mock-up. Board member Ruggles stated confusion about the canopies and questioned whether the open canopies, with the repetitive members and the signage will be too busy. She noted that no plans detailing this aspect of the project were presented to the Board. In response to questions from the Board, Mr. Paulsen confirmed that the canopy will be gray. He added that there is flexibility with respect to the placement of the letters and their alignment the canopy. Chairman Vignocchi questioned whether any alternative to stucco was considered for the panels that are to be installed. She read a letter from the Lake Forest Preservation Foundation that spoke to this aspect of the project. In response to questions from Chairman Vignocchi, Mr. Schnoll noted that the stucco panels will be accented with a wood element at the corner. In response to questions from Chairman Vignocchi, Mr. Gordon stated that stucco was chosen in part because the material needs to be light weight since no major structural changes to the building are intended. He stated that brick would not work from a structural standpoint. He described the plates that will hold the canopy noting that they will be no more than 4” to 6” square and will match the canopy. Chairman Vignocchi invited public testimony. Building Review Board Minutes – January 9, 2013 Meeting Page 8 of 10 John Julian, neighboring resident on Atteridge Road, stated that he is speaking on behalf of himself and his neighbors. He stated three concerns noting that the greatest concern is the proposed outdoor seating area noting that an outdoor eating area is inconsistent with the character of the residential neighborhood. He noted that other restaurants with outdoor seating are not located near single family homes. He stated that the patio is a concern visually and from a stand point. He stated that if outdoor seating is permitted, the proposed three foot wall will not mitigate the noise that will be generated from this area. He suggested that the wall could be higher or additional plantings could be added to buffer the sound. He commented that the patio appears to include a fire pit noting that evokes the image of people sitting around drinking. He stated that a water element would better suit the neighborhood. Gwen Kent, 13 S. June Terrace, stated that she used to live in the West Park neighborhood near the proposed restaurants. She stated that Lake Forest needs more restaurants. She pointed out that today, many residents go to other communities to go out to dinner and spend their money. She stated support for the petition. Hearing no further requests to speak, Chairman Vignocchi invited response to the public testimony from the petitioner. Mr. Schnoll clarified that landscaping is proposed on the north side of the patio wall. He stated that a taller wall would not be ideal noting that the height was set to provide screening while also allowing an open feeling to diners on the patio. He confirmed that the intent is to have vegetation along the entire north wall. He agreed that higher vegetation could be considered. He re-confirmed that the fence along Woodland Road is being replaced with a 7 foot cedar stockade fence. In response to a question from Board member Clair, Mr. Julian stated that the fence along Woodland Road, properly maintained, would go a long way to absorbing sound and screening sight lines. He stated that currently, the fence is falling apart. Chairman Vignocchi approved a request to allow additional public testimony. Spencer Azola, resident at 1026 N. Western, Regents Row, noted that the railroad tracks generate noise in the area. He stated that the proposed restaurants will be good for Lake Forest and stated support for the restaurants. Roberta Boyaris, the neighboring resident on Oakwood Avenue, expressed concern about vegetation that is growing over the sidewalk along Woodland Road. She suggested that the bushes be trimmed and maintained. Building Review Board Minutes – January 9, 2013 Meeting Page 9 of 10 Chairman Vignocchi returned the matter to the Board for final discussion. Board member Dugan commented that as requested by the Board, the plan now before the Board provides more detail than the plan previously presented. She stated that the color samples provided are helpful in evaluating the project. She stated that overall; the proposed changes will be a benefit to the building and site. She expressed support conditioned upon refinement of the signage, wall, and landscaping. Board member Tray stated that a water feature may be a better solution for the patio given the neighbors’ concerns with the fire pit element. He stated support for the proposed changes noting that there might not be a better solution. Board member Ruggles agreed that the materials presented were helpful. readShe stated that additional detail on the canopy is needed. She questioned whether there would be multiple shadow lines confusing the view of the building. She stated that the canopy as a single monolith element could be nice in its simplicity. She expressed concern about the texture of the stucco as portrayed by the sample commenting that it has a dryvit appearance. She suggested that a more elegant finish be proposed. She stated that the proposed simplicity is attractive for the building. Board member Clair stated that showing the canopies in perspective or birds-eye view will be helpful to reflect the true design and details of how the sign will be viewed from below the canopy. He stated an understanding from those who submitted written or verbal testimony that a use more residential in character is desired. He stated that the building has some challenges and commented that the design is appropriate given the existing conditions. He stated that careful attention to the construction details will be important to achieve the desired upgrade. He suggested that consideration be given to accentuating the reveals in the stucco noting that maybe the use of an alternative material would be appropriate. He commented that making clean cuts in the stucco may be difficult. He stated that the stockade fence helps to mitigate the impacts of the site on the neighborhood. He stated that the idea of a higher wall on the north side of the patio could be considered and could assure that headlights do not impact diners. He stated that taller shrubs or a hedge in this area could be ideal to meet various interests. He stated that the materials and the sign are not obtrusive and do not shout out. He stated that Lake Forest residents will find the restaurants. He stated that what is proposed is an appropriate design alteration to an otherwise less than desirable building. He expressed his support for the project conditioned upon additional information on the canopy. Building Review Board Minutes – January 9, 2013 Meeting Page 10 of 10 Chairman Vignocchi summarized that the consensus of the Board seems to be that the project has come a long way in a short time. She noted however that there are still items that need to be clarified including the texture of the stucco, the details of the reveals in the stucco, the canopy, the patio wall and the signage. She stated that it is the Board’s role to see that proper attention is paid to the details of projects. She suggested that a subcommittee of the Board might be appropriate to offer some further input. Board members stated agreement with the Chairman’s sense that a continuation is appropriate to allow outstanding issues to be resolved recognizing that many questions have been answered. In response to a question from Chairman Vignocchi, Ms. Czerniak confirmed that the direction from the Board is clear. Board member Dugan made a motion to continue the petition to allow further refinement of the items identified by the Board. She stated that her motion includes the appointment of a Board subcommittee to offer input to the petitioner and staff. Board member Clair seconded the motion and it was unanimously approved by all of the members present. OTHER ITEMS 5. Opportunity for the public to address the Building Review Board on non-agenda items. Mr. Hrusovsky, 648 Waveland Road, commended the work done to achieve the designation of the West Park neighborhood as a National Register District. 6. Additional information from staff There was no additional information presented by City staff. The meeting was adjourned at 8:12 p.m. Respectfully submitted, Catherine J. Czerniak Director of Community Development