BUILDING REVIEW BOARD 2013/06/05 MinutesBuilding Review Board Minutes – June 5, 2013 Meeting Page 1 of 12
The City of Lake Forest
Building Review Board
Proceedings of June 5, 2013 Meeting
A regular meeting of the Lake Forest Building Review Board was held on Wednesday, June
5, 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 Charlie King and Board members Mike
Bleck, Monica Ruggles and Robert Reda.
Building Review Board members absent: Ted Notz, (two positions vacant)
Staff members present: Megan Neuman, Planner and Catherine Czerniak, Director of
Community Development
1. Introduction of Board members and staff, overview of meeting procedures – Chairman
King
Chairman King reviewed the meeting procedures followed by the Board and asked the
members of the Board and staff to introduce themselves.
2. Recognition of past Board Chairman Peggy Vignocchi and Board members Maddie
Dugan and Steuart Tray.
Chairman King recognized the contributions of the outgoing members. He stated that
each member brought a great deal to the Board and stated that he learned from each
of them. He stated respect for the way they conducted themselves as Board members
and thanked them for their service. He presented each with a plaque recognizing their
service to the Board.
3. Approval of the minutes.
Approval of the minutes was postponed.
Returning Petitions
4. Continued consideration of a request for approval of the demolition of an existing
home and construction of a replacement residence and garage at 104 Washington
Circle.
Owner and Representative: David Lidstrom, Victoria Development
Chairman King asked the Board for any conflicts of interest or Ex Parte contacts. Hearing
none, he invited a presentation from the petitioner.
Building Review Board Minutes – June 5, 2013 Meeting Page 2 of 12
Mr. Lidstrom stated that since the last meeting, the plan for the replacement house has
been re-worked. He stated that the plan now proposed is a traditional Craftsman
bungalow designed to fit nicely with the neighboring homes. He stated that the new
house will have cedar trim and masonry chimneys. He reviewed the elevations of the
proposed replacement house and garage. He reviewed the site plan noting that only the
open front porch extends into the required front yard setback. He reviewed the
landscape plan noting the modifications made based on direction from the City’s
Certified Arbo rist. He reviewed the proposed palette of materials, provided an illustration
of the proposed stone set in mortar and provided samples of the proposed exterior
materials.
Ms. Neuman noted that this request for approval of demolition of the existing residence
and construction of a replacement residence has been before the board on two previous
occasions. She stated that the replacement residence is the focus of this presentation
since the Board previously stated support for the demotion once a replacement
residence meeting the design standards is presented. She noted that the petitioner has
taken the previous comments of the Board into consideration and modified the
replacement residence by reducing the overall mass and simplifying the forms. She noted
that some additional suggestions for further refinement are included in the staff report for
Board consideration . She noted that the overall design may benefit from further
consideration of how the balcony relates to the front porch and a review of the
proportions of the front columns. She noted that a preliminary landscape plan is included
in the Board’s packet and suggested that the landscape plan be enhanced to further
screen the rear yard and proposed pool from the neighboring properties. She
commented that pools are not typical in this neighborhood. She commented on the
siting of the replacement residence and noted that as proposed, it is generally aligned
with the neighboring homes. She pointed out that because the front of the house
encroaches into the front yard zoning setback, a zoning variance is required. She noted
however that the only portion of the house that will encroach into the setback is a one
story porch. She stated that staff recommends approval of the petition subject to the
conditions presented in the staff report.
In response to questions from Board member Ruggles, Mr. Lidstrom stated that the
project ing balcony on the front of the house is an element found on other Craftsman style
homes. He stated that irregular shaped stone is planned on the chimneys. He described
the detail ing on the north and west elevations explaining that a flat roof is proposed over
the side entrance to the house. He confirmed that a metal roof could be considered in
that area to match the other roof elements. He described some of the elements on the
various elevations.
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Board member Ruggles suggested that the balcony would benefit from reconsideration
noting that a reduction in size or realignment may be appropriate.
In response to questions from Board member Bleck, Mr. Lidstrom confirmed that stone will
be used at the base of the columns and chimney. He stated that he considered a knee
wall around the house, but stated that a band board is proposed. He reviewed the colors
proposed for the shingles and trim and noted that the roof will be coated with acrylic. He
reviewed the details of the proposed trellis. He confirmed that the garage will be detailed
to match the house. He stated that a natural wood garage door is proposed. He clarified
that the balcony is proposed to extend out 4-1/2 feet to 5 feet.
In response to questions from Board member Ruggles, Mr. Lidstrom stated that the railings
will be cedar and will reflect the traditional Craftsman style. He stated that both wide and
narrow balusters will be used in an alternating fashion. He confirmed that the balusters on
the front and back porches will be consistent.
In response to questions from Chairman King, Mr. Lidstrom confirmed that the pool deck
will be a stone surface. He stated that the same stone will be used on the deck, the walk
and front porch. He stated that in response to the recommendation from staff for more
year round landscaping to screen the pool area, he asked Mariani to talk with the City’s
Certified Arborist. He agreed that faster growing vegetation can be used. He stated that
a 6-foot fence is proposed along the driveway and along the south property line. He
confirmed that the color of the house evokes a beach community noting that was the
effect he was trying to achieve with the color and metal roof.
In response to questions from Board member Bleck, Mr. Lidstrom explained that the color is
consistent with other homes that are green, blue and pastel colors in the neighborhood.
He acknowledged that the redevelopment proposed for the lot will result in a much larger
amount of impervious surface on the lot than currently exists. He stated that he
considered a permeable paver driveway and is proposing to construct a two to three foot
base under the driveway of crushed gravel. He explained that the area will hold water on
the site and reduce the rate of runoff to the City’s storm sewer system.
Chairman King invited public comment; hearing none, he invited final questions or
comments from the Board.
Board member Ruggles commented that the present design is a great improvement over
the previously presented design. She stated that it is simple, well organized and detailed
in a manner consistent with the chosen style. She stated that the balcony element over
the front porch needs further refinement. She suggested that the petitioner work with staff
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to refine the proportions of the projecting element to improve upon the design. She
questioned the use of irregular stone on the vertical surfaces and the proposed color
noting that it is not a natural, earthy color. She encouraged reconsideration of these
elements. She stated that with those comments, she supports the project.
Board member Bleck agreed that the proposed color palette does not appear to be
consistent with the neighborhood. He encouraged consideration of the use of more earth
tone colors.
Chairman King also agreed with the questions raised about the proposed color palette.
He questioned whether the proposed colors would allow the new house to fit in with the
neighborhood. He agreed that further refinement of the projecting balcony and
reconsideration of the overall proportions of the balcony, porch and columns is needed.
In response to questions from Chairman King, Ms. Neuman confirmed that the City’s
Certified Arborist will work with the petitioner to see that the landscape plan is enhanced
to provide screening of the back yard pool area from the north and south.
Chairman King stated that with conditions requiring modification of the color palette to
achieve a more earthy appearance, refinement of the balcony and porch elements, and
enhancement of the landscape plan, he is comfortable moving this petition forward and
invited a motion.
Board member Reda made a motion to recommend approval of the demolition of the
existing residence based on the findings presented in the staff report.
The motion was seconded by Board member Ruggles and approved by a vote of 4 to 0.
Board member Reda made a motion to approve the replacement residence, overall site
plan and landscape plan based on the findings presented in the staff report and subject
to the following conditions of approval.
1. This project must abide by all of the terms, conditions, restrictions, and provisions of
The City of Lake Forest City Code, and all other applicable codes, ordinances, rules,
and regulations.
Architectural Design and Site Plan
2. Modifications to the plans, consistent with the direction of the Board, shall be
submitted for review and a determination by staff, in consultation with the
Chairman as appropriate, that the plans are in conformance with the Board’s
direction prior to submitting a complete application and plans for a building permit.
Building Review Board Minutes – June 5, 2013 Meeting Page 5 of 12
a. The front porch, columns and projecting balcony shall be modified consistent
with the Board direction to achieve appropriate proportions and proper visual
support for the projecting balcony.
b. Consideration shall be given to refinement of the window adjacent to the
garage doors to achieve greater consistency with the chosen architectural style.
3. Detailed information on the proposed windows shall be provided with the
application for building permit to all confirm ation by staff that high quality windows
with simulated divided l ites are specified.
Landscaping
4. A final landscape plan shall be submitted and shall be subject to review and
approval by the City’s Certified Arborist prior to the scheduling of a rough framing
inspection. The City’s Arborist shall evaluate the plan to confirm that:
a. The plan is drawn on the approved grading plan to allow confirmation by staff
that there are no conflicts between proposed plantings and overland
stormwater flow routes.
b. The plan provides for year round screening of the pool and spa area from the
neighboring properties to the north and south.
c. Existing trees and vegetation identified for preservation are properly protected
throughout the construction process. The plan should specify any planned pre
or post maintenance treatments planned for existing trees and vegetation.
The motion was seconded by Board member Ruggles and was approved by the Board in
a 4 – 0 vote.
5. Continued consideration of a request for approval of a new single family residence on
a vacant lot at 871 Buena Road.
Owner: Kevin Davis, Fairfield Custom Homes
Representative: Thomas Budzik, architect
Chairman King asked the Board for any conflicts of interest or Ex Parte contacts. Hearing
none, he invited a presentation from the petitioner.
Mr. Budzik explained that based on the comments received at the last meeting, the site
plan was flipped to locate the driveway on the south side of the property, instead of on
the north. He stated that the design takes into account the significant Oak tree and to
the extent possible, minimizes impact on the tree. He pointed out that a rear deck was
added to the site plan. He reviewed the landscape plan and proposed plant list. He
reviewed the engineering plans noting that due to the concerns about drainage, further
work was done in this area. He pointed out that drainage swales are proposed along the
property lines and stated that if approved by the City, all downspouts and the sump will
be tied into the City’s storm sewer. He stated that considerable efforts are being made to
minimize stormwater runoff from the property. He reviewed the architectural detailing of
Building Review Board Minutes – June 5, 2013 Meeting Page 6 of 12
the proposed house noting that based on previous comments from the Board; the
massing of various elements was broken down. He reviewed the details of the gable end
and louver vent. He noted that the chimney was modified and is now a full masonry
chimney with a clay chimney pot. He pointed out that the columns at the front entrance
were widened. He noted that overall; the details of the new house are now more
consistent with the Colonial style. He noted that the overall color scheme is more
monotone than previously presented with grays and whites used on the windows and
wood siding.
Ms. Neuman stated that this petition was before the Board at the last meeting. She stated
that the majority of the Board’s comments from the last meeting have been addressed.
She noted that most significant ly, the house was flipped locating the garage and
driveway on the south side of the lot. She noted that the change successfully addressed
previous concerns that were raised. She noted that work on the landscape plan is
ongoing and the goal is to maintain the wooded character of the property. She stated
that as the project takes shape, the City’s Certified Arborist will have a better sense of
which existing trees will survive and at that time, the landscape plan will be finalized. She
stated that the intent of the landscape plan is to provide year round screening on both
the north and south sides of the property. She noted that the Board received some
correspondence from neighboring property owners raising concerns about drainage and
views of the property from their homes. She noted that the current plan addresses
drainage and noted that once the landscape plan is finalized, it will provide for some
screening from neighboring properties. She stated that staff recommends approval
subject to conditions as recommended in the staff report.
In response to a question from Board member Ruggles, Mr. Budzik confirmed that
simulated true divided lite windows will be used.
In response to questions from Chairman King , Mr. Budzik confirmed that the garage door
will be metal and designed in a carriage house style. He stated that the deck will have
the look and feel of a cedar deck.
Chairman King invited public comment.
John Flusser, property owner to the east, stated that he submitted a letter to the Board.
He explained that since the last meeting, he reviewed the project and stated that his
concerns regarding drainage remain. He stated that his property suffers from water issues
already. He added that he is concerned about views from the new home into his house
and requested that a natural screen be maintained.
Building Review Board Minutes – June 5, 2013 Meeting Page 7 of 12
David Lutrey, 855 Buena Road, stated that he is the neighbor to the north. He stated that
as the plan was originally presented, with the garage on the south side, his house was not
impacted greatly. He noted that as now proposed, he has increased concerns about
stormwater drainage noting that it appears that a basement was added. He noted that
his sump pump runs almost every day. He stated that displacing more water with
impervious surface is a real concern commenting that the results could be devastating to
the properties downhill. He discussed the proximity of the house to his house and to the
property line noting that one of the windows will look into his daughter’s bedroom
windows. He suggested that the new house be moved back on the site 15 to 20 feet. He
noted that siting the house further back would not align the homes and would allow
space for landscape screening.
Hearing no further public testimony, Chairman King invited a response to public testimony
from the petitioner.
In response to public testimony, Mr. Budzik stated that the present plan is improving the
existing drainage situation and minimizes runoff from the new construction. He explained
that the siting of the house has not changed since the original proposal only the location
of the garage has been flipped from the north side to the south side. He stated a
willingness to continue to work with the City on the drainage issues. He stated a willingness
to modify the window locations but noted the limitation due to the egress requirements for
windows in bedrooms. He confirmed that landscape screening will be provided.
Chairman King noted that the plan was modified consistent with the Board’s comments at
the last meeting. He noted that the plan as currently presented has less of an impact
generally to the neighboring property owners and to the streetscape. He invited final
comments from the Board.
Board member Bleck thanked petitioner for modifying the plan in response to the Board’s
previous comments. He stated confidence that City engineering staff will carefully
consider the drainage issues and approve a final plan that avoids negative drainage
impacts to neighboring properties. He noted that the petitioner is interested in connecting
to the storm sewer if that is feasible and appropriate in the opinion of the City Engineer.
Board member Ruggles stated support for the project and agreement with the comments
of the other Board members. She noted that the portico, as modified, is consistent with
the overall house. She commented that the design is simple and elegant. She stated that
the alignment of the house as currently proposed is appropriate for the overall
neighborhood.
Building Review Board Minutes – June 5, 2013 Meeting Page 8 of 12
Hearing no further comments from the Board, Chairman King invited a motion.
Board member Reda made a motion to recommend approval of the new residence,
overall site plan and landscape plan based on the findings in the staff report and subject
to the conditions detailed below.
1. The project must abide by all of the terms, conditions, restrictions, and provisions of
The City of Lake Forest City Code, and all other applicable codes, ordinances, rules,
and regulations.
Architectural Design and Site Plan
2. Any modifications or refinements to the plan that differ from the plans presented to
the Board shall be submitted for review and a determination by staff, in consultation
with the Chairman as appropriate, that the plans are in conformance with the
Board’s approval. This review shall occur prior to submitting a complete application
and plans for a building permit.
3. Detailed information on the proposed windows shall be provided with the
application for building permit to all staff to confirm that high quality windows with
simulated divided lites are specified.
Landscaping
4. A landscape plan shall be submitted and shall be subject to review and approval
by the City’s Certified Arborist prior to the scheduling of a rough framing inspection.
The City’s Arborist shall evaluate the plan to confirm that:
a. The plan is drawn on the approved grading plan to allow confirmation by staff
that there are no conflicts between proposed plantings and overland
stormwater flow routes.
b. Foundation plantings are provided on all sides of the residence consistent with
the Code requirements.
c. Year round screening of the new residence and outdoor living spaces from the
neighboring properties is provided.
d. Existing trees and vegetation identified for preservation are to the extent possible
during construction given the approved plan.
5. A pre and post tree maintenance plan prepared by a Certified Arborist shall be
submitted along with the landscape plan outlining the steps that will be taken to
protect mature trees in proximity to the proposed construction most importantly, the
large Oak in the southwest corner of the property. The maintenance plan shall be
subject to review and approval by the City’s Arborist.
6. Some replacement for the tree inches removed is required consistent with the Tree
Preservation and Landscape Ordinance. Some trees must be removed to allow
development of the lot and there are a number of Ash trees on the lot which are
likely affected, or soon to be affected, by the Emerald Ash Borer. The Code allows
adjustments in the required inch for inch planting requirements in this type of
situation . A final inch for inch replacement requirement will be determined by the
City Arborist factoring in appropriate deductions. If all required replacement inches
Building Review Board Minutes – June 5, 2013 Meeting Page 9 of 12
cannot be accommodated on the property due to its size and wooded character,
payment in lieu of on site tree replacement may be accepted if it is determined by
the City Arborist that planting the total required inches on the property would be
inconsistent with good forestry practices. Any payment in lieu of plantings shall be
used to plant street trees in the neighborhood as determined to be appropriate by
the City’s Certified Arborist.
Drainage
7. The City Engineer shall seek information from neighboring property owners about
current drainage conditions and consider that information in reviewing and
approving a final drainage and grading plan for the development of this property.
The motion was seconded by Board member Ruggles and approved by the Board in a 4 –
0 vote.
6. Continued consideration of a request for approval of new elevations and exterior
materials for previously approved duplex residences at Willow Lake, a development in
progress near Conway Park. Willow Lake is accessed from Field Court and is located
north of the Brunswick office building and east of the Lake Forest Graduate School.
Owner: Wells Fargo Wholesale Banking Commercial ORE, Jami Bartolucci, V.P.
Developer: Todd Fishbein, Red Seal Development
Representative: Douglas Buster, BSB Design
Chairman King asked the Board for any conflicts of interest or Ex Parte contacts. Hearing
none, he invited a presentation from the petitioner.
Mr. Fishbien introduced the petition noting that since the last meeting, considerable work
has been done to refine the plan and respond to comments from the Board and staff. He
introduced the project architect.
Mr. Buster stated that the architecture of the previously approved models was studied as
a first step in this process. He noted that the units were of high quality, but were not
designed consistent with a specific architectural style. He explained that after the initial
meetings with the Board, his team met with a subcommittee of the Board and staff and
pursued architectural styles that were better defined and detailing that more consistently
reflected a single architectural style. He provided an overview of each of the two styles
discussing the windows, porches and exterior treatments. He noted that transition
elements were added to allow the two units, in each case, to fit together in a way that
supports the overall design. He acknowledged that some units fit more gracefully
together than others. He stated that in his opinion, the study and refinement that was
done greatly improved the detailing of the various units. He reviewed the exterior
materials and the color palette. He stated that the work has greatly improved upon the
massing and has resulted in the simplification of roof forms and other elements of the
project. He stated that the project as modified will offer buyers more variety in unit sizes,
Building Review Board Minutes – June 5, 2013 Meeting Page 10 of 12
design and materials. He reviewed the exterior light fixtures and noted that simulated,
true divided lite windows will be used. He stated that all chimneys will be masonry and will
have clay pots. He stated that the stone will be 2 inches thick and will appear authentic.
He stated that a ledge will be used to support the brick or stone to avoid the appearance
that the material is an add-on. He noted that based on comments from the Board; there
is no longer an option that would allow two front facing garages. He noted that anti-
monotony restrictions will be in place to avoid a particular style, materials or color palette
from dominating the development.
Ms. Neuman commented that this project has improved since first presented to the Board.
She noted that Willow Lake is a unique development and is isolated from other
neighborhoods. She added that the project was previously approved by the City and
after the project stalled, a new developer stepped in to complete the development. She
explained that the developer has brought forward a request for approval of modifications
to the previously approved plans to better align the development with the current market.
She stated that in particular, the modifications provide more options in unit sizes and
provide more diversity in exterior appearance. She acknowledged that since all of the
buildings consist of two units, the buildings are large and complex. She noted however
that the isolation of the development and the curvilinear street mitigates the visibility of
the structures in the context of the whole development both from within the development
as well as from the outside. She stated that staff recommends approval of the
modifications to the units subject to the conditions presented in the staff report.
Chairman King invited questions from the Board.
Board member Ruggles noted that typically, the Board reviews each individual house and
examines all four elevations. She noted that in this case, the Board is presented with
multiple options for the development, but the Board will not see each building prior to
construction. She acknowledged that past approvals were granted for this project but
expressed concern that the Board is being asked to make a recommendation without
knowing exactly what is proposed on each building site. She stated that she sees an
inconsistency with how this project is being reviewed and how other projects are
reviewed.
In response to questions from Board member Ruggles, Ms. Neuman confirmed that this
project was approved differently than developments that occur in other parts of the
community. She confirmed that as plans for each building are submitted for permit, staff
will review all four elevations to assure that the massing and details as presented to the
Board are reflected on the drawings.
In response to questions from Chairman King, Ms. Neuman explained that the
combination of the larger duplex units creates an awkward form. She noted that this
combination does not have clearly identifiable primary and secondary masses. She
suggested that specific comment from the Board on ways to improve the massing of the
large unit combination would be helpful.
Building Review Board Minutes – June 5, 2013 Meeting Page 11 of 12
Chairman King invited public comments. Hearing none, he invited final comments from
the petitioner.
Mr. Fishbein clarified that vinyl, rather than aluminum windows are proposed.
Chairman King invited final questions or comments from the Board. Hearing none, he
stated that he was a member of the subcommittee for this project and stated
appreciation for the efforts of the petitioner. He stated that the project is in a strong
position now with two solid styles for the units and quality materials. He stated that in his
opinion, he understands that there are limitations on achieving a good design when the
two large duplex units are combined. He stated that based on that, he can accept the
designs as presented for the larger units.
Board members Bleck and Reda stated support for the project.
Board member Ruggles stated appreciation for the petitioner’s efforts and those of the
subcommittee. She acknowledged that the detailing on the various units has improved.
She stated however that she is uncomfortable with a development consisting of neo-
eclectic homes. She stated that this type of development is not consistent with the
traditional development that represents Lake Forest. She observed that what is proposed
is similar to tract housing most often associated with the 1980’s and 1990’s. She noted that
the Board is presented with complicated masses without a clear understanding of how
they units will be put together. She stated that she cannot completely support the
project.
Board member Reda made a motion to recommend approval of modifications to the
previously approved duplex units for the Willow Lake development including modification
of the design, massing, materials and color palette subject to the following conditions.
1. This project must abide by all of the terms, conditions, restrictions, and provisions of
The City of Lake Forest City Code, and all other applicable codes, ordinances, rules,
and regulations.
Architectural Design and Site Plan
2. During the development of construction drawings refinements shall continue to be
made to achieve consistency with the representations made to the Board. Final
plans shall be submitted to the City for a review of massing and detailing by staff, in
consultation with the Subcommittee, to confirm that the plans are in conformance
with the Board’s approvals prior to submitting a complete application and plans for
a building permit. The Subcommittee shall confirm that:
i. The vinyl clad windows are simulated divided lite windows with interior and
exterior muntin bars.
ii. The designs of the optional rear porches are consistent with the
architectural style and that the roofs do not visually conflict with 2nd floor
windows.
Building Review Board Minutes – June 5, 2013 Meeting Page 12 of 12
iii. The architectural style and detailing is appropriately applied to all
elevations.
iv. The window trim and eave return details are appropriate for the design
and overall composition.
3. During build-out of the development, staff shall maintain a matrix that describes the
alternative design elements, detailing, and materials that will be used for the
purpose of achieving a diversity of building design, building footprints, color and
material pallet throughout the development.
4. Prior to final the issuance of building permits for any new building, the final
landscape plan for the overall site, as revised, drawn on the approved grading plan
and drainage plan, shall be submitted for review and subject to approval by the
City Arborist. The plan shall reflect species and size at the time of planting.
5. Landscape plans for each duplex building shall be submitted prior to the issuance of
a building permit for each building.
6. The City Arborist shall monitor the plantings and approve minor modifications to the
plan “in the field” as appropriate.
The motion was seconded by Board member Bleck and was approved by the Board in a
vote of 3 to 1 with Board member Ruggles voting nay.
Mr. Fishbein thanked the Board stating that the project is better due to the Board’s input.
OTHER ITEMS
7. Opportunity for the public to address the Building Review Board on non-agenda items.
There was no additional public testimony presented to the Board.
8. Additional information from staff
Ms. Neuman stated that based on feedback from the Board, staff is polling the Board for
an alternative July meeting date. She noted that the Board will not meet on July 3rd.
The meeting was adjourned at 8:02 p.m.
Respectfully submitted,
Catherine J. Czerniak
Director of Community Development