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ZONING BOARD OF APPEALS 2012/04/23 MinutesThe City of Lake Forest Zoning Board of Appeals Proceedings of the April 23, 2012 Meeting A regular meeting of the Lake Forest Zoning Board of Appeals was held on Monday, April 23, 2012, at 6:30 p.m., in the Council Chambers of City Hall, 220 E. Deerpath, Lake Forest, Illinois. Zoning Board of Appeals members present: Chairman Rosemary Kehr, and Board members Lloyd Culbertson, Robert Franksen, Jay Kennedy, Stuart Dixon, and Richard Christoff Zoning Board of Appeals members absent: Sam Ciccarelli Staff present: Catherine J. Czerniak, Director of Community Development 1. Introduction of Board members and staff, overview of meeting procedures Chairman Kehr reviewed the role of the Zoning Board of Appeals and asked members of the Board and staff to introduce themselves. 2. Approval of the minutes of the February 27, 2012 and April 3, 2012 regular meetings. The minutes of the February 27, 2012 meeting minutes were postponed at the request of the Board. The minutes of the April 3, 2012 regular meeting were approved as submitted. RETURNING PETITION 3. Public Hearing and Action: Continued consideration of a request for an amendment to a Special Use Permit for Lake Forest College to allow replacement of an existing 60-bed Student Residence Hall with a new 235-bed Residence Hall on South Campus at 555 N. Sheridan Road. Owners: Lake Forest College Representative: James Curtin, Solomon Caldwell, Buenz Chairman Kehr swore in the all parties intending to speak on the petition and invited a presentation from the petitioner. Mr. Curtin reviewed the request noting that revised drawings and additional information were included in the Board’s packet in response to comments and direction from the previous meetings on this project. He reviewed that the changes that were made. He pointed out that the form and massing of the building has been modified to better relate to the other residence halls on South Campus and to the quad area. He noted that as now configured, the new residence hall is setback over 250 feet from Sheridan Road. He discussed the relationship of the building to a new front quad area that is created and to the existing internal quad. He noted student support for the idea of creating a “gateway” with the new building into the internal quad. He discussed the setbacks from the nearby buildings noting that they are similar to what exists today between Moore Hall and the other buildings. He commented on the building composition noting that the massing gives the appearance of two smaller structures similar to the other residence halls and that the masses are stepped to relate to the existing topography of the site. He stated that the mechanicals will be screened in a well on the roof. He stated that the number of beds remains the same as in the earlier presentation, but noted that the improved massing achieves a more Zoning Board of Appeals Minutes April 23, 2012 Page 2 compatible structure. He presented a model showing the new building in the context of South Campus. He reviewed a building section pointing out the mechanical well on the roof and the existing grade as it relates to the proposed structure. He stated that there is precedent for stepping the building down referring to Nollen Hall. He showed an elevation of the site with the proposed building and surrounding buildings noting the height is similar and comparable to existing conditions. He commented on the views from Sheridan Road noting the tall canopy and setback from Sheridan Road noting that both mitigate the height of the proposed structure from the public streetscape. He stated that the student lounges faces inward to the campus, not Sheridan Road. He presented the proposed bricks noting the two different colors and provided renderings of the project. He discussed how the new building, together with Nollen Hall, will create the “gateway”. He stated the intent to maintain similar geometry and exterior fenestration without creating a duplicate of Nollen Hall. He commented on the light impacts off site and reviewed plans for screening lights and minimizing any impacts. He stated that the interior lights will be recessed and mounted to the inside face of the exterior wall so that the light source will not be visible from the outside. He added that windows will also have blinds. He reviewed the grading plans reiterating that minimal grade change will occur on the site. He reviewed the rain garden noting its locations north of the entrance to South Campus, north of the Sports Center. He stated that the landscape in this area will be consistent with the natural theme that exists throughout the Campus and along Sheridan Road. He stated that plants in this area will be water friendly. He showed a section through the rain garden noting that the area will filter water and slow the flow of water into the City system. Ms. Czerniak stated that the project has evolved since the Board’s review in February. She noted the siting of the building now proposed and commented on the benefits of relocating an existing public water main and easement away from the center of the campus at the cost of the College and the greater flexibility it provides on the site. She stated that the siting of the building as now proposed has a much reduced impact on the Sheridan Road streetscape. She stated that the building is broken into two masses, but still achieves the spaces and efficiencies required by the College. She commented on the additional information provided regarding parking noting that there are an adequate number of parking spaces on Campus, but stated that similar to the Central Business District, the College will have to direct people to locations where spaces are available. She noted the College’s commitment to initiate some new parking policies that will relocate parking on campus during special events to provide parking where it is needed and to discourage students from parking on residential streets. She stated that the stormwater management area proposed is required to support the new construction. She stated that the proposed rain garden is a creative way to address the requirement. She noted that the rain garden is intended to meet the stormwater management requirements as well as enhance the entrance to South Campus. She commented on pre-cautions that will be taken with interior lighting to minimize light spill-over. She noted that since the last meeting, the Building Review Board also considered this project and appointed a subcommittee to work on design details with the College project team. She stated that the project has moved in a good direction noting that there may be some further architectural detailing and refinement that will occur as the plans are finalized. She referred to findings in the staff report in support of the project and proposed conditions of approval. In response to a question from Board member Christoff, Ms. Czerniak confirmed that standard notice was mailed to surrounding property owners and published consistent with Code requirements and standard City practices. She stated that several neighbors contacted staff for more information on the project but no written correspondence was received. Zoning Board of Appeals Minutes April 23, 2012 Page 3 Chairman Kehr invited public comment. She swore in the members of the public prior to their testimony. Marian Cartwright, 205 N. Sheridan Road, asked about the timeline for the project, when the project will start, and when it will be completed. She requested assurance that mechanicals will not create the same noise levels as the generators at the Sports Center noting the nuisance of adding additional noise to the neighborhood. In response to public comments, Mr. Curtin stated that occupancy of the student residence hall is planned for fall, 2013 and the demolition of Moore Hall is scheduled to begin June 1st. He stated that by putting the mechanical equipment in wells on the roof, the sound will be mitigated. He confirmed that the mechanicals for the residence hall will not have the capacity or volume of those at the Sports Center. Board member Dixon stated appreciation for the hard work put into this request since the last meeting and stated an understanding of the College’s timeline. He noted the improved massing of the building and its relationship to the streetscape. He acknowledged that attention paid to handling the stormwater management in a creative way to enhance the streetscape. He commended the College and the architect on a good project. Board member Christoff concurred with the comments of Board member Dixon. Board member Franksen noted that the project has evolved into something better than originally presented noting that is how the process is intended to work. He commented on the positive aspects of the request including the improved siting and design in relation to the student quad area and stated appreciation for the steps taken to assure that parking on the campus will be appropriately addressed. Board member Kennedy commended the plan noting that the College addressed the comments from the previous meeting. He noted that moving forward, appropriate landscaping will be important and acknowledged that the Building Review Board will be involved in more detailed reviews. Chairman Kehr commended the petitioner for working with the community and staff noting that the revised proposal better meets the interests of all parties. Board member Franksen made a motion to recommend approval of a Special Use Permit authorizing the replacement of Moore Hall with a 235-bed residence hall, a new stormwater management area and a new parking lot. He stated that the recommendation is subject to the following conditions of approval. The following conditions must be satisfied prior to the issuance of a permit authorizing demolition of Moore Hall. 1. A plan for demolition activity must be submitted and shall be subject to approval by the Director of Community Development. The plan must include, but is not limited to, the Zoning Board of Appeals Minutes April 23, 2012 Page 4 estimated number of work days required to complete the demolition of Moore Hall and removal of the resulting debris and submittal of a plan for dust control. 2. A plan for tree removal, tree protection and tree fencing must be submitted all of which shall be subject to approval by the City’s Certified Arborist in the Community Development Department. The tree removal plan shall document the previous inches owed by the College from the telecommunication pole project on middle campus and any additional tree inches resulting from tree removals for this project. The following conditions must be satisfied prior to the issuance of permits authorizing construction of the new residence hall. 3. Approval of plans for the stormwater management area by the City Engineer. The City Engineer shall confirm that the plans meet all applicable rules and requirements and provide the required stormwater storage capacity to support the proposed construction. The plans shall reflect a stormwater management area based on a rain garden/bioswale theme with appropriate water-friendly trees and vegetation creating a natural landscape element feature benefitting both the Sheridan Road streetscape and the College. 4. Review of the architectural design, massing and exterior materials of the new residence hall by the Building Review Board and final approval by the City Council. 5. Approval of engineering and grading plans for the building by the City Engineer. The City Engineer shall confirm that the plans reflect the minimum grade changes necessary to conform to good engineering practices and that the new residence hall is stepped to work with existing grades on the site. 6. Submittal of construction access, construction vehicle parking, demolition debris and construction materials staging plans all subject to the approval of the City Engineer, Police and Fire Chiefs and Director of Community Development. Other 7. Once the exterior of the new residence hall begins to take shape, and prior to the issuance of any Certificate of Occupancy for the building, a landscape plan shall be submitted for review by the Building Review Board and final approval by the City Council. The following shall be considered in its deliberations. • The landscape plan shall reflect an overall natural landscape theme consistent with the campus reforestation plan and the existing overall character of the campus. • The landscape plan shall detail the treatment of the stormwater management area: trees to be preserved, trees to be removed, locations and species of new trees, the landscape treatment for the rain garden/bioswale as well as the sloping areas around the water retention feature. • The landscape plan shall detail appropriate plantings at the base of the new residence hall particularly along the east façade, facing Sheridan Road. Typical foundation plantings are not anticipated, but instead, appropriate plant clusters Zoning Board of Appeals Minutes April 23, 2012 Page 5 should be considered to add interest and soften edges and elements of the building. • Perimeter plantings along the edges of the campus. • The overall plan shall provide a landscaped streetscape along Sheridan Road generally consistent with the existing landscape dominate Sheridan Road streetscape. • The plan shall note that on an annual basis, for a period of five years following the date of the issuance of the Certificate of Occupancy, the City’s Certified Arborist shall review the perimeter plantings along Sheridan Road and Rosemary Road to identify any areas where additional plantings are necessary or trees or plant materials that are failing to thrive. The existing bank of tree inches owed by the College shall be used in part to meet this requirement. 8. All signage and exterior lighting along pedestrian pathways shall be consistent with the standards previously approved for the Campus. If lighting is proposed for the new parking area, it should be low level, bollard type lighting, with the source of the light shielded from view from the public streetscape. The fixtures shall be consistent with the lighting standards previously approved for the Campus. 9. The College administration shall monitor parking on the campus on an ongoing basis to assure that the available spaces are being used most efficiently and effectively to support each part of the campus. 10. The College administration shall establish and enforce student conduct policies that prohibit resident student, commuter student or faculty parking on local residential streets except as occurs through coordination with the City during special events on the campus. The motion was seconded by Board member Culbertson was unanimously approved by the Board. OTHER ITEMS 4. Opportunity for the public to address the Zoning Board of Appeals on matters not on the agenda. There were no additional comments from the public. 5. Additional information from staff. There were no additional comments from staff. The meeting was adjourned at 7:12 p.m. Respectfully submitted, Catherine J. Czerniak Director of Community Development