The City of Lake Forest Historic Preservation Commission Proceedings of the January 25, 2017 Meeting

Transcription

1 The City of Lake Forest Historic Preservation Commission Proceedings of the January 25, 2017 Meeting A regular meeting of the Lake Forest Historic Preservation Commission was held on Wednesday, January 25, 2017, at 6:30 p.m., at the City of Lake Forest City Hall, 220 E. Deerpath, Lake Forest, Illinois. Historic Preservation Commissioners present: Chairman Grieve and Commissioners Wells Wheeler, Elizabeth Sperry, Susan Athenson, Robert Alfe, Carol Gayle and Bill Redfield. Commissioners absent: none City staff present: Catherine Czerniak, Director of Community Development and Kate McManus, Assistant Planner 1. Introduction of Commissioners and staff, overview of meeting procedures. Chairman Grieve reviewed the meeting procedures followed by the Commission and asked the members of the Commission and staff to introduce themselves. 2. Consideration of the minutes of the November 16, 2016 meeting of the Historic Preservation Commission. The minutes of the November 16, 2016 meeting were approved as submitted. 3. Consideration of a request for a Certificate of Appropriateness for a stairway addition and west façade restoration in the North Courtyard area generally located behind 728 N. Western Avenue. Property Owners: L3 Capital, LLC (Michael Schreiber, Domenic Lanni, Timothy Phair, Greg Schott) Representative: OKW Architects, Michael Fitzgerald, architect Chairman Grieve asked the Commission for any conflicts of interest or Ex Parte contacts; hearing none, he invited a presentation from the petitioner. Mr. Fitzgerald introduced the petition noting that work is ongoing in the area that includes the North Courtyard and the North Alley and explained that the work includes: overall upgrades to the alley, repair and replacement of windows, and the addition of a new stair and elevator to provide access to renovated second floor office space. He stated that there has been ongoing discussion on what to do with the west elevation, the rear of the buildings that face Western Avenue. He reviewed a plan for the proposed staircase addition and pointed out the porches that were later additions to serve apartments that used to be located on the second floor. He explained that consideration was initially given to retaining and painting the porches on the west elevation, but it was determined that removing them would improve the appearance

2 January 25, Page 2 of the rear façade and provide opportunities for improved second floor access. He showed photos of the existing rear façade, the west elevation, and explained that the existing wooden porches will be removed and a new means of egress to the second floor space will be provided. He noted that the stair addition is tucked into the corner, but positioned to allow space to access to the utility meters. He added that despite the enhancements, the courtyard still must function as service alley. He stated that eliminating the porches allows additional space for landscaping. He reviewed the second floor plan noting that the interior corridor is located within the existing footprint of the building. He stated that the original common brick façade will be exposed when the porches are removed and the windows will be repaired and replaced, where necessary. He provided renderings of the alley and images of architectural details found throughout Market Square. He noted that existing details were used as influence for the stucco bay window proposed on the west elevation. He provided renderings of the rear façade with the proposed alterations and additions noting that the façade will be visible from different viewpoints. He provided perspectives from various viewpoints. He stated that the new stair element will be clad in reclaimed Chicago common brick and explained that the existing brick varies from facade to facade. He noted that the stair addition will be clad in the same trim and stucco as the elevator tower and other architectural elements in Market Square. He stated that the Einstein s space will be opened up to the alley. He reviewed the landscape plan noting that landscaping is proposed along the wall and a series of flowering magnolias are proposed in the alley. He stated that the number of Honey Locusts proposed in the early plan will be reduced. Ms. McManus stated that work throughout Market Square is progressing in phases and explained that the petition is a continuation of enhancements to the North Alley. She stated that the proposed stair addition will not be visible from Western Avenue and that it fully meets the design guidelines. She stated that the removal of the non-original porches and enclosed stairs will greatly improve the appearance of the alley façade of the Western Avenue buildings. She stated that the Preservation Foundation submitted a letter in support of the project. She stated that staff recommends approval of the petition. Commissioner Athenson thanked the petitioner for the ongoing work to Market Square and stated that the project now proposed will be a great improvement to the alley. In response to questions from Commissioner Athenson, Mr. Fitzgerald stated that the original windows will be opened up where possible but noted that in cases, depending on how tenants are using the space, the windows may remain closed off. He noted that there are some door openings on the 2 nd floor that will be filled in with windows. He stated that the owner is encouraging the tenants to open up storefronts on the alley. He agreed with Commissioner Athenson that more storefronts would encourage more use of the alley. He explained that consideration was given to adding more fenestration to the stair addition but a limited approach to detail on the element was determined to be the right solution. He pointed out that there are windows on the upper portion of the element to provide light into the space. He stated that the design team looked at different doors and selected a solid door with a transom as reflected in the drawings.

3 January 25, Page 3 He agreed that consideration could be given to adding more glass in the door, but noted that the door will mainly be used for egress purposes. He stated that egress stairs are also located at the north and west ends of the alley. He explained that there was much discussion regarding the detailing of the bay window and the intention is to keep the detailing of the elevator addition simple and bring more detailing to the bay window to draw the eye away from the existing rooftop mechanicals. In response to questions from Commissioner Alfe, Mr. Fitzgerald stated that he has not seen the brick behind the enclosed porches and stairway, but stated that his expectation is that it is Chicago common brick. He added that if the shade of brick is something unexpected, then an alternate solution will be presented to the Commission at a later date. In response to questions from Commissioner Wheeler, Mr. Fitzgerald explained that various roof forms were considered for the stair addition and pointed out that given the scale of the element, a hip roof would likely draw too much attention to the element. In response to questions from Commissioner Gayle, Mr. Fitzgerald explained that various plantings were considered for the alley. He stated that 4 elm trees, as originally proposed, appeared too formal. He noted the desire for seasonal variety and flexibility of the space. He confirmed that consideration was given to mirroring the Honey Locusts on either end of the alley but noted that the intent is to avoid over planting the area. He stated that additional trees could be planted in the future if desired or determined to be needed as the area takes shape and begins to be used. Commissioner Redfield complimented the project stating that it is a successful solution to a problem area. Chairman Grieve stated that the expanse of brick on the rear facades of the buildings fronting on the alley is an existing condition. He stated that there may be ways to soften the existing condition. He suggested consideration of awnings in some areas to compliment the space. In response to a question from Chairman Grieve, Mr. Schreiber stated that opening tenant spaces on to the alley is being negotiated with each tenant individually. He pointed out that as part of recent lease renegotiations with Einstein s, terms were added requiring that the space be opened up to the alley. He stated that other tenants will be encouraged to do the same. Chairman Grieve suggested that in the event that some tenants do not take advantage of the opportunity to open up the alley façade, additional details or lighting might be added to encourage use of the space and to make it appear more inviting. Hearing no further questions from the Commission, Chairman Grieve asked for public testimony. Hearing none, he asked for final questions and comments from the Commission.

4 January 25, Page 4 In response to a question from Commissioner Wheeler, Mr. Fitzgerald confirmed that no wind studies were completed in the alley. Commissioner Sperry pointed out that other spaces along Bank Lane get very hot in the summer and encouraged consideration of plantings to offer shade and relief from the heat. In response to a question from Commissioner Wheeler, Mr. Fitzgerald confirmed that a bike rack is proposed at the north end of the alley, near the tables and chairs. Commissioner Athenson encouraged the petitioner to simplify the stucco element on the bay window and to consider adding windows to the stair addition, both for safety and to break up the expanse of brick. She stated that tenants should be encouraged to open up their spaces to the alley. She added that a signage plan for the alley should be considered. Chairman Grieve stated that the proposed work will be a dramatic improvement over existing conditions and he acknowledged the great attention given to consideration of the details of the project. He noted that there appears to be unanimous support from the Commission for the petition. He encouraged the petitioner to consider the comments and suggestions offered by the Commission. Hearing no further comments from the Commission, Chairman Grieve invited a motion. Commissioner Wheeler made a motion to grant a Certificate of Appropriateness for various improvements to the west elevation of buildings fronting on Western Avenue, at the east end of the North Alley in Market Square including: removal of later additions, construction of a stair addition and restoration of the overall elevation as part of Phase 2C of the restoration of Market Square. He noted that the approval is subject to the following conditions of approval: 1. Plans submitted for permit must reflect the project as presented to the Commission. If any modifications are proposed in response to Commission direction and/or as a result of design development, plans clearly detailing the areas of change must be submitted at the time of submission for permit, along with the plans originally presented to the Commission, and will be subject to review by staff, in consultation with the Chairman as appropriate, to verify that the plans are consistent with the intent of the Commission and the approvals granted. 2. Staff is directed to conduct ongoing inspections as the work progresses. The motion was seconded by Commissioner Athenson and the Commission voted 7 to 0 to approve the petition. 4. Introduction and preliminary discussion of proposed updates to the Signage Guidelines for Market Square.

5 January 25, Page 5 Property Owners: L3 Capital, LLC (Michael Schreiber, Domenic Lanni, Timothy Phair, Greg Schott) Representative: OKW Architects, Michael Fitzgerald, architect Chairman Grieve asked the Commission for any conflicts of interest or Ex Parte contacts; hearing none, he informed the Commission that no action is requested on the petition at this time noting that the presentation will be an introduction to proposed amendments to the current signage regulations that apply to Market Square. He invited a presentation from the petitioner. Mr. Fitzgerald introduced proposed changes to signage regulations for Market Square and the adjacent buildings. He noted that this topic was first discussed with the Commission two years ago. He stated that it is the property owner s desire to discourage awnings on the north and south sides of Market Square to the extent possible. He explained that north facing storefronts do not need awnings for shade and noted that alternatives to awnings, such as motorized interior shades and window films, are being explored to address the needs of south facing businesses. He reviewed the proposed awning bracket types for the areas where awnings may be permitted noting that the brackets range from very simple to more decorative. He stated that the type of bracket permitted is based on the storefront details. He stated that signage on awnings is limited to the valance, consistent with the current Code requirements. He stated that several types of wall signs are proposed to offer some variety. He stated that options are provided, with limitations, for horizontal or vertical signs. He stated that the proposed changes specify dimensions for signage and associated lettering. He added that the proposed amendments to the guidelines also specify the area allotted for the lettering and color options. He reviewed the proposed parameters for projecting signs noting that this type of sign is useful for pedestrians walking parallel to the storefront. He stated that there has been ongoing consultation with City staff about the details of the projecting signs. He stated that only one bracket type is proposed for the projecting sign and the projecting signs are proposed as green and white. He noted that as proposed, graphics representing a business would be permitted so long as they comply with size and color restrictions. He stated that no changes are proposed to the current Code language pertaining to specialty signs. He stated that the guidelines for window signs follow the existing Code language, but are more specific. He stated that a new sign type is proposed, a directory sign to identify 2 nd floor tenants in the arcade. He stated that the revised guidelines include do s and don ts to assist business in understanding what is permitted. He stated that projecting signs will only be allowed in certain locations due to architectural design elements. He clarified that projecting signs are not permitted on adjacent storefronts. He added that a business cannot have both a projecting sign and an awning. He stated that each tenant will be limited to 3 of the 5 sign options. Ms. McManus stated that the information on proposed changes to signage and awning regulations for Market Square and the adjacent buildings is presented for initial consideration and comment. She noted that as a follow up to this preliminary discussion, the Commission has scheduled a walking tour of Market Square to provide

6 January 25, Page 6 additional opportunities for discussion and to allow the Commission, the petitioner and City staff to view some mock ups of the proposed signage. Commissioner Alfe stated that he is supportive of the proposed blade sign design, but noted that blade signs, in general, are incompatible with awnings. Commissioner Athenson stated that awnings mainly serve as advertisement for a business and are not necessary for functional purposes. In response to a question from Commissioner Athenson, Mr. Schreiber stated that the proposed guidelines intentionally do not change the City s guidelines with respect to awnings. He stated however that he intends to eliminate awnings on the north and south sides of Market Square over time. Ms. Czerniak explained that the Commission is considering changes to the regulations that apply to Market Square and the immediately adjacent buildings that are in the same ownership. She clarified that awnings are proposed to remain on the former Marshall Field s building, but not on the storefronts to the north and south, facing the Greensward. Commissioner Athenson suggested that all awnings be removed, even from the Marshall Field building. She noted that awnings are not original to Shaw s plan. She stated that she is supportive of limiting the bracket types in areas where awnings are permitted. She commented on specialty signs noting that the Jolly Good Fellow sign proved to be unsuccessful because it was too high and appeared out of character with the Square. She stated support for eliminating that particular type of specialty sign as an option. She stated that if awnings are permitted, they should be operable and retracted when not in use. In response to a question from Commissioner Alfe, Mr. Fitzgerald explained that GFRC is glass fiber reinforced concrete. Commissioner Alfe stated support for the proposed material and pointed out that the existing William Sonoma sign is in deteriorated condition. He added that he is not supportive of the bracket alternative 3. Commissioner Sperry stated that although awnings were not original to Market Square they were added early on. She acknowledged that awnings were a point of contention for the Preservation Foundation in the past. She expressed concern that blade signs may not accommodate businesses with longer names. She concluded that, in her opinion, awnings soften the appearance of the storefronts, but stated that she is not necessarily opposed to eliminating awnings. Commissioner Wheeler stated that he is not convinced that awnings should be eliminated entirely noting that they serve a function. He agreed with Commissioner Sperry s comment about the potential difficulty of accommodating long business

7 January 25, Page 7 names on projecting signs. He stated that a variety of signage solutions are needed, as proposed, to accommodate different conditions. He added that he finds the wall sign option 2b to be problematic. Commissioner Gayle stated that there should be some degree of uniformity among signage, while still providing for some flexibility for tenants. She stated that there are some advantages to reviewing signage on a case by case basis. She stated that she does not object to awnings in general. She stated support for some uniformity of colors and for the proposed blade signs. She questioned whether or not the font should be regulated. Commissioner Redfield agreed that awnings serve a purpose and stated that the tenants should be provided some flexibility to choose awnings it they determine that they are necessary for their business. Commissioner Sperry stated that she studied the illustrative blade signs that were installed from various viewpoints and found them difficult to see from across the Square. She stated that the awnings are more visible. Commissioners Alfe and Athenson stated that the use of graphics should be reviewed on a case by case basis. In response to comments from the Commission, Mr. Schreiber stated that identifying businesses for people who are not familiar with the Square is most important. He stated that projecting signs are eye catching as pedestrians walk along the sidewalks. He acknowledged that projecting signs are not intended to be highly visible from vehicles. Chairman Grieve noted the importance of being mindful of the tenants needs. He stated that Market Square is a destination and most Lake Forest residents are familiar with the businesses. He stated however that if bringing in visitors is a goal, then clearly identifying and calling attention to individual businesses is important. He stated that there should be some uniformity in the signage to assure that signage enhances, rather than detracts, from the character of Market Square. He stated that in his opinion, awnings, if used, should be uniform. He noted that early on in the history of Market Square, awnings were common. He stated that awnings serve the functions of providing shade and shelter from the rain. He explained that historically, there were limitations on the types of brackets and fonts available to businesses but there are now unlimited variations. He noted that branding is very important to businesses and stated support for allowing some visibility of the brand identity. He stated that he is comfortable with limiting the size and location of signage and limiting the opportunity for projecting signs if awnings are allowed. He stated that he agrees that lettering should be permitted on the awning valance, if an awning is used. He stated that the walking tour will be helpful for the Commissioners to more fully understand what is proposed. Ms. McManus stated that the tour is scheduled for Saturday, February 11 th at 10a.m. and that City staff will send out an with further details.

8 January 25, Page 8 OTHER ITEMS 5. Opportunity for the public to address the Historic Preservation Commission on nonagenda items. There was no public testimony presented to the Commission on non-agenda items. 6. Additional information from staff. Staff requested Commission review of the proposed 2017 Meeting Schedule. Commissioner Gayle made a motion to approve the schedule as presented The motion was seconded by Commissioner Alfe and the Commission voted 7 to 0 to approve the Meeting Schedule. The meeting was adjourned at 8:03 p.m. Respectfully submitted, Kate McManus Assistant Planner