Architectural Control Commission

1 Approved 2 MINUTES OF A MEETING OF THE ARCHITECTURAL CONTROL COMMISSION 3 VILLAGE OF NORTHBROOK 4 COOK COUNTY, ILLINOIS 5 September 12, 2013 6 7 Commissioners Present (5) 8 Al Schwall, Chairman 9 Lori Jordison 10 Cliff Town 11 F. Dirk Heidbrink 12 Bob Katz 13 Village Staff Present 14 Tom Poupard, Director, Development and Planning Services, Village of Northbrook 15 David Schoon, Assistant Director, Development and Planning Services 16 Nick Desario, Assistant Director, Development & Planning Services 17 Lori McLeod, Recorder 18 Others Present 19 Al Weber, Resident 20 Andrew Kowalcyszyn – Camburas & Theodore 21 John Bradshaw - Camburas & Theodore 22 David Strosberg – Morningside 23 Mike Nortrian – Crossroads Development 24 Mark Kurensky – HKM 25 Mark Hopkins – HKM 26 Brian Pawlik – Morningside 27 Jennifer Stamper – Juniper Boutique 28 1. Call to Order 29 Chairman Schwall called the meeting to order in the Terrace Room of Village Hall, 1225 Cedar 30 Lane, at 5:35 p.m. 31 2. Roll Call  Page 2 Minutes of the September 12, 2013 Architectural Control Commission Meeting 1 A quorum was present. 2 3. Public Comments 3 There were no public comments from the public. 4 4. Review of Minutes 5 Cliff Town moved, seconded by Bob Katz, to approve the August 8, 2013 minutes for the 6 Architectural Control Commission (ACC) meetings without corrections. On a voice vote, the motion 7 was unanimously carried. 8 5. Extension Request for Expired Building Permit – 3872 Sunset Lane (11-G-057 SFRAL) 9 Mr. Desario noted that the owner, Al Weber, of the property is requesting a 12-month extension of 10 the building permit. The resident stated he was waiting for final building inspection. The owner 11 has purchased this previously foreclosed property and is in the process of finishing the construction 12 of the home. The house is over 10,000 square feet. 13 Mr. Weber stated that his intent was to live in the home. 14 Mr. Poupard asked about the dumpster and the portable toilet. Mr. Desario said it has been a 15 concern of staff that the dumpster and the portable outhouse remain outside much longer than 16 expected. 17 Members of the ACC Commission suggested in the next 3 months completing the final grading and 18 the lying down of the sod. The ACC Commission also suggested finishing one of the bathrooms so 19 the portable outhouse could be removed from the premises. The owner will consider these 20 suggestions. 21 This request will be continued for one month. 22 Design Review Permits – Juniper Boutique – 1346 Shermer Road 23 Jennifer Stamper, representing the Juniper Boutique, was present for an application for a new wall 24 sign. Mr. Poupard noted the Applicant is requesting a Design Review Permit for a new wall sign on 25 the south façade of the structure above the first floor tenant space. The Commission discussed it 26 briefly and all felt the design was acceptable. 27 B. Katz made a motion to approve of the wall sign based upon the drawings submitted on July 30, 28 2013. F. Dirk Heidbrink seconded the motion. On a voice vote, the motion was unanimously 29 carried. 30 6. Review of Design of Proposed NorthShore 770 Building, Signage, and Landscaping – 770 Skokie 31 Blvd. 32 David Schoon, Assistant Director, reviewed the design features of the proposed development 33 submitted by Morningside. The property is located at the northwest corner of Dundee and Skokie 34 Blvd. 35 Their plan is to develop a luxury apartment building and grocery anchored grocery store. 36 The applicant is seeking the following approval and the ACC discussed in detail the following:  Page 3 Minutes of the September 12, 2013 Architectural Control Commission Meeting 1 a. A series of amendments to the Northbrook Zoning Code to create a new, high density, multiuse 2 district to accommodate the development. 3 b. The building height, density, FAR, Setback and Yard Standards in relation to the other 4 surrounding buildings. 5 c. Rezoning the property from the Office District to the proposed high density multi-use district. 6 d. The proposed uses include a Mariano’s grocery store, a ten story multi-family building with up 7 to 416 apartments and other commercial stores. 8 e. Waiver to allow the slope of a parking structure ramp to exceed eight percent. 9 f. Waiver to eliminate or reduce the foundation landscaping. 10 g. Applicant is seeking sign exceptions to sign area and height. 11 The ACC discussed that this development should be the community gateway. It should have 12 appropriate scale and design with a varied setback. 13 John Bradshaw, of Camburas & Theodore (C&T) went over the overall project with the ACC. C&T are 14 architects in the retail industry and both architects have done Northbrook buildings previously. The 15 goal was not to over develop the property. 98% of retail space is leased already. Verizon Wireless, 16 Zengeler Cleaners, Chipotle, Panera bread, PNC Bank, Kreisers (organic pet food) and maybe another 17 restaurant will be a few of the retail occupants. A 10-year lease will be required. 18 David Strosberg from Morningside generally explained the materials and rendering of the apartment 19 building site. He also discussed the materials and elevation of the structures. 20 Mark Hopkins, from HKM, went into detail regarding the design of the residential building, materials 21 and colors. 22 Mark Kurensky of HKM also discussed landscaping and retail plantings that offer screening. The 23 continuous hedges will offer screening. The parking lot contains a variety of plantings to give visual 24 interest. 25 The residential building will be equipped with outdoor grills on the common terrace, a dog run, and 26 bocce courts. The landscaping and signs were discussed. 27 Cliff Town noted that he is extremely impressed and excited about the design and presentation. 28 Dirk Heidbrink stated that he likes that this development compared to the previously proposed 29 development. It is bringing it down the scale and it is an improved design. 30 Lori Jordison noted that she too likes the overall design. 31 Member Katz stated that he is concerned about the traffic heading south from Dundee. His second 32 concern is adding a 10-story building in that location. The 500 Skokie is a 6-story building. 110 feet is 33 the overall height of the apartment and that is very high. Mr. Katz likes the integrating of the drive in 34 facility, but he height of the apartment is a great concern  Page 4 Minutes of the September 12, 2013 Architectural Control Commission Meeting 1 Al Schwall stated that he thought this development would be good for the community and thought it 2 was a good quality product. He likes the 10-story building being tucked back so it reduces the visual 3 impact. 4 The ACC discussed the materials and samples were passed around. The coloration was discussed as a 5 darker band is on the top. The color is integral and not applied color. Aluminum balconies are made 6 with an integral locking material. Windows are vinyl clad. Color variations break up the mass and add 7 interest. The residential building has 9 ft. ceilings and desks are all anodized aluminum, interlocked 8 decks. There were a number of questions about the ventilation system and the grills on the exterior as 9 well as smaller windows on the apartment units. 10 Chairman Schwall said that he likes the development, but questioned the 10-story height. Northbrook 11 currently has 110 ft. maximum limitation. 12 F. Dirk Heidbrink said that since the building is placed further back that it makes it less obvious. Images 13 form Google Maps were displayed of the Renaissance Hotel and counted the number of floors to 14 compare. 15 After more discussion, the consensus of the ACC was that the Commission seems to be OK with the 16 height of the building, but questions remain regarding the building materials and design details. Some 17 of these can be addressed at the final plan stage. 18 The retail signage was discussed. Every tenant wants to have their own logo. The ACC would like 19 consistency with an overall design theme established. Each merchant may be able to keep their logo 20 on their storefront. Once a style is agreed to then additional signs do not need to be approved. The 21 approach used at the Village Square shopping center, where all the signs have white letters, but 22 corporate logos was discussed. 23 The ACC discussed the design of the monument sign and found that it is fine so long as the colors are 24 consistent. In regards to the wall signage, the ACC would request that the tenants come in individually 25 to submit their individual designs. 26 ACC wants to have final approval and review final selection of materials. 27 For a concept plan the commission felt this was an appropriate level of detail. 28 Bob Katz made a motion to accept the Applicant’s concept as presented; however, the ACC would like 29 the final plan to return and to include much more detail on specific materials, including balconies. The 30 motion was seconded by Cliff Town and the motion was carried unanimously by a voice vote. It was 31 clarified that the ACC would also like each building tenant will come back to the ACC for their individual 32 wall signage approvals. 33 7. New Single Family Elevations were reviewed: 34 a. 2209 Ash Lane (R-5 District) – Town Studios, Architect 35 b. 1308 Briarwood Lane (R-5 District) – Lindsay Associates, Architects 36 c. 2307 Illinois (R-5 District) – Aspect Design, Inc., Architects 37 d. 2418 Illinois (R-5 District) – Aspect Design, Inc., Architects  Page 5 Minutes of the September 12, 2013 Architectural Control Commission Meeting 1 e. 2699 Walters Ave. (R-4 District) – Aleksandr Vaysman, Architect 2 Bob Katz made a motion that all residences have passed review and Lori Jordison seconded the 3 motion. On a voice vote, all motion was unanimously carried. 4 9. New Business 5 There was no new business 6 10. Old Business 7 There was no old business 8 11. Adjournment 9 There being no further business, Cliff Town moved, seconded by Member Katz, to adjourn the meeting. 10 On a voice vote, the motion unanimously carried, and the meeting adjourned at 8:35 p.m. 11 Respectfully submitted, 12 13 Lori McLeod 14 Recorder