Architectural Control Commission

APPROVED MINUTES OF THE ARCHITECTURAL CONTROL COMMISSION VILLAGE OF NORTHBROOK COOK COUNTY, ILLINOIS July 13, 2017 ACC Commissioners Present (5): Alan Schwall, Chairman Robert Katz Cliff Town Lori Jordinson Christopher Urbanczyk Members Absent (2): F. Dirk Heidbrink David Menn Village Staff Present: Thomas Poupard, DPS Director Michaela Kohlstedt, Sr. Planner Kendra Kim, Recorder Additional Present: Stephen Barron, Heritage Woods Northwest, LLC David Bromley, Chicago Sign Group Katrina Laughlin, Laughlin Design Group Jane Schloss, Worn Jerabek Wiltse Architects, PC Call to Order Chairman Schwall called the meeting to order in the Terrace Room of Village Hall, 1225 Cedar Lane, at 5:32 p.m. Roll Call Roll was called. A quorum was present. Review of Minutes On a motion made and seconded, the minutes from the May 11, 2017 ACC meeting were approved as presented. Public Comments Regarding Items Not on the Agenda None Design Review of Bach to Rock (Wall Sign) - 1141 Church Street /Northbrook Shopping Plaza Sr. Planner Kohlstedt provided an overview of the application for a new wall sign for Bach to Rock, a new retail tenant at the proposed location in the back corner of the shopping plaza. The sign will be approximately 4.1 square feet in area as that is the maximum allowed square footage for a wall sign at the proposed location on the fascia above the breezeway.  APPROVED Member Town inquired as to whether the sign could be larger. Sr. Planner Kohlstedt stated in order to make it bigger the applicant would have to request a Zoning Code text amendment, as the current sign specifications are the largest allowed per the Village Code. Chicago Sign Group applicant David Bromley said they would have liked the sign to be larger, but it was not possible. Member Katz moved to approve the Design Review Permit at Bach to Rock at the address commonly known as 1141 Church Street/Northbrook Shopping Plaza as presented. Member Town seconded, and on a voice vote the motion passed unanimously. Director Poupard explained that following the Board of Trustees Motion on July 25, 2017, the permit will be available. Continued Review – PCD 16-11 Heritage Woods Assisted Living Facility (SW Corner of Techny & Shermer Roads) Sr. Planner Kohlstedt presented the continued review of the PCD 16-11 Heritage Woods Assisted Living Facility. In September 2016 the commission recommended a series of changes following their initial review. The ACC found the proposed facility was appropriate, but requested to increase landscaping in various locations including the building foundation, along the western property line, as well as the street fronts. The ACC also suggested reducing the overall building height to 35 feet to comply with maximum permitted by right height in the Zoning Code, as well as improve the western facade to be consistent with the other proposed facades. The applicant has modified their application to include additional landscaping and has added relief to vary the western facade more than previously proposed. No height reduction has been made. No changes to the front entrance have been made, as was previously suggested. General public concerns which arose at the Planning Commission Meeting in December 2016 include issues surrounding traffic and proximity to surrounding residences. The applicant will go back to the Planning Commission in August 2017 for further review. Jane Schloss, Architect at Worn Jerabek Wiltse Architects, presented slideshow with overview of changes to previously presented design. The proposed design is for 95,000 square feet and 105 units. Changes from the previous review include: trash enclosure moved 50’ away from property line, a pedestrian path has been added with a 5’ land dedication as requested by the Village, and unobtrusive night-time friendly light fixtures have been added to ensure minimal light pollution. Additionally on the west side of the parking lot, adjacent to residential area, the lights have been lowered to 12’ in height to eliminate light spilling over to residential properties. Ms. Schloss explained that the design is residential in form, character, and function. The west elevation design has been updated as per previous recommendations to include revised dual-bay depth, with the addition of stone to make the overall appearance and aesthetic more appealing. Regarding the entrance, the goal was to make the entry courtyard warm, welcoming, and covered. No changes have been made to entrance since previous review. They have maintained 50’ setback to maximize distance from neighboring residents. She provided three rendered views from adjacent properties showing landscaping bordering fence and further screening building from view of neighbors. The floor plan remains largely unchanged, and they haven’t revised the elevation from 35-36’ to midpoint of roof slope. After considering the previous recommendations, they deemed reducing the height further denigrated the aesthetic appearance. Warmth and charm has been the focus of changes made to materials and design since last meeting. Chairman Schwall inquired as to the exact height. Ms. Schloss stated the overall midpoint height is 36.8’.  APPROVED Member Town inquired about the rooftop units and wells. Ms. Schloss replied that the roof wells are screened and so not visible. Chairman Schwall asked if the courtyard side would also have wells. Ms. Schloss stated that flexibility on roof wells is possible. Member Town inquired about the ceiling height. Ms. Scholl stated the first floor would have 9’ ceilings, with 8’ ceilings on upper floors. Katrina Laughlin, Laughlin Design Group, presented on changes to original design to accommodate landscaping- related recommendations from previous review with the ACC. The updated plans include 100% landscape planting viewed at foundation for Techny Road and 72% viewed from Shermer Road. Quality of plant material followed suggestions from ACC including: the combination of shrubs and flowering and ornamental trees, plans to keep larger deciduous trees, the removal of arbor vitae, and the addition of evergreen interspersed throughout landscaping. The 8 ft solid board fence was also added at the ACC’s suggestion. Public Comments Northbrook resident Chris Reckamp of 2112 Second Street presented his disapproval of the Heritage Woods Assisted Living Facility. The height and density were primary among concerns, as he fears they may obliterate the visual integrity of the neighborhood. He explained that, as you can see from an aerial view of the neighborhood, the neighborhood is home to many big, beautiful properties, including nine new homes in last 7- 10 years. He emphasized that the neighborhood is quickly becoming increasingly vibrant with many young families. He noted a similar Assisted Living Facility built in Gurnee by the applicant. Marked differences included the commercial business location selected in Gurnee, as opposed to the residential area in Northbrook. In addition, the Gurnee property was built on 4 acres, allowing ample space to reduce traffic and congestion concerns. Mr. Reckamp hopes that the applicant can find a more suitable location for their project. Northbrook resident Leon Ginsburg presented his concerns regarding the project. His property would be facing the commercial lights of the facility, which he argues will hurt both his property value and his quality of life. He reiterated the significant Gurnee property differences and emphasized that this neighborhood is a dynamic and growing single-family home area and that this facility belongs at a different location. In addition, he presented that 200 local residents have signed a petition in opposition to this project. Northbrook resident Jason Berger, owner of 2055 Techny shared his concerns about this project. Mr. Berger has lived in Northbrook for 20 years and has not previously presented to the ACC or any other Board or Commission regarding grievances. He argued that the size of this facility would be ill-fitted to the texture of the neighborhood and that overall it is inappropriate at this location. He stated it’s too massive and would interrupt the flow of the quiet residential neighborhood. He inquired about which trees would be removed. Ms. Laughlin stated three large trees on property line will be kept so they can continue to thrive and benefit everyone. Mr. Berger additional voiced concerns that the construction work may contribute to water damage at adjacent properties. While he supports the project in general, he believes this is a poor choice of location. Mr. Berger also inquired as to why the plans exceed the Village’s current height restrictions. Sr. Planner Kohlstedt explained that in the RS district, you can receive a special permit approval to allow for the increase. Chairman Schwall explained that the ACC doesn’t have the control over zoning requirements and therefore must focus on the building and how it’s impacting visually. Northbrook resident Deborah Isberner of 2020 Second Street presented on her concerns, specifically in regards to the flow of traffic. She has been collecting data regarding the traffic in this area. She stated that the previous  APPROVED traffic study conducted didn’t accurately assess what really happens at this location every day. This neighborhood includes the local high school, with some 2,500 students, some of which take Shermer Road and some of which exit down Second Street. In the last 5 years, Northbrook has positioned a police officer to navigate during high traffic times including 7:40 A.M., 12:55 P.M., and 2:55 P.M. Ms. Isberner is doing her own due diligence by measuring traffic patterns over 10 months at the Gurnee facility and considering how that will impact the neighborhood. Northbrook resident Handm Bucher of 2525 Techny presented his concerns. Mr. Bucher is a civil engineer and stated that from his experience and perspective, this project doesn’t fit here. He emphasized that this is a prime space for families that have kids at Glenbrook North, and children are running routes through this area all the time. He gave the example of a resident whose request for a hamm radio antennae in his front yard was deemed inappropriately tall. He urged the Village to use same standards in this case. Mr. Bucher also requested the proposed plans for his review. Sr. Planner Kohlstedt informed him that they are posted to website for viewing. Member Jordison agreed that the applicant addressed a lot of the commission’s concerns, particularly regarding the screening. Personally, she thinks it is a lot in a tight area, but the applicant has provided the screening recommended. She still has concerns about traffic and density of area, but it is looking more residential in the facade. Member Urbanczyk was hoping for rooflines to be a little different, so as to break the mass down. Per the current plans it is very massive. He is hoping the applicant could be a little more creative with heights on Shermer and Techny. Member Town commended material selections and the color-palette. His main concern is the extended gutterline along western border. He would like to see that line broken up, perhaps at the expense of losing a couple units. He suggested possibly breaking up the evergreens as they are a little monotonous, but overall he would like to see more roofline variation. Member Katz inquired as to why is the first floor has 9ft. ceilings. Ms. Schloss explained that more mechanical and plumbing run through the ceiling of the first floor. Member Katz inquired if 4-12 pitch instead of 5-12 pitch was considered to lower the roof height and asked how is retention being handled. Ms. Schloss stated the plan for water retention is completely underground. Chairman Schwall liked the change in materials, the light changes, the updated landscaping, and the dumpster move. Negatives: 45 ft is way too tall for the location, if it was down on Shermer would be ok, but too much too dense and too tall at this location. He stated that the facility has the feel of extended stay hotel or apartment complex, and I don’t think that’s the right thing to have sitting on that corner. Renderings are nice, but don’t trust them, with neighboring houses not exceeding 35’ the proposal presents a significant difference. Stephen Barron, applicant, addressed the commission regarding concerns arising throughout the meeting. He explained that they did look into flat and 4-12 pitch roof, but if was deemed too unattractive. He emphasized that the Gurnee facility and this project are mutually exclusive with different clientelle. In addition, 25 Northbrook residents are going to live at this facility here for their Social Security check, which will be the only affordable senior housing option in the Village. He stated that they’re not putting this in an industrial park because they want residents to remain connected to and partake in their community. He implored the ACC to make a decision based on how the building looks, rather than what you think should be at this corner. His company owns and operates 40 of the 130 supportive living facilities in Illinois and he attested that the company has never been sued and has no outstanding lawsuits, contrary to Mr. Ginsburg’s statement.  APPROVED Chris Reckamp responded that Mr. Barron’s mutually exclusive comment was inaccurate. He noted the significant difference from 3 to 4 acres. He disagrees that this project is what is best for the community. Public Hearing Closed There being no further input from the public, the public portion of the meeting was closed for ACC review and recommendations. Chairman Schwall stated that the building design, materials, and color choices were all good. The problem lies in the mass, height, and density of the building. Member Katz moved to approve the landscaping design with the recommendation to increase caliper from 3” to 4” on deciduous vegetation and increase 10 - 12 ft height range on evergreens. Member Jordison seconded and on a voice vote the motion carried unanimously. Member Urbanczyk moved to recommend bringing the overall scale down, particularly on the west side. Member Town seconded and on a voice vote the motion carried 4-1. Ultimately, The ACC found the land use acceptable but failed to approve the site plan of the project based on density and height. They urged the applicant to re-evaluate the size and scale of their plan. Update on Proposed Use of PEX Type A Pipe Director Poupard explained that before recommending the elimination of 1” restriction on PEX Type A pipe to the Board of Directors, he first wanted to address the ACC and confirm that there are no concerns. No concerns presented. New Single Family Home Elevations: a)1418 Cedar Lane (R-5 District) – Town Studios, Inc., architect b)2536 Oak Ave. (R-5 District) – Town Studios, Inc., architect Mr. Town recused himself from the conversation. No concerns were presented. Member Katz moved to approve the request as presented, Member Jordison seconded. Member Town recused himself from the vote. With a vote of 4-0 with one abstention the motion carried. New Business - None Old Business - None Adjourn There being no further business, Member Katz moved to adjourn the meeting at 6:54 p.m. Member Urbanczyk seconded, and on a voice vote the motion carried and the meeting was adjourned. Respectfully submitted, Kendra Kim, Recorder