Presiding Member: W. Hallen A quorum being present, Chair Hallen called the meeting to order at 2:33 p.m.

Transcription

1 APPROVED SITE PLAN AND APPEARANCE REVIEW COMMITTEE (SPAARC) MINUTES December 11, 2013 Members Present: Staff Present: Others Present: J. Cory, R. Dahal, I. Eckersberg, W. Hallen, M. Klotz, M. Muenzer, J. Murphy, J. Nelson, C. Ruiz, M. Tristan B. Newman, J. Nyden, H. Pirooz Ald. Wynne Presiding Member: W. Hallen A quorum being present, Chair Hallen called the meeting to order at 2:33 p.m. New Business: 1) 1805 Howard Street Recommendation to Sign Board Request for sign variances for a wall sign that is not on the premises of the business and coterminous with the occupancy, and for a sign size of 220 sq. ft. where a maximum 125 sq. ft. is permitted. APPLICATION PRESENTED BY: Walter Hallen Staff Liaison to Sign Board Mr. Hallen explained the two variances requested by Big Twist restaurant. The following issues were discussed: The lot is unusual in that it has a 100 X 66 parking lot in front of the restaurant There is an extremely large pole sign to the left of the parking lot for Gulliver s restaurant, which is across the street of Big Twist, who is requesting to put a 22 X 10 wall sign on the west wall of the adjacent property, abutting the parking lot Variations requested: o Requesting a 220 sq. ft. sign where 125 sq. ft. is allowed o Signs can only be on the applicant s property Mr. Hallen explained that staff has recommended, given the dilemma of not wanting to start a precedent of putting signs on other property owner s walls, approval for a 2 year period; eventually the business owner will be able to afford a free standing sign, which costs approximately $10,000 At Mr. Ruiz s inquiry as to why the sign needs to be that big, Mr. Hallen explained that the sign can only be seen from a due distance of 70 to 80 driving east on Howard Street and the restaurant cannot otherwise be seen from any distance, since it is set back so far on the lot. There is a small existing sign on the restaurant that says Big Twist. Mr. Murphy noted that the property had been vacant for many years prior to Big Twist, which has been open approximately 6 months and that the wall has had a sign on it before At Ms. Klotz s inquiry, Mr. Hallen explained that the Sign Ordinance requires that every sign is removed within 30 days of a business closing The business owner will submit a letter from the adjacent neighbor stating that he consents to the sign being posted on his building SPAARC Meeting Minutes December 11, 2013 Page 1

2 The location of the freestanding sign to be erected later will depend on the drive aisles in the parking lot At Ms. Klotz s inquiry, Mr. Hallen said large wall signs have been approved before at sites such as Dominick s, Jewel and Office Depot The proposed sign is fabric Mr. Murphy moved to recommend denial, seconded by Mr. Nelson. The Committee voted 2-8, with a majority opposed to the recommendation. Mr. Cory moved to recommend approval of the variances with the condition that the sign is adhered in a permanent fashion and kept in good repair, seconded by Mr. Ruiz. Mr. Murphy amended the condition to require that the sign is entirely removed after 2 years. The Committee voted by a majority of 8-2, with Mr. Murphy and Mr. Nelson opposed, to recommend the approval of the sign variances with the condition that the sign is adhered in a permanent fashion and kept in good repair and removed in 2 years. 2) 1829 Dempster Street Recommendation to Sign Board Request for sign variances for a wall sign that does not face a street or alley and for a wall sign height of 17 where a maximum 15.5 is permitted at Burger King restaurant. APPLICATION PRESENTED BY: Walter Hallen Staff Liaison to Sign Board Mr. Hallen presented plans for the Burger King signs. The following issues were discussed: There is an existing sign facing in this direction Variances requested: o The proposed sign is not on a façade facing a thoroughfare o The proposed height is 17 where a height of 15.5 is permitted The proposed sign: o Is to be integrated with the architectural features as part of the complete rebuilding of the Burger King o Faces north to an adjacent alley Mr. Hallen suggested a time-off requirement (9pm 5am) though there has never been a complaint from the neighbor to the north and signs have been facing north for several years Mr. Hallen moved to recommend approval of the variances, seconded by Mr. Murphy. The Committee voted unanimously 9-1, with Mr. Muenzer opposed to the sign operation hours but approving of the sign, to recommend approval of the variances to the Sign Board. 3) 2211 Campus Drive Preliminary Preliminary plan approval for new construction of a 400,000 square foot building for the Kellogg School of Management. SPAARC Meeting Minutes December 11, 2013 Page 2

3 APPLICATION PRESENTED BY: Thomas Arey Northwestern University Kevin Thomas Architect Andrew McGonigle Northwestern University Mr. Arey presented plans for Northwestern University s proposal to construct a 400,000 sq. ft. building. The following issues were discussed: Northwestern University proposes to construct a 400,000 sq. ft. building for the Kellogg School of Management Proposed building will be the new home for the Jacobs Center currently on Sheridan Rd. Propose 6 stories: o To house classrooms for Kellogg s MBA program o Lower 2 floors for students classrooms, study area, dining room and auditorium o Dining room will be open to the public o Lower floors connected by bridges o Upper 3 floors for faculty, PhD students and seminars o Top floor penthouse for mechanicals Mr. Thomas presented the site plan and renderings: o Building location is just north of the pond o Principal entrance on the west side o Oval drop-off drive with low purple flowers in the middle o Terraces on floors 2 and 5, oriented for views of the skyline o Large glass wall in auditorium, which could be used for banquets o Neutral stone, porcelain floors and white oak for main lobby/meeting area o Parking and trucks accessed from the north, one level below grade o 25 below-grade parking spaces o Doors to the east will be open o A soccer practice field will be to the east (field to the north is for field hockey and lacrosse) o Indentation on the east side of the building which will have an open seating area o Have been meeting with Fire Chief and the site is 100% reachable by fire equipment Materials: o Primary curtain wall: vertical metal o Fascia canopy with wood soffit o Non-glare glass and opaque spandrel glass o Stone/granite base o High performance façade similar to the Ford building o Lower floor: air radiant panels primarily in the ceiling o Faculty and student entries: all radiant floors o Researching anti-bird-collision glass Proposed goal is LEED gold; silver (or over 10,000 points) is required by the City of Evanston: o Low water usage o Recycled material o Bike parking o Central utility for the distribution of water o Geo-thermal primary heating/cooling source Plans are compliant per the zoning analysis SPAARC Meeting Minutes December 11, 2013 Page 3

4 Ms. Klotz advised the applicants that a portion of the new parking garage, currently under construction, would have to be completed in order for the City to sign off on this structure Construction access planned at North Tech Drive with exit from Lark Dr. Mr. Muenzer moved to recommend approval of the preliminary plans, seconded by Mr. Murphy. The Committee voted unanimously 10-0 to recommend approval of the preliminary plans. 4) Chicago Avenue Pre-application Conference Main Street Recommendation to Plan Commission John O Donnell submits for new construction of a 9-story mixed-use tower with 12,064 square feet of retail space, 15,670 square feet of office space, 112 dwelling units, and 104 enclosed parking spaces. APPLICATION PRESENTED BY: John ODonnell Sponsor of 835 Chicago Bob Winter Jeff Clark Ryan Von Drehle Architect David Irving Ted Wolf Landscape designer Luay Aboona KLOA Traffic Engineers Mr. O Donnell presented plans for the development. The following issues were discussed: Propose: o Transit oriented development (TOD), across the street from the Metra and CTA stations o Hope to be a catalyst for economic development in the area; site has been vacant for a long time Mr. Thomas presented the site plan and renderings: o Mandated for LEED Silver status o Parking has been minimized because they expect many residents to use public transportation o High speed internet to be included o More than half of the units will be 2-3 bedroom units o High quality design o Widen sidewalk and enhance pedestrian flow along Chicago Avenue o Adding streetscape Mr. Von Drehle presented design objectives in renderings and site plans: o Using traditional brick style of surrounding area and use of glass for light, shadow and reflection o Instead of a simple 90 degree turn, active corner o Higher end masonry/stone base at retail o Canopies for shade o Brick and glass; 30-40% to be spandrel glass o Parking entrances: south half of building is parking; front quarter is for retail parking, back quarter is for residential, at grade with the alley access and a full basement level of parking SPAARC Meeting Minutes December 11, 2013 Page 4

5 o North and west portion of ground floor of building will be retail o Widening the sidewalk on Chicago Avenue by 4 to a minimum of 12 o ComEd utility in 10 deep basement in the NE corner of the building Mr. Wolf presented landscaping plans: o Chicago Avenue: sidewalk to be widened by setting the building back and improvements proposed: o Trees: 6 on Main and 5 on Chicago; approximately 25 apart o Parkway planters on Chicago Avenue with understory planting below o Bricks on back of curb and around planters o Low plantings between groupings of 2 trees with banding o 2nd floor trees will be invisible at street level o Mezzanine for mechanicals o 2 nd floor for office tenants o Green roof on south side with environmental benefits and storm water detention (but not a garden area) o Northwest corner of 2 nd floor to have a terrace with walkways and access from offices and conference rooms o Access to outdoor paved terrace and garden on 2 nd floor from residents amenity area (fitness and meeting rooms and corridor) o Ornamental trees on the north side over columns in a lawn area on the 2 nd floor o Sitting area at corner of 2 nd floor parapet terrace looking east down Main St. and also smaller sitting areas o Levels 3-9 residential o Balconies on end units (2-3 bedroom units are on the ends) o 97 high to top of highest occupied floor Main Street: o Mass reduced by set back terrace o Accommodating grade change o Glass stairwell at NE corner allows for safer traffic at alley Mr. Aboona presented the traffic study findings. Propose: o Access to the site from Chicago Avenue for retail parking o Elimination of east side parking spaces near the proposed driveway o A right turn lane and no left turn during morning, evening rush hours and Saturday midday onto Main St. going north o Elimination of 3 parking spaces on the west side of Chicago Avenue, improving existing conditions which are congested; buses currently back up traffic o Driveway to be one lane in and one lane out with visual and audio devices for safety o Truck access in rear through alley, 10 setback within alley for trucks o Residential parking access through alley; alley traffic patterns have been reviewed extensively and building traffic will not have a significant impact o 104 total parking spaces proposed, 216 required o Parking ratio is typically 1:0; they are asking for.93: residential parking is.66 not counting the residential parking on the east half of the ground floor parking area Mr. Dahal noted that driveway traffic on Chicago Avenue has always been a concern; he appreciates their effort but believes visibility will be a problem for traffic making a left turn out of the driveway; Mr. Aboona replied that when the light turns green, the que is clear, outside of rush hour. Mr. Dahal said that Traffic Engineering recommends all access from alley SPAARC Meeting Minutes December 11, 2013 Page 5

6 Mr. Muenzer noted that the City is always concerned about eliminating needed parking in that area and that the pedestrian experience will be interrupted by the driveway Mr. Dahal added that for the driveway, more parking spots may have to be removed than anticipated by the developer Mr. Von Drehle noted that the 15 parking spaces accessed from Chicago Avenue are for the retail tenants; all the rest, for the residents, is accessed from the alley The proposed 12,000 sq. ft of retail space has been reduced to accommodate parking for the residents Retail parking requirement is and for office, 31 spaces required; proposing no parking spaces for the office, since they believe tenants will use public transportation Ms. Klotz explained that for retail the first 2,000 square feet are discounted, then 1 space is required per 350 sq. ft.; for office, 2 spaces are required per 1,000 sq. ft. Ms. Klotz noted that the applicant is requesting 6 PD allowances: o Number of dwelling units: 87 allowed, 112 proposed on the lot o FAR: 4.0 allowed; requesting 4.76 o Building height: 67 allowed; requesting 97 o Chicago Avenue setback: 20 required, requesting 14.5 o Parking: 216 spaces required; requesting 104 o Loading berths: 35 required; 2 short berths requested at 25 Materials: o Dark stone base, large masonry brick on the remainder o Canopy, possibly metal, at 12 o Office level: uniform color glass all around; some spandrel o Brick with a texture; traditional brick used in a modern way, above the glass o Faceted wall on Chicago Avenue o Partially set back wall on Main Street side, in response to the community s comments o Exploring brick samples; adjacent to very red brick on Main St. and purple brick nearby o Appearance of the building will be constantly changing with the light o Glass is not highly reflective o Each floor will have a varied glass pattern, yet each unit has the same floor plan as the one below it, with the spandrel glass in different locations o Larger, corner units have balconies which overlook the street (not the alley) o Balcony material: finely detailed metal screen on darker slab edge for accent o More brick to be used on the east side than other sides Community benefits: the setback on Chicago will be landscaped and the building will fit in with the community The door to the bike storage area is on grade and will provide bike storage for 15% of the occupants Mr. Dahal requested that bike storage also is provided outside The service area is set back from the adjacent building There will be a loading dock door and 3 rd entrance door to lower level parking in the alley Chair Hallen noted that the windows on adjacent building to the south will need to be removed or fire shutters will need to be installed Casual restaurant (possibly Chipotle) to be on first floor (tried grocery but hard to get because of Trader Joe s ) Office space: entrepreneurial organization proposed At Mr. Ruiz s inquiry why they could not come closer to the parking requirements, Mr. Arey explained that parking should not be encouraged on this site and the alternative to their proposed number of parking spaces is to build parking above grade; he said it is a better SPAARC Meeting Minutes December 11, 2013 Page 6

7 site with parking below grade, and it is more expensive. He said the project is of superior quality. Mr. Muenzer moved, based on the large number of allowances requested and Mr. Dahal s traffic concerns, to recommend approval with the condition that there is no curb cut on Chicago Avenue and parking be accessed only from the alley, seconded by Mr. Dahal. The Committee voted unanimously 10-0 to approve the preliminary plans and to recommend approval to the Plan Commission. Other Business: APPROVAL OF MINUTES FROM DECEMBER 4, 2013 Mr. Murphy moved to approve the minutes, seconded by Mr. Nelson. The Committee voted unanimously 10-0 to approve the December 4, 2013 minutes. The meeting adjourned at 4:11 p.m. Respectfully submitted, Bobbie Newman SPAARC Meeting Minutes December 11, 2013 Page 7