MINUTES
TOWN OF NORMAL DOWNTOWN DESIGN REVIEW COMMISSION
CONFERENCE ROOM C CITY HALL
100 E. PHOENIX AVE.
NORMAL, IL
REGULAR MEETING
June 13, 2005@ 4:00 p.m.
Members Present:
Rick Kentzler, Dennis French, Pam Locsin, Mark Comerford, Rebecca Landau
Members Absent:
Dirk DeWerff, Kathy Wilcox
Others Present:
Lauren Kerestes, Associate Planner, Debbi Whitehouse, Office Associate, Mercy Davison, Town Planner
Call to Order:
Ms. Landau called the meeting to order at 4:00 p.m. and noted a quorum was present.
Minutes:
The commission approved the minutes of the special meeting on May 23, 2005. The motion carried 5-0.
CC-05-05-12 - Jimmy John’s relocation and redevelopment of 207 W. North façade (current Paintin' Place location) Applicant: Mary Strack
Ms. Landau began by stating that staff had no objections to the application as filed. Ms. Kerestes said Ms. Strack and Jimmy John’s Corporate will do the following work to the building’s exterior facade:
Removal of existing storefront door, windows, awnings and signage. They will be replaced with a new wooden door, wood windows, 2 cloth awnings, and 2 new gas light fixtures. There will be one projecting sign, not internally lit, toward the west end of the storefront façade, mounted at least 8’ above the sidewalk and projecting no more than 5’ from the façade.
Ms. Landau asked about neon signs. Ms. Kerestes said that the code prohibits such signs, but has not been heavily enforced for signs on the inside of the window. Ms. Kerestes said that no more than 25% of storefront window should be covered by signage by code.
Mr. Kentzler had some concerns about the railing and stairwell in front
of the storefront on the northwest end of the building that allows access to
the lower basement level. Mr. Kentzler wanted
to know if there were any plans to change it. Currently, the stairwell is in
good shape, but secured shut. Those wishing to access the lower level use
the stairwell on the southwest end of the building. Ms. Kerestes said she
would look into it.
There was some discussion on whether the existing light fixtures are gas or electric. Ms. Kerestes said she had spoken with Mr. Benjamin Rhodes, the owner of the building at 207 W. North Street, who indicated that the existing fixtures are gas, but he had shut them off years ago as a result of maintenance issues. Ms. Kerestes said she had also spoken with the architect for Mary Strack and Jimmy John’s corporate out of St. Louis, MO and he indicated that they would indeed replicate the new fixtures to be gas fueled as the existing fixture.
Mr. French moved to approve this application with the condition that if it was determined that there would be any change to the northwest stairwell, that it undergo expedited review. Ms. Locsin seconded. Motion carried 5-0.
The commissioners agreed that the were pleased with the plans for the relocation and redevelopment of the Jimmy John’s restaurant.
Other Business:
a. Landscaping
Ms. Kerestes said that staff was suggesting some additional changes to the Downtown Design Code prior to the planning commission public hearing in July.
Ms. Kerestes said that staff was proposing the following revision to the code:
Sec.15-17-11-(D). Site Landscaping. Section 15.14-7(D)(3) of the Community Design Standards a will apply to the lineal frontage of any green space provided, excluding the green space provided to the screen the parking area. The minimum installation sizes set forth in the Sec. 15-14-7(E) (3) shall also apply.
Ms. Landau had some concern about the impact of greenspace landscaping near older buildings, specifically moisture penetration. Ms. Kerestes indicated that this landscaping requirement would generally only apply to new developments where greenspace may be available, because the building does not go to the property line. Currently, most historic buildings on North, Beaufort, and Linden Streets abut the property line.
Mr. Kentzler motioned to the approve the landscaping revisions as staff recommended. Mr. French seconded. Motion carried 5-0.
b. Parking lot screening
Ms. Kerestes spoke about the proposed ordinance changes for parking lot screening. Currently, the code specifies that the parking lot screening requirements shall apply to new parking lots and existing parking lots that are expanded by 25% or more. A retroactive clause is also in place to require all existing parking lots to comply with code standards by January 1, 2006.
Ms. Kerestes indicated that staff recommended the removal of the retroactive clause based on probable high costs associated with retrofitting existing lots and the difficulty associated with the enforcement of this clause.
Mr. French had some concerns with the proposed revisions. Mr. French said he saw no reason for non-complicity of existing lots with the clause. He felt the ordinance should be kept in place, but be extended for another 5 years.
Mr. Kentzler spoke saying he also thought that the clause should be left as part of the code, because it would challenge people to be creative and think about the changes to the downtown and to their existing lots.
Discussion ensued on eliminating or extending the clause by 5 years. It was determined by the Commission that the 5-year extension would allow time for the Town to complete its planned streetscape and infrastructure improvements, that include new landscaping along the streets and sidewalks. The Commission felt that by 2011, they would be able to determine the need for screening in existing parking lots based on the amount of landscaping provided by the streetscape improvements and the development of new and expanded lots (which are required to comply with the landscaping/screening requirements).
Mr. French moved that retroactive parking lot screening requirement for existing, non-conforming lots not be removed, but granted a 5-year extension to January 1, 2011. SEC 15.17-11(C)(1) of the code is to read as follows:
“Applicability. The parking lot perimeter landscaping requirements shall apply to all new private and public off-street parking lots or expansion of existing lots of more than 25 per cent of existing spaces. Existing parking lots with more than 5 spaces shall comply with these requirements no later than January 1, 2011.”
Ms. Locsin seconded. Motion carried 5-0.
Town Planner, Mercy Davison spoke about the planning commission’s concern regarding the removal of the requirement from the Downtown Design Code that at least 50% of upper story windows in new construction be operable. Ms. Kerestes said that staff was recommending that this requirement still be removed from the code, but replaced with “All windows on second and higher floors must appear operable.” This revision would be consistent with promoting a livable downtown and uniform, historic appearance.
Mr. Kentzler moved to approve that SEC.15.17-11(A)(1)(c)(1) of the code read as follows:
“Coverage and Operability. Windows must cover no less than 50% nor more than 75% of the storefront area; windows must cover no less than 30% nor more than 50% on the upper façade. All windows on second and higher floors must appear operable.”
Mr. French seconded. Motion carried 5-0.
Ms. Kerestes spoke saying that no elevations had yet been submitted for the Hotel.
Adjournment
With no further business, the meeting was adjourned at 5:00 p.m. Mr.
French moved to adjourn. Ms. Locsin seconded. Motion carried 5-0.
Respectfully submitted,
Lauren Kerestes
Associate Planner
Debbi S. Whitehouse
Office Associate