MINUTES
TOWN OF NORMAL DOWNTOWN DESIGN REVIEW COMMISSION
CONFERENCE ROOM C CITY HALL
100 E. PHOENIX AVE.
NORMAL, IL
REGULAR MEETING
November 14, 2005@ 4:00 p.m.
Members Present:
Dennis French, Mark Comerford, Dirk DeWerff, Rebecca Landau
Members Absent:
Rick Kentzler, Pam Locsin, Kathy Wilcox
Others Present:
Lauren Kerestes, Associate Planner; Wayne Aldrich, Downtown Redevelopment Director; Debbi Feid, Office Associate; Larry Parke, Lohmeyer-Russell Corp.; Graham Harwood, OS Group Inc.; Jeff Tinervan; Bob Kapolnek, architect for Henneman-Raufeisen; Jack Teplitz; Mark Peterson, City Manager; Steve Mahrt, Corporation Council; Mercy Davison, Town Planner; Chris Koos, Mayor
Call to Order:
Ms. Landau called the meeting to order at 4:10 p.m. and noted a quorum was present.
Minutes:
The commission approved the minutes of the regular meeting on
October 10, 2005.
Mr. French moved to approve, Mr. DeWerff seconded. Motion
carried 4-0.
CC-0510-25-130-138 E. Beaufort, Site Plan and Elevations for the New Mixed-Use Building.
Mr. Bob Kapolnek of Henneman-Raufeisen opened, thanking the commissioners for their comments from the last meeting and acknowledging that many of their suggestions have been incorporated into the site plan and building elevations. Some of the changes included adding more design detail to the Beaufort Street façade; changing the SE corner of the building from EIFS to brick; adding windows and decorative brick detail; establishing a more pronounced cornice; exposing the stairwells on the rear of the building to break up monotony; and enlarging the windows to increase window coverage on all floors.
Mr. French commented that he thought the changes made an extraordinary difference. Mr. Comerford asked about the corner return of the building and if it would wrap around. Mr. Kapolnek said it would square off in the back.
Ms. Kerestes said that staff is pleased with the look of the building and the comments that were incorporated by Mr. Kapolnek. Ms. Kerestes said she would like to discuss some of the waivers that would apply to this development.
Ms. Kerestes discussed the topics that would require a waiver:
- Window Coverage on 1st Floor
The code requires 50-75% window coverage on the storefront of the first floor. The proposed building is just under the 50%. The Commission indicated that they felt that the window space provided adequately achieves the appearance and character of the type of storefront promoted by the downtown design code. - Window Coverage on Upper Floors
Where code requires 30-50% window coverage on the upper floors, the proposed building achieves coverage near 25%. The Commission determined that the amount of windows provided is adequate, given the function of the interior spaces and the large size of the building. - Vertical orientation (2:1)
The Commission agreed that the orientation of the windows that was shown on the elevations is appropriate for the architectural style and function, although it does not strictly meet the 2:1 requirement. - Materials
Although prohibited by the code, the Commission expressed that they were agreeable to the use of a combination of decorative and solid split-face block on the first floor elevation and the use of EIFS for the projecting, upper-story bays on Beaufort Street. The commissioners agreed that the use of a combination of decorative and solid split-face block will have a more interesting and attractive appearance than a façade of solid block, noting that similar application has worked well at the Shoppes at College Hills. The Commission also feels that the limited amount of EIFS above the storefront level, where it will not have much contact from passersby, is suitable for the proposed building. - Anti-monotony
There are two areas of blank space (15 ft or more) that the Commission determined would need anti-monotony waivers. The first area is the west façade, which is opposite of 126 E. Beaufort (Maggie Miley’s), owned by Harry Fuller. It is understood that Mr. Fuller intends to expand his existing building east toward the 130-138 E. Beaufort development within the next two years. It is expected that Mr. Fuller’s addition would be adjacent to the west façade of 130-138 E. Beaufort development and would block it from view. The second area requiring a waiver is on the first floor of the north façade (the rear of the building below the balconies for the upper floor apartments). Staff and the Commission determined that the monotony of this space was effectively broken up by the posts that support the upper floor balconies, as well as the landscaping shown on the site plan. - Landscaping
Mr. Tinervan said that he intends to provide a decorative fence between the parking lot and College Avenue on the north side of the site. Due to significant site constraints, there will not be a five-foot landscaped buffer between the parking lot and the road, as required by code. However, the developer is providing landscaping (trees and shrubs) in the plaza area between the parking lot and the north façade of the building as shown on the site plan, which is not required by code.
Mr. Kentzler came in at 4:45 p.m.
Ms. Kerestes expressed that staff was supportive of recommending approval of the requested waivers with the condition that the following items be submitted for review at a future DDRC meeting:
- a lighting plan for the site,
- a signage plan for the site,
- a detail of the window awnings/ canopies,
- and a detail of the decorative fence between the parking lot and College Avenue.
Mr. French moved to approve submitted elevations and site
plan with waivers and conditions listed in these minutes. Mr.
DeWerff seconded
Motion carries 5-0.
Mr. Comerford left at 5:00 p.m.
CC-05-10-24, Marriott Hotel, Site Plan and Elevations for New Hotel and Conference Center.
Mr. Aldrich introduced Larry Parke of Lohmeyer-Russell Corp and project architect. Mr. Parke oriented the Commission by showing them the hotel floor plans and explaining the site layout. He then explained the building elevations and showed them samples of brick and EIFS.
The Commission was generally pleased with the design, specifically the conference center’s relationship to the Normal Theater.
Mr. Kentzler was concerned that the hotel entrance on Broadway needed to have more prominence.
Mayor Chris Koos came in at 5:10 p.m.
Ms. Kerestes said that staff interprets the proposed hotel
building as having one storefront on Broadway Avenue, which will
serve as the hotel’s main entrance and receiving area, set back
from the public right-of-way to accommodate vehicles dropping
off and picking up guests from the site. She said that staff
considers the conference center as having two storefronts, one
on North Street, and one along Fell Avenue. Both of the
conference center storefronts are recessed; the North Street
entrance, just west of the theater, incorporates a first floor
masonry arcade that compliments the arcade of the building on
the east side of the Theater.
Ms. Kerestes then discussed the July 15, 2005 waiver list from
Mr. Parke and asked for the Commission’s comments and
recommendation.
- Vertical Window Orientation (2:1)
The Commission determined that the orientation shown is appropriate for the architectural style and function, although it does not technically meet the 2:1 requirement. - Window Operability
Mr. Parke said that John Q. Hammons’ hotel standards do not allow operable windows in guest rooms. The Commission then determined that the scale of the building would not lend itself to having windows that “appear” operable either. - Materials
EIFS is a material that is prohibited by the Downtown Design Code. Mr. Parke explained that Mr. Hammons requires that a third party contractor who specializes in proper EIFS installation inspect and approved of all EIFS work on his hotels. The DDRC is agreeable to the use of EIFS from the third floor (20’-30’ above ground) of the hotel tower and higher based on the quality of installation and the third party inspection practices of John Q. Hammons construction, which should ensure the longevity of the EIFS material.
Mr. Kentzler expressed that while he was not specifically opposed to EIFS as a material, he was apprehensive about the structural application of the EIFS on the hotel, specifically because of the high air moisture content in the Midwest.
- Anti-monotony
Mr. Parke explained that they have designed pilasters approximately 25 feet apart to help break up the long planes of brick along the west conference center wall. The commissioners agreed that additional pilasters (i.e. pilasters at 15-foot intervals instead of every 25 feet) would create an undesirable “striping” effect. Furthermore, the presence of the Watterson Tower’s loading area across the street offsets the need to create a highly ornate or decorative façade on Fell Avenue. The Commission recommended granting a waiver for anti-monotony on the west elevation of the conference center along Fell Avenue, where there are areas of blank wall in excess of 15 feet. They determined that this façade is the “back” or rear of the development and will serve as a loading zone for the hotel and conference center facilities. - Internally Lit Sign
The Commission decided that the internally lit, individual letters of the “Marriott” hotel tower signs (one on the east and west sides of the tower and possibly the north side as well) are appropriate for the development. - Sign Height
The code does not allow signage to project more than 25% above the first floor storefront. The Commission determined that the locations of the signs on the top of the ninth floor of the towers are appropriate for the development. - Building Height
The code prohibits buildings from being more than two stories taller than adjacent buildings, except around the roundabout where buildings may be up to six stories in height. The hotel tower portion will be nine stories tall; which is several stories less than Watterson Towers, just to the west of the site. Given the building’s function, the commission supported this waiver. - LEED Certification
As a technicality, the DDRC recommended approval of the waiver of the LEED Certification requirement. In the redevelopment agreement with Mr. Hammons, Town Council has already agreed to waive this code requirement.
Mr. Parke discussed that the mechanical equipment would be on the ground level. Some of the commissioners were concerned about the noise level. This area will be enclosed.
Ms. Kerestes asked if they are going to use jumbo brick or standard size. Mr. Parke said that has not been determined yet.
Ms. Kerestes expressed that staff was supportive of recommending approval of the requested waivers with the condition that the following items be submitted for review at a future DDRC meeting:
- Beaufort Street Elevation
Additional detail is necessary on the Beaufort elevation of the property. Some key concerns included adequate screening of the mechanical equipment, landscaping, and monotony of building design. The commissioners raised several concerns about the high visibility of this façade based on the large amount of pedestrian and vehicular traffic along Beaufort. - Exterior Lighting
The concept plan shows a limited amount of down lighting to highlight the top of the hotel, particularly the tower caps, which the commissioners supported. However, additional details are necessary on the type of light and positioning to avoid glare. - Landscaping
In addition to landscaping along Beaufort, more information is needed on landscaping detail along Broadway Avenue. - Signage
Although the tower signs have been approved, the Commission requested additional information on the conference center signage and any signs near the Broadway entrance.
Mr. French moved to approve the overall design of the project with the waivers and conditions as listed in these minutes. Mr. DeWerff seconded.
Ayes: Mr. Kentzler, Mr. DeWerff, Mr. French, Ms. Landau
Nays: None
Motion declared carried 4-0
Other Business:
Ms. Kerestes showed the Commission the mural design for the west façade of 111 E. Beaufort/ Emack & Bolio’s building and the window signage for the Children’s Discovery Museum, both of which will undergo an expedited review for signage.
Adjournment:
There being no further business, the meeting was adjourned at
6:05 p.m.
Respectfully submitted,
Lauren Kerestes
Associate Planner