1996-07-25 - Appearance Commission - Minutes 1 `
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APPEARANCE COMMISSION
VILLAGE OF BUFFALO GROVE, ILLINOIS
THURSDAY, JULY 25, 1996
I . CALL TO ORDER
Chairman Richard Gordon called the Appearance Commission
meeting to order at 7 :42 P.M. on Thursday, July 25, 1996
in the Council Chambers of the Village Hall, 50 Raupp Blvd.
II . ROLL CALL
Commissioners Present : A. Viehman, E. Smith, C. Masure
and R. Gordon QUORUM.
Commissioners Absent : F. Weissman, M. Cea
and L. Dorfman
Bldg. Dept . Liaison: Richard Jensen, Building Inspector
Village Board Liaison: DeAnn Glover, Trustees
III . APPROVAL OF MINUTES
July 11, 1996 - Revisions :
Page 3, Paragraph #2 - Change temporary "leasing" signs
to temporary ground signs .
Page 9, 1st line of last paragraph - "the" s/b to increase .
Page 11, Motion - Reference to accent stripe color:
Strike after semi-colon; insert : and a new color is to be
submitted for Appearance Commission approval .
Motion to approve the minutes of July 25, 1996 as revised
was made by Com. Viehman and seconded by Com. Masure.
Roll Call Vote: AYE - Masure, Smith, Viehman and Gordon
NAY - None
Motion Passed - 4 to 0 .
IV. BUSINESS
A. Town Place Condominium Building #13
Buffalo Grove Road - Balcony Material Change
Mr. Randall Szczesny, Vice President, and Mr. Joseph
Szczesny, President of Szczesny Builders, 5511 N. Chester,
Chicago, IL 60656 were present .
They will be constructing the second Town Place Building and
have requested a change in the method of fastening the
balconies. The existing balconies are cantilevered out
from the building. They have two inches (2") of concrete
poured into a metal pan supported by metal joists extended
out from the building. The proposed balconies will have
columns at the each end. They will use five inch (5") pre-
cast concrete slabs and form the balcony floors . They have
designed columns that complement the decorative columns on
the existing building but have moved them out to the ends of
the balcony for support . These steel supports will be
wrapped with drivit which is the material used for the
existing columns. From the front, there will not be much of
a visual change but from the side, the columns will be seen.
Com. Viehman asked if their were columns on Bldg. #13
when it was originally submitted to the Appearance Commis-
sion?
Mr. Szczesny put up a rendering of the building showing
the original design, the columns have been moved for
structural reasons . The construction technique is also
different . The floors will be twelve inches (12" ) thick
with two inches (2") of topping on it . He described the
existing method of using a metal pan with two inches (2")
of concrete poured on top of it . He also explained the
basic construction of the building. The floor structure is
made out of long concrete planks that are joined together
bearing on support walls running perpendicular to the
exterior wall . The original building had steel bar joists
running in the opposite direction which could cantilever
to form the balcony. These bearing walls are supported in
the garage with precast beams and posts . Too many posts
will eliminate parking area.
Ch. Gordon asked the reason for changing the construction
method from steel bar joists to the pre-cast planks?
Mr. Szczesny said the reason is with the competition. He
named other builders and said they are using the pre-cast
method now. Buyers perceive that it is better for fire-
proofing and sound-proofing. The color and thickness of
the proposed columns will appear to the same from the
front of the building. APPEARANCE COMMISSION
JULY 25, 1996 - PAGE TWO
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Com. Masure confirmed that construction has not begun.
She observed from the drawing that there is no way for
a column against the building to appear the same as the
columns that will be away from the building.
Com. Viehman asked what other options there are?
Mr. Szczesny said they have had discussions with other
architects and structural engineers and have been told
that there are no alternative ways to fasten pre-cast
planks together. One manufacturer said they would not
bid on the job because of liabilities . They cannot
construct the building with the original balconies .
Many of the Town Place Residents were in the audience
and several made statements, including the following:
1 . Fred Treitler, 451 Town Place Circle
2 . Gerald A.Levy, 451 Town Place Circle
3 . Larry Rudnick, 375 Town Place Circle
4 . James Hampton, 451 Town Place Circle-#409 W
5 . A. and J. Wolinsky, 451 Town Place Circle-#401
6 . Medwin Dayan, 384 Town Place Circle
Mr. Fred Treitler read a prepared statement . He and his
wife have lived at 451 Town Place Circle for six (6) years. •
They were attracted to Town Place and the Town Center when
the development was conceived by the land developer. The
architect worked with the Village and the Appearance
Commission to create a residential and retail community of
which the residents, retail merchants and building officials
could be proud. The concept of design integrity and aesthe-
tic compatibility is now being challenged by what appears to
be a modification of the exterior facade, specifically in
the area of the balconies of the proposed building which
was originally approved as a mirror image of the 451
facility. Mr. Treitler respectfully recommended that the
appropriate building officials review the proposal submitted
by the building contrctor to ensure that the interior design
of he new mid-rise building is compatible with the existing
mid-wise building that was originally conceived and
approved. Changing the structural system from fire-proof
steel framing to pre-cast reinforced concrete framing does
not necessitate a change in the exterior appearance.
APPEARANCE COMMISSION
JULY 25, 1996 - PAGE THREE
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Com. Viehman recalled that when Building 13 was presented,
there was a structural support for the balconies . He asked
what doesn' t work now that requires a change to exterior
columns.
Mr. Szczesny said the new system requires a steel plate that
essentially rides over the balcony and back two planks into
the building. This plate would be welded onto the planks.
There is cold plate steel outside and in the winter it
conducts cold and with the radiant heat system, the copper
pipes would be on top of the steel plate and negate their
efficiency of the heating system. The existing building
is heated by forced air.
Mr. Treitler said there is radiant heat on the balconies
now and it works very well . He asked why they cannot
construct the balconies like the existing balconies?
Mr. Szczesny responded that they cannot get a supplier of
concrete planks to bid on the job doing it with steel
supports. This is the way the system has been designed.
Mr. Treitler challenged Mr. Szczesny' s reasoning and said
the real reason is money.
Com. Viehman said this was his question. He recalled that
when the second building was brought in, they were trying
to be competitive in terms of techniques .
Mr. Szczesny said that in terms of marketing they do not
want to build a structure that will be vacant . People
perceive things differently and there is more competition
in the market now than when the first building was built.
Ch. Gordon said that as an architect, some changes do need
to occur in order to get the balconies to cantilever
off of the face of the building with the pre-cast and is
probably not the best way to do it . He has seen cante-
lievered concrete balconies that have cracked. It does
not mean that going back to the original bar joists is not
an option. It might be a more expensive, but he agrees that
in the pre-cast scenario, there could be a problem.
APPEARANCE COMMISSION
JULY 25, 1996 - PAGE FIVE
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The discussion continued, but the residents were adamant
about wanting to have the buildings match because that' s
what they were told when they bought their units. They
want the original design and the proposed balconies will
be drastically different .
Ch. Gordon said this is the ultimate question before the
Commission. Does this proposal essentially alter the
appearance of the building.
Com. Masure asked if it was correct to say that it is
possible to stay with the original construction plans?
Com. Viehman confirmed that this is not an option the
builder is willing to consider.
Com. Smith asked if the reason is strictly for economics.
Mr. Szczesny said it is not so much economic as it is a
matter of time. It takes less time to put concrete planks
down.
Com. Viehman asked if it is correct to say they have been
able to determine any other way to put a balcony on this
building without changing the construction method.
Mr. Szczesny said that this is correct . They have been
discussing the issues with several architects and
structural engineer' s for a long time and that' s why it
took so long to make this presentation.
Mrs . Wolinsky said Mr. Treitler is an architect and she
asked the Commission to consider what he says. They paid
a lot of money for their condomiums
Mr. Hampton said when the land was purchased from Red Seal,
they knew what they were buying. He could see the existing
building and he was aware of what he had to do and they
should honor that commitment . This is fairly recent
technology and is different from what this builder wants to
use . The proposed construction will become a tremendous
maintenance problem. This is an easier way to construct the
building.
APPEARANCE COMMISSION
JULY 25, 1996 - PAGE SIX
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This material will require painting and the paint will
flake off causing deterioration and the surrounding area
and buildings will lose their value.
In summary, Ch. Gordon said his reaction is that the
change is not necessarily a bad design. If the original
building had been done this way, it would have probably
• been approved with no problem. It does not look bad with
the columns . However, efforts have been made to maintain
some continuity in this development and when they were in
the last time with the original revisions to this building,
they tried to maintain as much of the original design
integrity as possible. This is not necessarily a drastic
change but it does make a noticeable difference.
Com. Viehman recalled that when the original presentation
of the second building was made, they spent a considerable
amount of time talking about the window change construction
and the supports for the balconies that were going to be
different from the original supports . They were concerned
about maintaining as much of the original aesthetics as
possible.
Com. Smith made a motion to recommend approval of the
revisions of the balconies on Town Place Building #13 as
submitted.
Com. Viehman seconded the motion.
Roll Call Vote : AYE - None
NAY - Masure, Viehman, Smith and Gordon
Motion Denied - 4 to 0 .
B. Zierk' s Home Furnishings
Revised Ground Sign - 650 Lake Cook Road
Mr. Vic Laska, North Shore Sign, 1925 Industrial Drive,
Libertyville, IL 60048 (708-816-7020) made the presenta-
tion. Mr. Michael Zierk and Mr. Robert Zierk were also
present .
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JULY 25, 1996 - PAGE SEVEN
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Mr. Laska said the existing sign Zierk' s Home Furnishings
will be removed from the brick base and a new sign will be
mounted on top of the base . It will read Thomasville Home
Furnishings as shown with "By Zierk' s added to the copy.
The double-faced sign will be 54" x 125" and will have a
dark blue background with white copy. It will be internally
illuminated with dark blue columns attached to the brick
wall .
Mr. Michael Zierk explained that they are dedicating all
their stores to one manufacturer.
The size and setback of the sign will meet the requirements
of the Sign Code. The brick base will be refinished when
the panel is removed.
Com. Masure made a motion to recommend approval of the
revised Zierk' s Furniture sign as submitted, with copy to
read "Thomasville Home Furnishings - by Zierk' s" with the
stipulation that the existing sign is to be removed from the
brick base and the base refinished.
Com. Viehman seconded the motion.
Roll Call Vote : AYE - Smith, Viehman, Masure and Gordon
NAY - None
Motion Passed - 4 to 0 .
C. Midwest Automation - 1400 Busch Parkway
New Parking Lot with Landscaping and Lighting
Ms. Mindy Reed, Daniel Creaney Company, Civil Engineers,
450 Skokie Boulevard, Suite 105, Northbrook, IL 60062-7909
(847-480-5757) made the presentation. Mr. Greg Jackson of
Midwest Automation was also present .
1 . PARKING LOT WITH LANDSCAPING:
Ms. Reed explained that Midwest Automation needs additional
parking space and propose to add 96 spaces across Busch Road
to the site of the future expansion building with 20 addi-
tional spaces to be installed when the expansion building is
constructed.
ZONING BOARD OF APPEALS
JULY 25, 1996 - PAGE EIGHT
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Detention has already been provided on both parcels of
land, so it was not necessary to add detention area.
Some of the existing Willow parkway trees will be replaced
with Silver Maples and Honey Locust .
A Village Forester' s Review will be requested for approval
of the landscape plan, including the parkway trees and
approval is subject to his review.
Two handicapped parking spaces are required and they will
be provided in the original parking lot .
Com. Viehman made a motion to recommend approval of the
new parking lot with landscaping for Midwest Automation,
1400 Busch Parkway, as submitted, with the stipulation
that the landscaping, including the parkway trees, is
subject to Ray Rigsby' s review and recommendations .
Com. Masure seconded the motion.
Roll Call Vote: AYE - Smith, Masure, Viehman and Gordon
NAY - None
Motion Passed - 4 to 0 .
LIGHTING:
There will be three double-headed 24 foot pole lights
located down the center of the new parking lot area.
Light source will be high pressure sodium.
Cut sheets of the pole light fixtures and photometrics
have been provided.
Two (2) blinking safety lights will be installed to
illuminate the walkway across Busch Parkway and one (1)
Buffalo Grove street light will be added on the northwest
side of the existing parking lot . The lighting conforms
with IDOT standards .
Com. Viehman made a motion to recommend approval of the
Midwest Automation lighting plan as submitted.
APPEARANCE COMMISSION
JULY 25, 1996 - PAGE NINE
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Com. Smith seconded the motion.
Roll Call Vote : AYE - Masure, Viehman, Smith and Gordon
NAY - None
Motion Denied - - 2 - 5
Item will be on the Village Board Agenda August 5, 1996 .
V. ANNOUNCEMENTS
The Zoning Board of Appeals voted to recommend the
variance requested for the Strathmore Square Shopping
Center Temporary Leasing Signs . This item will be placed
on the August 5, 1996 Village Board Consent Agenda.
VI . ADJOURNMENT
Com. Viehman made a motion to adjourn.
Com. Masure seconded the motion.
Voice Vote - AYE Unanimously
Ch. Gordon adjourned the meeting at 8 :50 P.M.
Respectfully submitted,
Shirley Bates
Recording Secretary
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JULY 25, 1996 - PAGE TEN
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