Title/Name/Summary
The Irish Patriot - Certificate of Appropriateness
History
PROJECT:
The Irish Patriot - 2010-0400
PETITIONER:
Vincent Tuohy
REQUESTED ACTION:
Certificate of Appropriateness
PURPOSE:
The purpose of this petition is to redesign and rehabilitate the north, west and south elevations of the building located at 9875 W. 143rd Street to accommodate a new Irish restaurant;
LOCATION:
9875 W. 143rd Street
P.I.N. NUMBER:
27-09-202-002
ATTACHMENTS:
Elevation Drawings;
Photographs;
EXISTING ZONING:
OOH Old Orland Historic District
EXISTING LAND USE:
Vacant;
SURROUNDING ZONING AND LAND USE:
North: VC Village Center District - Vacant land;
South: OOH Old Orland Historic District - Unincorporated rail road tracks;
East: OOH Old Orland Historic District - Restaurant;
West: OOH Old Orland Historic District - Commercial Retail;
COMPREHENSIVE PLAN DESIGNATION:
Local Intensity Service/ Distribution;
LANDMARK STATUS:
According to the 2008 Residential Area Intensive (RAI) Survey, the building at 9875 W 143rd Street is an early 20th Century Commercial building built circa 1920. The survey indicates that the building is a contributing structure to the Old Orland Historic District, which traditionally has been interpreted as having the potential to contribute to the district. Sections 5-110 and 6-209 of the Land Development Code, however, do not recognize this building as a contributing structure to the Historic District or as an Orland Park Landmark.
TRANSPORTATION:
This site is accessible from Union Avenue, a one-way southbound local street.
PLANNING OVERVIEW:
The petitioner proposes to redesign and rehabilitate the north, west and south elevations of the building for a proposed new restaurant use, The Irish Patriot. According to the RAI survey the following alterations currently exist on the building: “hipped roof over the first floor level; windows altered; first floor siding altered; doors altered”. In addition to the alterations indicated in the survey, the south elevation includes alterations such as boarded up windows (with siding), exterior stair-cases and exhaust and other kitchen ventilation systems among other non-original appurtenances.
According to the project architect, Mr. Phillip Riley, original first floor architecture is no longer discernible under the slanted siding all around the building, particularly on the north and west elevations. Interior work to the structure has revealed that no original wall exists. This observation is partially confirmed from historic photographs of the building, which have indicated that the areas currently covered by the slanted siding were once transparent storefront windows, displays and entrances as early as the mid-1950s. This would explain the lack or minimal existence of masonry walls behind the slanted siding. No pictorial evidence has been discovered beyond photographs from the 1950s that would suggest original architecture.
The proposed elevation drawings indicate masonry restoration work between the window areas and main entrance on the north elevation and restoration of the northeast and northwest masonry corners of the building. The proposed elevations bring this building closer to achieving contributing structure status by removing critical non-conforming architectural elements such as the hipped roof mid-level on the north and west elevations (and above the center second story window) and the slanted siding all around the building. Other critical improvements include removal of the non-conforming non-historical windows and doors on the north and west elevations in place of ornate 20th Century storefront windows and doors.
While there is no historical evidence to suggest that the proposed façade improvements are true to the original design of the building, the current existing façade is a known significant non-historic alteration to the building. The advantages to the proposed improvements are that they restore the first floor masonry, the mid-level architecture, and the fenestration of the building.
Development Review
Section 6-209.G of the Land Development Code notes that non-contributing structures with major changes to the façade (e.g. “Substantial change to the exterior appearance to the structure…”) requires review by the HPRC and approval from the Board of Trustees. The proposed façade improvements are “substantial changes” to the exterior appearance to the structure, thus requiring review by the HPRC.
Historic preservation reviews typically consider elevations that face the public right-of-way. The elevations presented in this petition detail specifics related to the north elevation along 143rd Street and the west elevation along Union Avenue. The south elevation is not depicted as it does not face any public right-of-way per se. The east elevation is connected to another building.
The petitioner and the architect have noted that similar façade improvements will be made to the south elevation as are made on the north and west elevations. In particular, the extended wood-framed structure will be removed from the southwest corner elevation and the door on the original building, once located at the southwest corner, will be restored similar to the other doors. The three windows on the second floor of the south elevation will also be restored to fenestration that will match the north and west elevations. Ultimately, the petitioner proposes to establish an outdoor seating area at the south of the building for Irish Patriot patrons, however this land use issue will be considered by the Plan Commission at a later date.
Since these changes on the south elevation will be visible from Union Avenue, the petitioner must submit elevations for that façade prior to the project appearing before the Board of Trustees.
DISCUSSION:
Special Use
The proposed restaurant use will meet the same special use parameters that were outlined in the Paddy B’s special use (the previous use). Expanding the proposed use beyond those parameters will require a public hearing for a special use amendment at the Plan Commission. The petitioner is not proposing any changes to the special use at this time.
Building Elevations
The proposed building elevations are a significant improvement over the existing façade. On the north and west elevations the green and white slanted siding and the hipped roof, as well as the existing openings, will be entirely removed and replaced with six storefront windows on the north and four storefront windows on the west (with a fifth smaller window over a former door opening) that will provide views into the restaurant from the public rights-of-way, improving the visibility of the building on the street. The petitioner has indicated that the color of these materials will be black with gold and green details that evoke an Irish theme.
On the second story of the north and west elevations, the windows will be renovated and the petitioner proposes to include new painted trim around the windows that will cover original architectural detailing.
Section 6-209.F.3.a notes that “synthetic trim to cover existing trim” is prohibited. The current building does not have any trim on the second story. Historically, the building does not indicate that any trim existed. While the proposed trim adds mass to the second story windows, this is considered an alteration to the building that may impact the original masonry integrity of the structure around the windows when fully applied and attached. This change is not recommended in favor of maintaining the historical second story appearance.
At the first floor midpoint of the west elevation an opening exists that currently is occupied by a ventilation system. The petitioner proposes to eliminate that system and cover the openings with a similar design found at the base of the storefront windows. A 1950’s photograph indicates that this location may have been transparent glass as a clerestory window. While the image is inconclusive, there may be some value in installing a clerestory window at this location. The proposed interior plan of the building suggests a beverage bar will locate along the west wall. The clerestory window may provide some lighting into the interior spaces.
Storefront Design
Section 6-209.F.3.g notes that storefronts “should be compatible in design, size, scale, color, material and character of the historic elements of each building.” As noted earlier, the design team has indicated that the original architecture on the first floor, along 143rd Street in particular, is no longer discernible. The façade elements proposed are proportional to the building, meeting the size and scale requirements. The proposed improvements also meet Section 6-209.F.3.g requirements for storefronts by providing “display windows and transoms”.
The entrances on the proposed façades are located based on historic precedent, but they are not recessed from the storefront itself, as the Code suggests. There is no evidence to indicate that this building had recessed entrances to require one. Indeed all discernible original openings are flush with the masonry on the façade. Pictorial evidence from the 1950s suggest a recessed corner entrance at the northwest corner, which later uses covered with slanted siding but maintained the corner door. However, this type of entrance was not characteristic of early 20th Century masonry commercial buildings in historic Orland Park (e.g. Orland State Bank building). A recessed entrance is therefore not required.
Finally, the storefront windows shall be of clear and transparent glass per Code. The proposed façade follows Section 6-209.F.3.g illustrated guidelines, which show transoms on the top, followed by the storefront window below and then base elements under the windows. The proposed transoms pull architectural details from the Georgian Revival school building across the street on 143rd Street. The sunburst design on the transoms is taken from the school building’s pediment transom high above the main entrance.
Signage and Lighting
The petitioner has not proposed any design for lighting on the façade. He has indicated, however, that the existing projection sign on 143rd Street will be removed and replaced with a wall sign. The wall sign for the business will be highlighted by “goose-neck” lighting focusing light down onto the sign and façade of the building. The petitioner should provide updated elevation drawings prior to appearing before the Village Board that indicate where the lights will locate on the building.
Utility Conduits
All utility and mechanical conduits that are impacted by this project or result from this project must be screened from view of the public rights-of-way.
This case will go before the Board of Trustees for final review/approval.
Recommended Action/Motion
I move to accept as findings of fact of this Historic Preservation Review Commission the findings of fact set forth in this staff report dated August 3, 2010
and
I move to recommend to the Village Board of Trustees to approve a Certificate of Appropriateness for the elevation drawings for The Irish Patriot, prepared by Phillip J. Riley Architects, dated 6-25-10, job number 10048, sheet A-1, subject to the following conditions:
1. That the petitioner submits detailed elevation drawings for the south elevation of the building prior to the project proceeding to the Village Board of Trustees;
2. That the trim elements on all the second story windows not be included in the elevation drawings in favor of maintaining the original architectural detailing;
3. That all storefront windows shall be of clear and transparent glass per Code;
4. That the petitioner provides updated elevation drawings that indicate lighting appurtenances on the building prior to the project proceeding to the Village Board of Trustees;
5. That the elevation drawings are titled “The Irish Patriot Façade Improvements” and that colors, materials and dimensions are demonstrated on the updated elevation drawings.