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Architectural panel approves OneNorth senior living building after presentation and public opposition
Summary
Matter Development and Galbraith Carnahan Architects presented a Continuum of Care senior living building (Tax Key 022-9002-000) for OneNorth; the committee approved the design after discussion about materials, flat-roof constraints, landscape growth, and several residents voiced opposition over size, aesthetics and placement of memory-care units.
The Village of Bayside Architectural Review Committee voted unanimously on Feb. 10, 2025, to approve a Continuum of Care senior living community proposed by Matter Development at the OneNorth site (Tax Key 022-9002-000) after a presentation by the developer and public comment opposing elements of the design.
Aaron Matter, Matter Development director and founder, and project architect Nick Carnahan of Galbraith Carnahan Architects outlined the site concept and building design. They said the plan has three entrance points intended to connect the building to the development site, and that activity spaces such as a craft and lunchroom were relocated to face busier roads so they are visible from the street. Carnahan described exterior materials; Matter noted the design includes a flat roof and that the team is open to a sustainable rooftop on the memory-care portion. Matter said the flat roof precludes a rooftop gathering space because of fire-code limitations.
Village Planner Jackie Mich provided a staff report and recommended following the comments and conditions summarized in her memo; Village Attorney Chris Jaekels encouraged the committee to follow Planner Mich’s recommendations. Trustee Liaison Ben Minkin asked about building materials and landscape growth; Mr. Matter said plantings should show noticeable growth by the second year and feel fuller by the third, and that dead plants would be replaced.
Chairperson John Krampf opened the public-comment period. Multiple residents registered opposition, citing concerns about building size, exterior materials, the flat-roof design, the scale of the building relative to the neighborhood, and the presence of memory-care units on the first floor. Residents who spoke in opposition and whose addresses appear in the minutes included Elizabeth Levins (825 E. Donges Road), Rita Hulstedt (9724 N. Lake Drive), Pam Ringsred (565 E. Glencoe Place), Mike Baldwin (9384 N. Sleepy Hollow Lane), Will Stolmen (9363 N. Sleepy Hollow Lane), Rhonda Sharken (9182 N. Briarwood Court), and Martin Perry (9040 N. Regent Road). Questions from Committee Member Kirsten Hildebrand included whether a sound barrier was being considered for the courtyard to reduce traffic noise from the nearby freeway; Matter said courtyard details were not final and they would take that feedback into consideration.
After the presentation, planner review, and public comments, Trustee Liaison Ben Minkin moved to approve the project as presented; Committee Member Christine Duback seconded. The motion carried unanimously.
The minutes record approval as presented and note that the applicants and staff will work together to address planner recommendations. The committee did not record a roll-call vote in the minutes.
