Agenda Item 4 Southeast Corner Everett and Waukegan Roads Waterway Car Wash, Gas and Convenience Store

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2 Agenda Item 4 Southeast Corner Everett and Waukegan Roads Waterway Car Wash, Gas and Convenience Store Consideration of a request for approval of demolition of the existing commercial building and approval of the design aspects of a new commercial development proposed for the site. The proposed development includes a single story commercial building, a canopy over the fueling islands, lighting, landscaping and signage. Property Owner: IP Properties Lake Forest LLC (Robert D. Stuart Trust Jr Declaration of Trust 100%) Ownership Representative: Alexander D. Stuart Business Owner/Representative: Henry Dubinski, Waterway Gas and Wash Officer and Director Michael Goldman, V.P/General Counsel Project Architect: A. Jay Schoessel, SP Architects, St. Louis MO Staff Contact: Catherine Czerniak, Director of Community Development Summary of the Request This petition is presented to the Board for consideration of the design aspects of the petition: The massing, architectural detailing and exterior materials of the proposed building and canopy. The landscape plan with particular attention to the perimeters of the site and the streetscapes. All exterior lighting. Signage and any lighting associated with the signage. The Board is also asked to consider the demolition of the existing building. Background Information Summary of Action to Date on this Petition The proposed Waterway Car Wash development as noted above includes a car wash, five fueling islands and a convenience store. The Plan Commission previously held a public hearing on the proposed development, over the course of three meetings. Car washes and gas stations require review and approval through the special use process. The Plan Commission was charged with considering the land use, operational aspects and off site impacts of the proposal. After several presentations by the petitioner, a significant amount of public testimony, and after deliberation, the Commission recommended approval of the special use permit by a vote of 4 to 2.

3 Building Review Board Page 2 of 8 January 3, 2018 On December 4, 2017, the City Council considered this petition and in a vote of 5 to 3, forwarded the petition to the Building Review Board for consideration of the design aspects of the petition. The City Council has not yet taken final action on this petition. At the conclusion of the Board s deliberations on this petition, the Council will consider this petition in its entirety, and take final action. Description of the Property The property proposed for redevelopment is about one and a half acres in size and is configured in an L-shape with the narrower portion of the site extending toward the corner of Everett and Waukegan Roads. The southern portion of the site, the bottom of the L, is wider and borders residential developments to the east and south. Presently, the site is about 80% impervious surface with no significant landscaping along the streetscapes and little buffer from the adjacent residential properties. Redevelopment of this site has long been anticipated. The site was most recently the site of an Amoco gas station and the Pasquesi garden supply store. The gas station building, canopy and the underground fuel tanks were removed from the site a number of years ago. The former Pasquesi building and the hardscape over most of the site, remain. Board s Role The question of whether or not the proposed uses should be permitted on the site, the zoning and land use aspects of this project, are not in the Board s purview. However, the design aspects of the project are in the Board s purview and, as you are aware, the design aspects of a development, whether residential or commercial, can impact the streetscape and neighboring properties. The City Council asked the Board to look closely at the design aspects of the project; in particular, the exterior lighting, signage and landscaping, and evaluate whether any off site impacts are adequately mitigated Demolition A building remains on the southern portion of the site. City records indicate that a commercial building in some form, perhaps some portion of the existing building, was constructed on the site as early as 1928 for use as a garage. Records indicate that repairs to the building were done in the 1940 s as a result of a fire, additions occurred in the 1960 s to accommodate a car wash and various modifications including partial demolitions occurred in the 1970 s, 1980 s and 1990 s to accommodate the Lake Cook Farm Supply and later Pasquesi s Garden Center. Criteria 1 The existing structure itself, or in relation to its surroundings, does not have special historical, architectural, aesthetic or cultural significance to the community. This criterion is met. The building has an interesting history and has served as the location of various service and retail businesses since the 1920 s. The building is not located in a historic district and is not designated as a Local Landmark. In its current condition, having endured many alterations, additions, partial demolitions

4 Building Review Board Page 3 of 8 January 3, 2018 and at least one fire, the building is not been identified as having any special significance to the community. Criteria 2 Realistic alternatives, including adaptive reuses, do not exist because of the nature or cost of work necessary to preserve the structure or to realize any appreciable part of its value. This criterion is met. The building has remained on the site for about 10 years since it was vacated to allow time for a potential user to come forward with a use for the building. No proposal has been presented to the City during that time for adaptive reuse of the structure. Criteria 3 The structure in its present or restored condition is unsuitable for residential, or a residentially compatible use; or fire or other casualty damage or structural deterioration has rendered the structure (and/or remains) an immediate health or safety hazard. This criterion is met. The structure, in its present condition, is not suitable for residential use or a residentially compatible use. The building has been identified as an eyesore on the property however, so long as it remains fully secured, it does not present an immediate health or safety hazard. Criterion 4 The demolition and/or the replacement structure will not adversely impact the value of property within the neighborhood. Satisfaction of this criterion is dependent upon the Board s review. No evidence has been presented that demolition of the structure will adversely impact the values of other properties in the surrounding area. The building has been identified by some as an eyesore. The Board s review of the replacement structure is intended to assure that the overall design, massing, architectural details, exterior materials, lighting, landscaping and signage will be compatible with and an enhancement to the business district and streetscape. Criterion 5 The demolition and replacement structure will be compatible with and not adversely impact the neighborhood character. Satisfaction of this criterion is dependent upon the Board s review. The Board s review is intended to assure that the proposed development will not adversely impact the overall character of the neighborhood or the character of the streetscape. On balance, the criteria for demolition are satisfied pending review and approval of the replacement structures and the associated landscaping, lighting and signage. Commercial Building Waterway proposes to redevelop the property on the southeast corner of Everett and Waukegan Roads with a single story commercial building and an open

5 Building Review Board Page 4 of 8 January 3, 2018 canopy over the five fueling islands. The proposed building is configured to accommodate a car wash tunnel and a convenience store as reflected on the floor plan included in the Board s packet. The building extends in a north/south direction and fronts toward Waukegan Road. The proposed building is about 7,800 square feet. Site Design This standard is met. As noted above, the overall site design is appropriate. In the past, the L- shaped site, was developed with two separate businesses, a gas station at the north end, near the intersection, and a garden supply store on the southern portion of the site. The on-site circulation was previously reviewed by the Plan Commission and the ingress and egress points are located as directed by IDOT. Key aspects of the site design that should be considered by the Board include the landscape treatments of the east and south perimeters of the site and the streetscape appearance of the development. Building Elevations - Architectural Design This standard is generally met. The proposed commercial building is simple and functional in design. The west elevation serves as the front of the building and faces Waukegan Road. A main entrance is centrally located on the elevation and the center mass of the building steps forward of the northern and southern portions of the building. The main entrance is flanked by six modular window systems, three to the north, and three to the south. The modular unit at the north end differs from the others with a single door that provides access to the waiting room. A series of columns is proposed along the front elevation. Round columns that step forward of the building façade are proposed along the center of the front façade. Square pilasters which appear to set on the building façade, detail the north and south ends of the front façade. The north and south elevations are narrow, designed for function. Each of the elevations is broken by a vehicle door, window unit and multiple single doors. The east elevation of the building is unbroken by windows or doors to mitigate sound from the car wash located just inside the wall. This elevation will not be visible from the streetscape and will have only minimal visibility from off of the site. The landscape plan reflects plantings along this wall and a 10 foot solid wood fence is proposed along the property line. The building as designed has a base (cast stone), a middle (the modular window units), and a top (panels and trim). The roof is unbroken by dormers consistent with the single story function of the building and raised at the center of the building. A gable end accentuates the front entrance and smaller gable ends face north and south. The north and south gable ends appear to be primarily a location for signage which is addressed later in this report.

6 Building Review Board Page 5 of 8 January 3, 2018 The roof takes on somewhat of a mansard character and serves the function of screening roof top mechanical equipment. Prefinished metal gutters and downspouts are proposed and are reflected on the elevations. The gutters and downspouts are proposed in a dark color to contrast with the other building materials. The trash and recycling enclosure is located near the entrance to the car wash tunnel, along the north property line. Information on the treatment of the enclosure should be provided. The canopy over the fueling islands is generally consistent with the architectural elements and materials of the building. Recommendation 1: The building and canopy elevations should be detailed with dimensions to document the building foot print, the setback of the side elements from the main mass on the front elevation, and the height of the various roof forms. Recommendation 2: Details should be provided on the number, location and height of all roof top mechanical equipment. Recommendation 3: Details of the trash and recycling enclosure should be provided. Exterior Materials This standard is generally met. Brick and cast stone are proposed as the primary exterior material. A sample of the brick and stone should be provided along with details on the depth of the materials and intended method of installation. A storefront window system is proposed and is appropriate for a retail business. A tinted glass, a bronze color, is proposed. A sample of the glass should be provided for Board review. Some visibility into the storefront windows should be considered to convey a sense of the retail activity occurring inside. The window systems and the vehicle doors at the entrance and exit to the car wash are pre-finished aluminum systems in a dark color. The window pattern is generally consistent across the front elevation with a large panel below and smaller lites along the top. The same lite pattern does not appear to carry around to the side elevations. The columns, panels above the windows and trim are described as wood or a synthetic material. Clarification should be provided to the Board on the intended materials and samples should be provided for the Board s review. Given the commercial nature of the building, use of some synthetic products would be consistent with the Board s actions on previous petitions. As noted above, pre-finished metal gutters and downspouts are proposed. EFIS is noted as the primary material for the canopy. Recommendation 4: If brick and stone veneer is used, it shall be a minimum of four inches thick and shall be installed on site.

7 Building Review Board Page 6 of 8 January 3, 2018 Recommendation 5: Samples of the various materials proposed for use should be provided for the Board s review including a sample of the EFIS proposed for use on the canopy. Recommendation 6: Consideration should be given to using a consistent lite pattern at the top of the windows around the building, on the north, west and south elevations. Board discussion of the use of tinted glass is requested. Landscaping Landscaping This standard is met. In general, significant landscaping appears to be proposed along the streetscape and east and south property lines. There is a limited opportunity to reduce impervious surface on the site and the landscaping is focused along the perimeter of the property. No trees will remain on the site. The sidewalk, in areas where it crosses the driveways, appears to be delineated with a different hardscape treatment. Recommendation 7: Further review of the landscaping plan should be done to confirm that adequate sightlines are provided at the entrances to and exits from the site. Streetscape vegetation of varying heights should be encouraged. Recommendation 8: A process should be put in place to facilitate the plantings proposed on the neighboring residential properties to the east and south. Recommendation 9: A tree removal plan should be submitted to allow a determination of required replacement inches. Based on the preliminary landscape plan submitted, it appears that the replacement plantings exceed any required replacement inches. Recommendation 10: Detail should be provided on the hardscape treatment planned for the areas where the public sidewalk crosses the entrance and exit driveways. Site Lighting and Signage Staff comments related to site lighting and signage are offered below. Lighting The lighting plan identifies various types of lighting proposed for the site including pole lights some with single fixtures and others with two fixtures, lights under the canopy and lighting at the finishing stations. Information on the pole heights at the various locations should be provided.

8 Building Review Board Page 7 of 8 January 3, 2018 Information should be provided on any exterior lights on the building. A light distribution plan is included in the Board s packet. Directional, drop down light shields should be installed on all lights located along the east and south property lines, adjacent to the surrounding residential development. This is an additional safe guard beyond the fact that the light fixtures themselves direct light downward. An after-hours lighting reduction plan is included in the Board s packet which in summary indicates that lights for the various functions will be turned off after that aspect of the business closes. Lights on the site should not remain on after business hours expect for safety and security lights required by the Code or public safety officials and those lights should be properly shielded. Signage Numerous business identification signs, product information signs and directional signs are proposed. Many of the signs proposed are internally illuminated. The business identification signs exceed the allowable number and total size permitted by the Code and therefore, require Building Review Board consideration. One monument sign is proposed, as permitted by the Code, at the south driveway entrance on Waukegan Road. The sign is proposed at 3-9 in height. The proposed height is consistent with the Code. The overall sign totals 32.8 square feet and exceeds the allowable 24 per side. The property is located on a corner and the Code permits two wall or window signs on a corner building totaling 25 square feet or 5 percent of the wall area, whichever is less. Business identification signs are proposed on the north, south and west elevations of the building, and south elevation of the canopy over the fueling islands. Graphic symbols are proposed on all of the building signs and on the canopy sign. Directional signs are proposed to facilitate use of the site. Informational signage is proposed at the fuel pumps, under the canopy and at the entrance to the car wash. Recommendation 11: Additional information on lighting should be provided including the heights of various poles, a detail of the base of the poles and information about any exterior lighting proposed on the building. Recommendation 12: Directional shields should be required on lights adjacent to the residential development to the east and south. Recommendation 13: Consider prohibiting signage on the south facing elevations of the building and canopy to avoid directing signage at the residential development to the south.

9 Building Review Board Page 8 of 8 January 3, 2018 Recommendation 14: Provide direction on the use of the graphic logo on the building, canopy and monument signs. Recommendation 15: Limit business identification signs to the monument sign and west and north elevations of the building. Recommendation 16: Require back lighting or up lighting for the business identification signage. Recommendation 17: Request further detail and explanation about the signage proposed on or near the fueling pumps and the signage and small canopy elements proposed at the entrance to the car wash. Recommendation 18: Request all signage lighting to be turned off at the close of business with the exception of safety and security signs. STAFF RECOMMENDATION Continue consideration of the petition to allow the recommendations detailed above to be fully addressed along with other questions and direction from the Board.