Village of Glenview Appearance Commission STAFF REPORT February 26, 2014 TO: Chairman and Appearance Commissioners FROM: Community Development Department CASE #: A2013-142 LOCATION: PROJECT NAME: 9840 N. Milwaukee Avenue Savers CASE MANAGER: Tony Repp, Planner SUBJECT: Final Appearance Approval ACTION REQUESTED: Staff requests consideration of Preliminary Appearance Approval of the proposal. APPLICANT: Matt Thurling Savers 11400 SE 6th Street, Suite 220 Bellevue, WA 98004 Tel: (303) 717-2868 OWNER: Myung Won Yoo 4407 Heritage Lane Long Grove, IL 60047 Tel: (773) 784-1322 CONTACT: Yasmin Bhombal GreenbergFarrow Architects 1430 W. Peachtree St. NW Atlanta, GA 30309 Tel: (404) 601-4000 PROPOSAL: The applicant, Savers, represented by Yasmin Bhombal, requests approvals to allow for the addition of two (2) canopies and parking lot modifications upon the subject property in conjunction with the operation of a new retail store within the existing building. The proposal includes modifications to the building architecture, signage, and landscaping. 1 Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval or disapproval by any Glenview regulatory commission or the Village Board of Trustees.
Site Assessment AERIAL PHOTOGRAPHY: 2
PICTOMETRIC PHOTOGRAPHY: East Elevation South Elevation 3
Project Summary BACKGROUND: Village Board approval for the Final Site Plan Review and Preliminary Subdivision of the proposed modifications upon the subject property was granted on December 10, 2013. The applicant is requesting approvals to allow for modifications to the existing building, the addition of two (2) canopies, modifications to the existing landscaping and the addition of signage. On December 18, 2013, the Appearance Commission granted preliminary approval to the proposed modifications to the architecture and proposed signage. The discussion of landscaping was withdrawn for revisions prior to the meeting. The applicant is currently requesting final approval of the landscaping, architecture, and signage. PROJECT DESCRIPTION: Sign Text Savers Thrift Superstore Donation Center Donation Center Savers Thrift Superstore Donation Center Location Front Wall Canopy Wall Side Wall Ground Sign Design Illuminated Channel Letters Illuminated Channel Letters Illuminated Channel Letters Illuminated Monument Sign Letter Height 52.0 24.0 30.0 30.0 15.0 5.0 Letter Color(s) Red - #2793 Apple Green - Apple Green - White - #7328 #230-106 #230-106 Trim Cap Color Red - #2793 Black Black 1074 Alpaca Return Color Red - #2793 Black Black 1074 Alpaca Background Color 1074 Alpaca 1074 Alpaca 1074 Alpaca Cardinal Red - #3630-53 / Apple Green - #230-106 Illumination Type & Color Red LED White LED White LED Fluorescent Raceway Depth Wall Mounted 4.0 4.0-4
COMPLIANCE WITH DESIGN GUIDELINES AND ZONING: Wall Sign(s) Savers Thrift Donation Center Donation Center Superstore Storefront Area 4,256 sq. ft. 4,256 sq. ft. 1,615 sq. ft. Proposed Sign Area 124.7 sq. ft. 69.6 sq. ft. 69.6 sq. ft. 5% per Design Guidelines 212.80 sq. ft. (Max - 200.00 sq. ft. total 125.00 sq. ft. per sign ) 212.80 sq. ft. (Max - 200.00 sq. ft. total 125.00 sq. ft. per sign ) 80.75 sq. ft. Compliance Yes Yes Yes 8% per Ordinance 340.48 sq. ft. (Max - 340.48 sq. ft. (Max - 125.00 sq. ft. 200.00 sq. ft. total 125.00 sq. ft. per sign ) 200.00 sq. ft. total 125.00 sq. ft. per sign ) Compliance Yes Yes Yes Compliance with Applicable Tenant Criteria N/A N/A N/A Ground Sign(s) Proposed Sign Area Compliance (80 sq. ft. per Ordinance) Proposed Sign Height Compliance (11 ft. tall per Ordinance) Compliance with Design Guidelines Monument Sign 45.00 sq. ft. Yes 11 ft. Yes Yes 5
Appearance Commission Review APPEARANCE PLAN COMMENTS: Staff comments after evaluating the proposal for compliance with the Appearance Plan: Building Design Criteria from Appearance Plan: Quality of design and relationship to surroundings Good scale and harmonious conformance with neighboring development Materials with architectural character and harmony with adjoining buildings Building components with good proportions and relationship to one another Harmonious colors Avoidance of monotony; avoidance of inappropriate, incompatible, bizarre and exotic designs Staff comments: o The applicant has provided color elevations of the northwest and southwest facades of the building. Banding has been extended to all sides. o Door and window systems have been provided. The main storefront system on the front of the building will remain. All other proposed doors will be painted to match the Shelburne Bluff color of the lower wall. o The petitioner shall furnish material and color samples of all proposed building materials and components for review by the Appearance Commission at the meeting. Sign Criteria from Appearance Plan: Compatibility with building architecture Compatibility with signs on adjoining buildings Harmony with surrounding landscape Good scale in relationship to surroundings Use of harmonious colors Staff comments: o The applicant s original signage application included signage that would have required a zoning variance for size. They have since revised it to be compliant. o Both signs on the front façade will be centered on their respective architectural features. o The Donation Center sign on south elevation should be centered on the wall section in the southeast corner of the building as the joints the sign is currently centered on will be difficult to see. o There were no comments from the Appearance Commission at the preliminary review. o The petitioner shall furnish material and color samples of all proposed signage for review by the Appearance Commission. Landscaping Criteria from Appearance Plan: Grades of walks, terraces and other paved areas shall provide an inviting and stable appearance for walking, and if seating is providing, for sitting. Landscape treatment shall be provide to enhance architectural features, strengthen vistas and provide shade. Plant material shall be selected for interest in its structure, texture, and color and for its ultimate growth. Plants should be indigenous, hardy, harmonious and of good appearance. Where plants are susceptible to injury they should be protected. 6
Staff comments: o The Appearance Commission should determine if the proposed chain link fence with vinyl slats will be suitable for screening in the loading area. The applicant should furnish an alternate design for consideration by the commission. o Additional trees in the parkway will be required as part of the subdivision of the property. o All tree plantings are required to be installed at 3.0 caliper inches. o The applicant should specify the height at which the grasses will be maintained in the islands and around the ground sign. o There is opportunity for additional landscaping in the corners of the parking lot along Milwaukee Avenue. The Appearance Commission should determine if landscaping in these areas should be required. The areas are currently existing turf. o Additional planters should be placed near the entrance to provide some landscaping in an area that is otherwise comprised solely of concrete and asphalt. POTENTIAL NEIGHBORHOOD IMPACTS: The subject property is located in a commercial corridor surrounding by other retail or restaurant uses and no negative impacts are foreseen at this time. As of press time, staff had not received any correspondence from the public regarding the proposal. 7
Technical Review PROJECT TIMELINE: A. 09/18/13 Preliminary Site Plan Review B. 10/13/13 Application received C. 10/30/13 Plan Commission Meeting D. 11/19/13 First Consideration by Board of Trustees E. 12/10/13 Second Consideration by Board of Trustees F. 12/18/13 Preliminary Appearance Commission Meeting G. 02/26/14 Final Appearance Commission Meeting H. TBD Permit Issuance I. TBD Inspection 2013 2014 G H I A B C D E F Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec REQUIRED APPROVAL(s): The following chart details the necessary required approvals. An associated appendix includes specific descriptions of each regulatory approval, the review criteria, and standards for approval. Each commissioner has a copy of this appendix and copies for the public are located on the table near the entry doors to the Village Board Room. The appendix can also be viewed on the Planning Division website at the following URL: http://www.glenview.il.us Required Regulatory Review A. Annexation B. Annexation with Annexation Agreement C. Comprehensive Plan Amendment D. Official Map Amendment E. Rezoning F. Planned Development G. Conditional Use H. Final Site Plan Review I. Second Curb Cut J. Subdivision (Preliminary, Final, and Waivers) K. Variation(s) (Zoning Board of Appeals) L. Certificate of Appropriateness (Appearance Commission) M. Final Engineering Approval & Outside Agency Permits N. Building Permits O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy 8
Attachments & Exhibits 1. Sample Motion 2. Excerpt from Minutes of October 30, 2013 Plan Commission Meeting 3. Excerpt from Minutes of December 18, 2013 Appearance Commission Meeting 4. Petitioner s Application & Exhibits 9
Sample Motion I move in the matter of A2013-142 Savers at 9840 N. Milwaukee Avenue, the Appearance Commission grants a Certificate of Appropriateness, based upon the findings the petitioner, through testimony and application materials, has demonstrated compliance with Section 54-64 Appearance Plan and in accordance with the following exhibits: A. The following documents prepared and/or compiled by GreenbergFarrow : 1. Landscape Plan and Details (L1.0 L2.0) Dated February 12, 2014 2. Proposed Elevations (Sheet A400 & A401) Dated February 6, 2014 3. Proposed Perspective (Sheet A2.0) Dated November 5, 2013 4. Thermospan 125 Overhead Door System 5. Total Door System Single Swing Door 6. Privacy Link Fence SlatLink B. The documents prepared by IE Signs and dated 06/05/13 as revision 8, option B, pages 1-9. 10
EXCERPT FROM MINUTES OF OCTOBER 30, 2013 PLAN COMMISSION MEETING P2013 092 9840 N. Milwaukee Avenue Savers Chairman Bucklin began by summarizing that the applicant is requesting approvals to allow for the addition of two canopies and parking lot modifications upon the subject property in conjunction with the operation of a new retail store within the existing building. Utilizing an aerial photo of the parcel, Mr. Anthony Repp explained that the lot is currently vacant and showed a rendering of the proposed site plan, which includes two canopies to allow for donation drop offs at this for-profit thrift store. He showed the circulation patterns for trucks loading and unloading as well as car circulation and the donation drop off area; the average drop off time is very quick and there is room for four cars to stack. The unusual lot corners/angles were discussed and it was recommended that the petitioner do truck pick-ups and drop-offs at off-business hours. Chairman Bucklin noted that the Commission is pleased that the petitioner is requesting use of an existing vacant building in the Village. Landscaping was discussed at great length, especially along Milwaukee Avenue; the Commission would like to see more trees along the roadway as well as landscaped islands to break up the large asphalt parking field in front of the store. The construction manager agreed to work with Village Staff on additional landscaped islands in the parking lot and it was noted that the parking lot would have a new asphalt surface as well that will include striping. Mr. Repp continued by showing proposed elevations and renderings of the Milwaukee Avenue Corridor Plans. The Plan Commission discussed that while Savers is a charitable organization and they do not want to ask for any unnecessary improvements, they also would like to suggest improvements to the site in the way of parking lot striping and landscaping. In addressing the area along Milwaukee Avenue and the idea for additional trees, Mr. Repp added that some of this area may be impacted in the distant future by IDOT, but they would need to purchase the land from the petitioner. Chairman Bucklin invited the applicants and their representatives to address the Plan Commission. Mr. David Van Deckel, Mr. Matt Thurling, and Mr. Jeff Rath concurred that they d be amenable to the Commission s recommendations. Chairman Bucklin noted that this motion will go before the Appearance Commission and asked the applicant to revise the landscape plan. Mr. Repp added that given the parcel s linear feet, 8-10 trees would be appropriate. Commissioner Igleski had sketch out proposed parking lot landscaping and had feedback that he shared with the petitioners. Again, the petitioners agreed to work with Village Staff. Chairman Bucklin opened the public portion of the meeting; no one spoke, so he closed the public portion of the meeting. MOTION: Commissioner Ruter stated that based upon the petitioner s application materials, testimony, and discussion relating to the petition which together demonstrate compliance with Chapter 98, Article II of the Municipal Code, in the case of P2013-092, Savers at 9840 N. Milwaukee Avenue, that the Plan Commission recommend the Village Board of Trustees grant Final Site Plan approval in accordance with the following: 1. Final Site Plan Review approval is granted for the subject property, in accordance with the requirements of Chapter 54, Article IV of the Village Municipal Code and in compliance with the following documents prepared by: 11
A. Greenberg Farrow and dated 10/11/13: 1. Site Plan (Sheet C3.0) 2. Milwaukee Avenue Corridor Proposed Right-of-Way Plan (Sheet EX-1) 3. Landscape Plan (L1.0) B. All trailer pick-ups and deliveries will be made at hours when the store is not in operation. C. All materials presented to the Plan Commission on October 30, 2013; and associated revisions required by the Plan Commission. D. Petitioner shall add three landscape islands on parking stalls occupied by existing light poles. 2. Preliminary Subdivision approval in compliance with the following exhibits prepared by Greenberg Farrow and dated 10/11/13 and conditions: A. Site Plan (Sheet C3.0) B. Milwaukee Avenue Corridor Proposed Right-of-Way Plan (Sheet EX-1) C. Provision by the applicant of reciprocal vehicular and pedestrian cross-access easements for the benefit of the adjacent property owners, their successors & assigns, invitees, and the public in the locations denoted on the Site Plan (Sheet C3.0). D. The property owner shall be required to provide site work to create access at the location of the two cross-access easements at the north property line. 3. Final Appearance Commission approval is required for any proposed building architecture, signage, landscaping, and lighting with the inclusion of the additional landscape islands on the non-parkable sites. The following plans presented to the Plan Commission, require review by the Appearance Commission and the granting of a Certificate of Appropriateness prior to construction: A. Documents prepared by Greenberg Farrow and dated 10/11/13: 1. Landscape Plan (L1.0 and L2.0) 2. Existing and Proposed Elevations (A1.0) 3. Proposed Perspective (A2.0) The motion was seconded by Commissioner Fallon. YEAS: NAYS: ABSTAIN: Commissioners Dickson, Fallon, Igleski & Ruter None None 12
EXCERPT FROM MINUTES OF DECEMBER 18, 2013 APPEARANCE COMMISSION MEETING A2013-142 9840 N Milwaukee Ave Savers - Preliminary Architecture, Signage, and Lighting Matt Thurling was present to petition for the Savers proposal. Mr. Rogers summarized that proposal was for a new store and applicant was seeking preliminary approval for architecture, signage, and lighting. Landscaping would not be proposed tonight. Photos of site under discussion (formerly Syms) were shown. Applicant was proposing modifications to existing building, addition of two canopies, and addition of signage. Proposal was: o Canopy on Milwaukee Ave for drop off donations o Canopy on south side of building for loading trailers/ trucks with donations o Architectural changes on south side of building as well as canopy o Building color scheme: canopy green Pantone 377C, BM Clinton Brown HC-67, BM Shellburne Buff HC-28, BM Alpaca 1074 (samples submitted) o Parking lot changes to accommodate truck traffic o Proposed signs for main entrance, canopy wall, side wall, and ground sign (details shown) Chairman McJilton confirmed with petitioner that there was nothing else to add to the summary presented. Regarding the architecture, comments made were: o Commissioner Shaw confirmed with petitioner that the feature to the right of the building would be removed and restored as needed. Petitioner felt that the feature could simply be removed and added that the entire building would be repainted. o Commissioner Demsky stated that the proposal was great and much improved over the existing building and that the proposed colors and graphics worked well. o Commissioner Reynolds commented that the submitted color samples were much better than those shown on the rendering. o Commissioner Pappas confirmed that there were other stores in the area (Hoffman Estates, Downers Grove, for example) Regarding signage, comments made were: o Commissioner Reynolds commented on the Donation Center double signage being redundant, but after additional review, he felt it was acceptable as proposed. Petitioner stated that the intent was to have visibility from both directions. o Commissioner Demsky mentioned that DONATIONS was a large part of the business. o Commissioner Demsky stated that the proposed signage and monument sign worked well. o Commissioner Pappas liked the negative space on the sign and felt that it read well. Mr. Rogers stated that the AC should comment on the vinyl fencing to screen the trucks and would match the lower portion of the building. Petitioner mentioned that at this location, the fencing would screen two trailers that could sit from 3-7 days dependent on length of time to fill the trailer. They also receive donations from other stores and trailer would remain until empty and another trailer would come in to continue the cycle. The second trailer, bale trailer, holds items that could be donated overseas or to another location for recycling. Trucks would be white with no logos. 13
Continuing, petitioner acknowledged that they have proposed a basic chain link fence with vinyl slats, but would propose another type fence if required. Petitioner pointed out that landscape islands would also screen the area. Petitioner stated that the fence would be seven feet tall. Commissioner Pappas was concerned about the proposed vinyl slats and felt that they were a maintenance issue. He added that vinyl fencing typically did not last over three years. Mr. Rogers stated that the AC was free to make any suggestions for this area. Suggestions of other fences for heavily used area could be made. Commissioner Demsky clarified with petitioner that the gates would be opened for the trucks to pull in and then closed. He felt that the gates would be a prominent feature. Petitioner stated that it would most likely be a double swing type gate. Petitioner added that opening/closing was infrequent, approximately once per week. Circulation of trucks was done off-peak hours. There were no other questions. Commissioner Shaw moved in the matter of A2013-143, Savers, 9840 N. Milwaukee Ave., that the Appearance Commission grant a Preliminary Approval based on the findings the petitioner through testimony and application materials has demonstrated compliance with Section 54-64 Appearance Plan and in accordance with the following exhibits: A. Documents prepared by GreenbergFarrow and revised 11/04/13, 1. Withdrawn from the motion 2. Existing and Proposed elevations (Sheet A1.0 included in motion) 3. Proposed Perspective (Sheet A2.0 included in motion) B. Documents prepared by IE Signs and dated 06/15/13 as revision 8 option B, pages 1-9 Commissioner Demsky seconded the motion. Upon voice vote, motion carried. 14