2005 Green Bay Road Corridor Study

"Architectural features shall respect the structures in the district and design shall demonstrate harmony of mass and height with structures in the district."

Page 6 – Finally, the Village should encourage a comprehensive, rather than piecemeal, approach to the block between Wilmette and Central as recommended by the 1999-2000 West Village Center Plan.

Page 7 - In June 2002, Village Trustees, representatives of several commissions, members of the business community, the Chamber of Commerce and staff met with a consultant to prepare a business development strategy. The group decided that the Village’s role should be more proactive, anticipatory and responsive to events. The group’s priorities for the Green Bay Road corridor were community character

They suggested several strategies for the corridor including:

• mixed use including commercial, office, residential with parking,
• plan for redevelopment opportunities, 
• façade assistance and building rehab, 
• enhancement of design review, 
• review of zoning regulations, 
• clarification of the relationship between the corridor and the Village Center.

Page 10 - On March 1 the consultant team, staff and members of the Appearance Review Commission held a design workshop to review scenarios for the corridor. Based on the workshop, public comments at the two community meetings, provisions in the Appearance Review Commission (ARC) handbook and requirements in the Zoning Ordinance the consultant team developed draft design guidelines. On March 21, the consultant and the ARC held a workshop to review the draft design guidelines. Based on the comments of the ARC and staff, the design guidelines were revised. Photographs with drawings illustrating how the guidelines would be applied were added to the text. Valerie S. Kretchmer Associates, Inc. 11 The Wilmette Life published a feature article in the April 21 issue about the corridor study and the upcoming meeting. The ARC and the Plan Commission held a joint meeting open to the public on May 2. The consultant presented the guidelines, took questions and comments from the audience and from members of both commissions. A feedback form was distributed to everyone in attendance to comment on the illustrations and the text. Five forms were completed and those written comments with the verbal comments were incorporated into the guidelines. The proposed design guidelines are included in a later section of the report.

Page 35 - The compatible redevelopment of these sites should be a priority. If possible, the Village should encourage a comprehensive, rather than piecemeal, approach to the block between Wilmette and Central Avenues as recommended by the 1999-2000 West Village Center plan.

Page 40 - Within the portion of the corridor located between Wilmette and Washington, a four or five story building, with retail and condominiums, would not be out of character as currently there are twelve buildings within the Village Center that are three or four stories.

Page 44 - We recommend that the Village work with the developer and the property owners to achieve a redevelopment of all or a portion of the block consistent with the West Village Center Plan. Given the Village’s desirable demographics, proximity to commuter rail and convenient location, the Village should demand that the development provides a lively shopping environment, adequate parking and reflects community aesthetics.

Page 53 - The Zoning Ordinance is clear that the Village may approve a PUD only when the developer provides substantial benefits to the community, such as public open space, substantial landscaping, outstanding architecture, proper surface water drainage, energy efficient facilities or amenities such as fountains.

Page 66 – Design Guidelines

The design guidelines do not restrict architectural style or the ability of a property owner to express their vision and identity, provided that the proposal is a quality design that respects the distinctive visual character of the Village.

Page 70 - Guidelines for all Areas of the Green Bay Road Corridor

· Architectural features shall respect the structures in the district 

· Design shall demonstrate harmony of mass and height with structures in the district

Page 70-71 - Building Design

• Architecture should be functional for the use, unique and visually interesting  Architectural style shall reflect the context of the district 
• Period buildings shall include materials and details consistent with the particular period 
• Variation of forms and details shall provide visual interest 
• Details such as trim, quoins, lentils, string courses or parapets shall add visual interest
• Buildings should have articulated façade elements so as to avoid a flat plane 
• Doors and windows shall have balanced proportions
• Pitched roofs are encouraged but flat roofs are allowed 
• Roof design should relate to adjacent structures
• Building Materials 
• Materials shall be selected for beauty, suitability, durability and easy maintenance 
• Color, texture and finish of materials on the structure should be architecturally harmonious 
• The number of different building materials shall be kept to a minimum
• Natural materials are strongly encouraged: brick, stone, wood, terra cotta, stucco
• Downspouts and gutters may be copper, stainless steel or be painted the same as other accent trim
• Brick or stone facades should remain unpainted in their natural color 
• Colors encouraged: deep, rich tones

Texture 

• Texture should be compatible with structures in the district 
• The alteration of existing facades, such as adding new materials or painting brick, is discouraged

Facades 

• The scale and proportion of buildings in the district shall be respected 
• Facades shall reflect the architectural heritage of buildings in the district 
• Materials shall reflect the predominant architectural style of the district 
• Inconsistent stylist details are discouraged ‰ Building façades adjacent to streets, alleys and parking lots shall be of similar quality 
• Relationship of width to height shall be compatible with the ratio of adjacent buildings
• Windows 
• Windows shall be in proportion to the façade 
• Placement and size of windows shall relate to adjoining buildings
• The amount of glass will be based on function, such as display, security and natural lighting
• Permitted: clear glass, tinted glass, leaded glass 
• Prohibited: mirrored glass, dark-tinted glass, metal security bars

Additions, Remodeling and Alterations to Existing Buildings 

• Additions shall be located to the side or to the rear of the building 
• Additions should be similar in design, scale and proportion to the existing building
• Exterior remodeling shall be consistent with the original period of the building
• Alterations to the façade shall be minimal 
• False facades shall be removed to reveal the original architectural details 
• Original elements shall be repaired
• Ornamentation shall be consistent with the existing façade

Appendix Memo February 28, 2005

The following is a summary of the comments from the Public Meeting on February 23, 2005.

Land Use, Retail Mix, Zoning Issues

• Mixed-use can work, particularly in West Village Center
• 6-8 stories too tall, not appropriate
• Affordable housing should be considered

Appearance, Design Guidelines, Historic Preservation 

• Traditional style appropriate for Wilmette 
• Style should be unique to Wilmette, with turn of the century character 
• Alley aesthetics related to new development important 
• Green Bay Road nicer in Winnetka, Hubbard Woods, Kenilworth, not as nice in Wilmette (esp. between Wilmette and Central)
• More uniformity 
• Enhance east / west connections 
• Any improvements will be submitted to appearance review commission 
• Village should not look like Highland Park or Deerfield. 
• Prairie style is attractive and ties into Metra station. 
• Provide financial incentives for businesses to improve their facades

Appendix Memo February 25, 2005

Summary of Hand-written Comments from Green Bay Road Meeting 2-23-05

A majority of people would like to see some kind of redevelopment done along Green Bay Road.

• Most comments talked about having a unity along Green Bay Road that looked inviting (‘gateway’) to people.
• Also, having traditional style for architecture was mentioned by many people. 
• Hubbard Woods was mentioned by two people as a model for redeveloping Green Bay Road. (In order to make Green Bay Road look appealing and inviting).
• In favor of some kind of redevelopment (comments): 
• Traditional architecture 
• Hubbard Woods is a great model 
• Corridor is a great area to think about affordable housing. 
• Development that represents the community (aesthetically pleasing buildings)
• Appearance – make traditional
• Make appearance more cohesive
• Architecture in keeping with the varied turn-of-the-century feel
• Consistent building design that compliments one another – currently, not the case
• Try to make it look like Winnetka (Hubbard Woods), since Lincoln Ave, Elm Street, and Green Bay Road are not appealing.
• Conformity in architecture

Approved Minutes of the Appearance Review/Plan Commission Joint meeting held on Monday, May 2, 2005 at 7:00 p.m. in the Second Floor Training Room, Wilmette Village Hall, 1200 Wilmette Avenue, Wilmette, IL 60091.

2) Presentation of Proposed Design Guidelines by Consultant Ms. Marston reviewed the design guidelines contained in the handouts, saying they were not mandatory, but were intended help developers and existing businesses as they come forward with Approved by Appearance Review Commission June 6, 2005 Approved by Plan Commission June 7, 2005 May 2, 2005 ARC/Plan Commission 2 proposals and the Village as they evaluate those proposals. These guidelines will apply to exterior remodeling or additions to commercial and multi-family construction along the Green Bay Road Corridor, not single family homes or institutional buildings. 

The consultants reviewed current practices and considered public comments from the two meetings. A workshop session was held on March 21, 2005 with the ARC and modifications were made to the guidelines based on their input.

Ms. Marston said she would highlight the points: 

1) the relationship of the structure to the surrounding area (buildings being good neighbors); parking lot, storage and delivery areas should be screened; preserving and helping vegetation wherever possible; 

2) encourage preserving the character of the Village in style and design with pitched roofs with articulated facades for visual interest so there is not one flat plane. Regarding the scale of the buildings the first two floors of three or four-story buildings should be at the sidewalk and the upper floors setback further so that pedestrians along Green Bay Road do not feel they are in a canyon with tall buildings going straight up from the sidewalk. The building additions should be proportionate to the existing buildings; 

3) encourage natural building materials, such as, brick, stone, wood, terra cotta, stucco and discourage aluminum, vinyl siding, synthetic stucco and other synthetic materials and using colors that are deep, rich tones like the brick buildings and no bright, garish colors that are not consistent with the character of the Village; 

4) encourage keeping the facade material as is when altering with no new materials added as textures are an important visual element; encourage maintaining similar qualities on both sides of the buildings, not a pretty facade along Green Bay and a very ordinary, unattractive facade along the rear;

5) windows need to take on the pattern and the rhythm of the nearby buildings and nothing needs to be added that does not relate to the original architectural style; 

6) parking lots should be kept off Green Bay Road to maintain a pedestrian scale; 

7) continuing streetscape enhancement is encouraged all along the corridor with landscaping being very important; 

8) green spaces, plazas and open spaces are encouraged wherever possible.

Chairman Kalas said the drawings were examples of the guidelines and can be used for the Village to let developers know what they want to see along Green Bay Road. He said the comments from the audience and the Commissioners’ comments would go to the consultants for incorporating into the guidelines.