Design Review Board
Regular MeetingWinnetka, IL · May 21, 2026
Minutes
Minutes adopted June 18, 2026.
1 Winnetka Design Review Board/Sign Board of Appeals Meeting Minutes
2 May 21, 2026
3
4 Members Present: Katie Moor, Chairperson
5 Chris Baggett
6 Wesley Barker
7 Colin Kennedy
8
9 Members Absent: Fritz Duda
10 Peter Evanich
11 Heather Niehoff
12
13 Village Staff: Scott Mangum, Director of Community Development
14 Ann Klaassen, Assistant Director of Community
15 Development
16 Davorka Kirincic, Building and Code Enforcement
17 Manager
18
19 Call to Order & Roll Call:
20 Chairperson Moor called the meeting to order at 7:00 p.m. Roll call was taken of the Board Members
21 present.
22
23 Approval of Minutes:
24 Chairperson Moor stated the May 7, 2026 meeting minutes would be approved at the next meeting.
25
26 Public Comments:
27 No comments were made at this time.
28
29 New Applications:
30 a. Case No. 26-09-DR: 574 Lincoln Avenue- Spynergy: A Sign Permit to allow two window signs, a
31 door sign and a wall sign at the storefront of the Subject Property.
32 Ms. Kirincic identified the property’s location, zoning classification, and the applicant's request. She
33 referred to storefront images with prior signage removed. Ms. Kirincic stated that the request is for the
34 proposed signage she identified in an illustration, along with the color samples she provided to the Board.
35 She described the lettering size and its compliance with Sign Code requirements, the signage text, and the
36 proposed door signage. Ms. Kirincic stated that door and window signage cannot be approved
37 administratively because it exceeds the limit for administrative review. She confirmed that the proposed
38 signage meets Code requirements, street exposure percentages, and the Design Guidelines
39 recommendations.
40
41 Ms. Kirincic stated that, following the applicant’s presentation, public comment, and Board discussion,
42 the Board may either continue the matter to a date certain to allow time to address questions or
43 comments or make a motion to approve or deny the sign permit. She asked if there were any questions.
44
45 Chairperson Moor also asked if there were any questions. No questions were raised at this time.
46
47 Matt Majewski of North Shore Sign and Liza Ritter, the business owner, introduced themselves to the
48 Board. Mr. Majewski confirmed the vinyl decal on the letter sample provided represented a color sample.
Design Review Board May 21, 2026
Page 2
1 Chairperson Moor asked if there were any questions. Mr. Barker commented that the proposal looked
2 fine and was compliant with the guidelines. Mr. Kennedy confirmed it would be blue and not black.
3 Chairperson Moor stated it would be navy blue. Ms. Ritter confirmed blue is the brand color and added
4 that the second-floor shutters are blue as well. Chairperson Moor commented that it looked fine and
5 some of the text appeared to be competing and suggested its size be slightly reduced.
6
7 Mr. Baggett moved to issue a Sign Permit with the lettering size reduction as suggested by Chairperson
8 Moor. Ms. Klaassen stated that any conditions should be specific in terms of size. The Board Members
9 discussed amending the lettering sizes.
10
11 Mr. Baggett moved to issue a Sign Permit for the request as presented, with the condition that the signage
12 for “Movement, Music and Community” be reduced to 2 feet 1 inch. Mr. Kennedy seconded the motion.
13 A vote was taken and the motion was unanimously passed, 4 to 0:
14 AYES: Baggett, Barker, Kennedy, Moor
15 NAYS: None
16
17 b. Case No. 26-10-DR: 985 Green Bay Road — Minos Italian Restaurant: A Certificate of
18 Appropriateness of Design to allow installation of the new retractable awnings, new landscaping and
19 expansion of the outdoor patio seating area at the Subject Property.
20 Ms. Kirincic described the proposed improvements in detail and identified the property’s location and
21 zoning classification. She identified property views in an illustration, along with previous approvals for the
22 property, which she summarized for the Board. Ms. Kirincic noted on the site plan that there is a patio
23 and gravel area, with the current site plan showing the additional area for the right side. She then
24 described the prior approvals and improvements made to the property.
25
26 Ms. Kirincic stated that administrative approval was given today for broken concrete, with the applicant
27 proposing to replace it in the same color and material. She then identified the proposed awnings, patio
28 improvements, and dining area expansion along Green Bay Road. Ms. Kirincic described the proposed
29 landscaping replacement improvements and referred to the site plan, proposed specifications, and Village
30 Design Guidelines the applicant planned to follow, which are included in the agenda packet.
31
32 Ms. Kirincic stated that, following the applicant’s presentation, public comment, and Board discussion,
33 the Board may either continue the matter to a date certain to allow time to address questions or
34 comments, or make a motion to approve or deny the Certificate of Appropriateness. She asked if there
35 were any questions.
36
37 Chairperson Moor also asked if there were any questions. No questions were raised at this time.
38
39 Glenn Deutsch, one of the business owners, provided a sample of awning material to the Board for their
40 review. Chairperson Moor commented that the improvements looked nice.
41
42 Chairperson Moor asked for a motion. A motion to issue a Certificate of Appropriateness of Design for the
43 request as presented was made by Mr. Baggett and seconded by Mr. Barker. A vote was taken, and the
44 motion was unanimously passed, 4 to 0:
45 AYES: Baggett, Barker, Kennedy, Moor
46 NAYS: None
47
Design Review Board May 21, 2026
Page 3
1 c. Case No. 25-19-PD: 901-05, 907-09, 911-13 Green Bay Road and 1007-11 Tower Court - Tower
2 Court Condominiums Preliminary Planned Development: Certificate of Appropriateness to allow
3 construction of a new four-story mixed-use building as part of a planned development. The Village
4 Council has final jurisdiction on this request.
5 Ms. Klaassen reviewed the planned development process for the Board as well as the Village Council’s
6 comments during the concept plan review, the general site information, the subdivision and zoning relief
7 and planned development approval required for the plan. She stated she would provide information with
8 regard to the concept plan review changes since the Village Council’s review and the Board’s advisory role
9 in the process. Ms. Klaassen then identified site photos and described the proposal’s three main elements
10 which include approximately 15,000 square feet of ground floor commercial retail space, 15 residential
11 condominium units and onsite parking. Ms. Klaassen described the refinements made in detail to the plan
12 following the Village Council’s initial review. She then identified the rezoning and special use permit
13 required for the property as well as the parking requirements and height, side yard setback and rear yard
14 setback requirements.
15
16 Ms. Klaassen referred to the factors the Board is to consider with regard to whether a Certificate of
17 Appropriateness should be granted and the proposed plan’s consistency with the Design Guidelines. She
18 then stated following the applicant’s presentation, public comment and Board discussion, the Board may
19 decide to either continue the matter to a date certain to allow time to address questions or comments or
20 make a motion to recommend approval or denial of the Certificate of Appropriateness with draft language
21 included in the agenda packet. Ms. Klaassen read Mr. Evanich’s comments into the record and noted that
22 Mr. Duda agreed with Mr. Evanich’s comments. She added one public comment was received and
23 provided to the Board and then asked if there were any questions.
24
25 Mr. Kennedy questioned the height of the properties next door. Ms. Klaassen referred to an image of the
26 proposed building next to the neighboring two-story buildings and noted the applicant may have the
27 actual dimensions of those buildings.
28
29 Jon Talty, OKW Architects, introduced the applicant’s team to the Board who stated they also worked on
30 the One Winnetka project. He referred to images of several properties which he commented have outlived
31 their life with the goal being to create something better than what currently sits on the parcel. He stated
32 he would provide information with regard to the building quality, high quality materials and building
33 composition. Mr. Talty described the possible 15 maximum residential units with flexibility in terms of
34 unit size.
35
36 Mr. Talty stated the building’s materials would consist of true Indiana limestone, granite, brick masonry
37 with profound detailing. He stated after hearing the Village Council’s comments and concerns, they were
38 mindful of the three-dimensional aspects of the building in terms of eroding its mass and it would be
39 perceived as a three-story building noting the buildings across the street are also three stories. Mr. Talty
40 also stated substantial outdoor spaces would be provided for each unit and referred to an illustration for
41 the Board’s review. He described how shade and shadow became an important part of the architecture
42 with the use of granite and limestone. Mr. Talty identified the lower-level parking entrance and
43 condominium entry in the rear.
44
45 Mr. Talty explained the development standards they considered in terms of the building’s context. He also
46 identified the lower-level residential parking which would provide an abundance of parking. He stated the
47 ground floor is intended for retail and commercial space with the developers being confident it would be
48 entirely leased in terms of commercial demand. Mr. Talty noted the restaurant tenant at the corner was
Design Review Board May 21, 2026
Page 4
1 removed in order to create a more calm and appropriate environment for the residents above. He
2 described the secure residential entry and stated the floors were partitioned in terms of how they would
3 be laid out. Mr. Talty informed the Board that One Winnetka had 594 names on a waiting list for 59
4 apartments with there being a tremendous demand for this type of residences. He also described how
5 the building is carved back at each level in order to reduce the mass. Mr. Talty explained the reasoning
6 for not having fourth floor penthouses with the parapet being 49 feet 8 inches with 45 feet being allowed
7 in order to allow significant ceiling heights. He stated roof stair access would be installed as a fire
8 department requirement.
9
10 Mr. Talty then explained their consideration of including Tudor aspects and their attempt to maintain the
11 idea of it being a retail corridor with viable livable retail and housing above. He referred to sketches of
12 condominium details along with descriptions of the various material elements. Mr. Talty also referred to
13 neighboring buildings which have two stories and referred to a rendering of how the building would sit
14 on the street along with building elevations which he described in detail. He also described the retail
15 component in detail as well as streetscape improvements. Mr. Talty then provided a shadow study to the
16 Board and stated there would be no detriment to the neighbors.
17
18 Colleen Barkley, the Mariani Landscape Director of Design, stated they worked with Village staff and
19 Village Forester to incorporate the Hubbard Woods Streetscape Plan and the inclusion of tree specimens
20 as well as other tree species she identified to soften the building and provide shade. She also described
21 the planting beds, flowering shrubs, etc. to be used in the plan. Ms. Barkley also stated there would be
22 raised planters and perennials along with annuals to flank the main condominium entrance. She then
23 provided illustrations of the proposed planters.
24
25 Mr. Talty explained the reason for downplaying the exterior lighting on the building and described the
26 proposed lighting plan in detail. He then asked if there were any questions.
27
28 Chairperson Moor asked if there were any questions. Mr. Baggett questioned how Tower Court is exited,
29 which Mr. Talty explained to the Board. Mr. Baggett stated his concern related to the increased amount
30 of traffic in that area. Mr. Talty responded the building would be a low traffic generating facility by the
31 residents and minimal traffic from the consumer side. Mr. Kennedy questioned the light levels and the
32 balconies having independent lighting control. Mr. Talty responded the predominant light source from
33 the building would be internal.
34
35 Anders Rustin, OKW Architects Project Manager, stated there is a code requirement for the one-foot
36 candle minimum in terms of building egress and the streetscape lighting would light the sidewalk paths.
37 He also stated there would be more linear decorative fixtures at the retail portion of the building to
38 provide architectural intervention.
39
40 Mr. Kennedy asked what considerations were taken to prevent a restaurant tenant in the future, which is
41 a big concern. Peter Witmer stated they initially considered a restaurant tenant and referred to the
42 practicality of having a restaurant tenant as well as traffic, parking and smell concerns it would create for
43 the residential building. He stated it would be mentioned in the bylaws and that there may be a possibility
44 of a small coffee shop in the future. Mr. Talty added that there would not be sufficient infrastructure for
45 a restaurant tenant. Mr. Kenndey questioned the reasoning for not including Tudor design which Mr. Talty
46 explained to the Board.
47
Design Review Board May 21, 2026
Page 5
1 Chairperson Moor stated her concern related to items being visible from the balconies. Mr. Talty stated
2 the condominium association would be profoundly restrictive in terms of what is allowed on balconies.
3 He also identified the Lake Forest project which is the most analogous to the proposed building. Mr. Talty
4 referred to the streetscape rendering on Green Bay Road. Chairperson Moor stated she appreciated the
5 attempts made to reduce massing and stated she is still concerned with the overall size and its
6 compatibility with what is on either side. Chairperson Moor also commented that the building looked
7 urban in the downtown setting. Mr. Talty reiterated how the fourth floor would be positioned far back
8 with it not being seen from the street view perception. Chairperson Moor suggested there be more
9 articulation for the third floor. Mr. Talty explained the reasoning for the third-floor articulation in that
10 they did not want it to become repetitive. Chairperson Moor referred to the building across the street
11 and stated although there is a need for additional housing, she questioned other ideas they may consider,
12 and they should be careful that whatever is built in Hubbard Woods would change the district
13 dramatically. Mr. Talty agreed and stated they want to set a high bar in terms of what is to come.
14
15 Mr. Barker agreed with Chairperson Moor’s comments and agreed that while a phenomenal job was done
16 on the proposal, he cannot get past the height. He stated if the top floor was removed, it would fit in more
17 with the Hubbard Woods neighborhood. Mr. Talty noted the building is 4 feet 8 inches taller than what is
18 allowed and if it is reduced, it would reduce ceiling heights. Chairperson Moor asked if there were any
19 other questions. No additional questions were raised at this time.
20
21 Chairperson Moor then asked for public comment. John Joyce, Managing Director of SVN Chicago
22 Commercial, described the four sites he developed and sold to Altounian Construction. He stated there
23 are several open Hubbard Woods stores which he described as functionally obsolete. Mr. Joyce also noted
24 that there are a number of apartments above the storefronts in these existing buildings, so there won’t
25 be a big increase in traffic. He then referred to several other developments in the surrounding
26 communities and stated the proposed development would be exciting for the community. He also
27 referred to several other successful developments in the Village. No additional comments were made at
28 this time.
29
30 There were no additional public comments.
31
32 Chairperson Moor called the matter in for discussion. She referred to the Board Members’ concerns
33 relating to scale. Chairperson Moor stated she did not feel it is appropriate to make a recommendation of
34 approval and stated while they support the need for development, there is work to be done on the
35 proposal in order to make it more contextually appropriate for the community. Mr. Barker agreed with
36 Chairperson Moor’s comments and stated his concerns related to building height.
37
38 Mr. Talty asked if the building was 45 feet in height, would they have the same opinions and asked how
39 they bridge the gap. Chairperson Moor advised the applicant their consideration related to the building’s
40 appearance and there are other steps required for approval including the need for five zoning variations.
41 She also stated if the building was located in another part of town, it would not look as out of place as it
42 did in the current location. Chairperson Moor also referred to the comments related to Tudor style
43 architecture; the discussion relating to the Chase Bank building and stated the building would take up a
44 large portion of the block. Mr. Kennedy agreed the height is massive and suggested more continuity be
45 made with regard to the two neighboring properties. Chairperson Moor also asked for the balcony railings
46 to be closed. Mr. Talty asked if the Green Bay Road balconies should be treated differently than balconies
47 elsewhere on the building. Chairperson Moor suggested possibly and referred to the greenery on the
48 upper floor.
Design Review Board May 21, 2026
Page 6
1 A Board Member questioned the process in terms of the applicant’s review. Ms. Klaassen stated the next
2 regular DRB meeting would be on June 18, 2026, and referred to whether the applicant is able to make
3 changes prior to that time. Mr. Talty stated they would appreciate taking the time to consider the Board’s
4 changes and come back before the Board. Ms. Klaassen stated the matter could also be continued to the
5 July 16, 2026, meeting, if additional time is needed to address comments from the DRB. Ms. Klaassen
6 stated the matter can be continued to June 18, 2026, and if the applicant is not prepared, it can be
7 continued to the July meeting. Mr. Talty agreed with Ms. Klaassen’s suggestion. The Board Members
8 discussed their availability for the June meeting. Chairperson Moor asked for a special meeting to be called
9 if necessary. Ms. Klaassen confirmed she would check with the absent Board members to confirm their
10 availability.
11
12 Chairperson Moor asked for a motion to continue the matter to the June 18, 2026, meeting. A motion as
13 stated by Chairperson Moor was made by Mr. Barker and seconded by Mr. Kennedy. A vote was taken
14 and the motion unanimously passed, 4 to 0:
15 AYES: Baggett, Barker, Kennedy, Moor
16 NAYS: None
17
18 Other Business.
19 a. June 4, 2026, Special Meeting Quorum Check.
20 The Board Members discussed their availability and confirmed a special meeting was previously scheduled
21 for June 4, 2026.
22
23 Adjournment:
24 Chairperson Moor asked for a motion to adjourn. A motion to adjourn was made by Mr. Kennedy and
25 seconded by Mr. Barker. A vote was taken and the motion unanimously passed, 4 to 0:
26 AYES: Baggett, Barker, Kennedy, Moor
27 NAYS: None
28 The meeting was adjourned at 8:45 p.m.
29
30 Respectfully submitted,
31
32 Antionette Johnson
33 Recording Secretary
Agenda
Village of Winnetka
Design Review Board/Sign Board of Appeals Regular
Meeting
May 21, 2026 at 7:00 PM
Winnetka Village Hall Council Chambers
510 Green Bay Road
AGENDA
1. Call to Order
2. Public Comments
3. New Applications
a. Case No. 25-09-DR: 574 Lincoln Avenue — Spynergy: A Sign Permit to allow
two window signs, a door sign, and a wall sign at the storefront of the Subject
Property.
b. Case No. 26-10-DR: 985 Green Bay Road — Minos Italian Restaurant: A
Certificate of Appropriateness of Design to allow installation of the new
retractable awnings, new landscaping, and expansion of the outdoor patio
seating area at the Subject Property.
c. Case No. 25-19-PD: 901-05, 907-09, 911-13 Green Bay Road and 1007-11
Tower Court - Tower Court Condominiums Preliminary Planned
Development: Certificate of Appropriateness to allow construction of a new four-
story mixed-use building as part of a planned development. The Village Council
has final jurisdiction on this request.
4. New Business
a. June 4, 2026, Special Meeting - Quorum Check
b. June 18, 2026, Regular Meeting - Quorum Check
5. Adjournment
NOTICE
Public comment is permitted on all agenda items at the meeting. If you wish to provide testimony or comments
prior to the meeting, you may provide them one of two ways: (1) by sending an email to planning@winnetka.org; or
by sending a letter to Community Development, Village of Winnetka, 510 Green Bay Road, Winnetka, IL 60093. All
agenda materials are available at www.villageofwinnetka.org/agendacenter.
The Village of Winnetka, in compliance with the Americans with Disabilities Act, requests that persons with
disabilities, who require certain accommodations to allow them to observe and/or participate in this meeting or have
questions about the accessibility of the meeting or facilities contact the Village ADA Coordinator at 510 Green Bay
Road, Winnetka, Illinois 60093, (Telephone (847) 716-3543; T.D.D. (847) 501-6041).
Packet
Village of Winnetka
Design Review Board/Sign Board of Appeals Regular
Meeting
May 21, 2026 at 7:00 PM
Winnetka Village Hall Council Chambers
510 Green Bay Road
AGENDA
1. Call to Order
2. Public Comments
3. New Applications
a. Case No. 25-09-DR: 574 Lincoln Avenue — Spynergy: A Sign Permit to allow
two window signs, a door sign, and a wall sign at the storefront of the Subject
Property.
b. Case No. 26-10-DR: 985 Green Bay Road — Minos Italian Restaurant: A
Certificate of Appropriateness of Design to allow installation of the new
retractable awnings, new landscaping, and expansion of the outdoor patio
seating area at the Subject Property.
c. Case No. 25-19-PD: 901-05, 907-09, 911-13 Green Bay Road and 1007-11
Tower Court - Tower Court Condominiums Preliminary Planned
Development: Certificate of Appropriateness to allow construction of a new four-
story mixed-use building as part of a planned development. The Village Council
has final jurisdiction on this request.
4. New Business
a. June 4, 2026, Special Meeting - Quorum Check
b. June 18, 2026, Regular Meeting - Quorum Check
5. Adjournment
NOTICE
Public comment is permitted on all agenda items at the meeting. If you wish to provide testimony or comments
prior to the meeting, you may provide them one of two ways: (1) by sending an email to planning@winnetka.org; or
by sending a letter to Community Development, Village of Winnetka, 510 Green Bay Road, Winnetka, IL 60093. All
agenda materials are available at www.villageofwinnetka.org/agendacenter.
The Village of Winnetka, in compliance with the Americans with Disabilities Act, requests that persons with
disabilities, who require certain accommodations to allow them to observe and/or participate in this meeting or have
questions about the accessibility of the meeting or facilities contact the Village ADA Coordinator at 510 Green Bay
Road, Winnetka, Illinois 60093, (Telephone (847) 716-3543; T.D.D. (847) 501-6041).
Page 1 of 207
MEMORANDUM
VILLAGE OF WINNETKA
COMMUNITY DEVELOPMENT DEPARTMENT
TO: DESIGN REVIEW BOARD
FROM: DAVORKA KIRINCIC, AICP
BUILDING AND CODE ENFORCEMENT MANAGER
DATE: MAY 14, 2026
SUBJECT: 574 LINCOLN AVENUE – SPYNERGY – WINDOW, DOOR, AND WALL SIGNS
PERMIT (CASE NO. 26-09-DR)
INTRODUCTION
On May 21, 2026, the Design Review Board (DRB) is scheduled to consider a sign permit application submitted
by Spynergy (the “Applicant”), as the lessee of the commercial space located at 574 Lincoln Avenue (the
“Subject Property”), to allow two new window signs, a door sign, and a wall sign at the Subject Property.
PROPERTY DESCRIPTION
The Subject Property is the commercial space located on the west side of Lincoln Avenue between Elm and
Pine Streets. It is zoned C-2 General Retail Commercial Overlay District. The Applicant is leasing a commercial
space, which Mandarine most recently occupied. Figure 1 below shows the location of the Subject Property,
and Figure 2 on the following page identifies the storefront on the building's exterior facade.
Location of 574 Lincoln Avenue
Figure 1 – Subject Property – Location Map
Page 2 of 207
Location of Spynergy Storefront
Figure 2 – Subject Property – View of the entire building from Lincoln Avenue
PREVIOUS REQUEST
On June 24, 2021, DRB approved an awning and double-faced projecting sign for the previous business
“Mandarine” at Subject Property.
CURRENT REQUEST
The Applicant is seeking approval to install two new window signs, a door sign, and a wall sign. The proposed
signs would identify and promote their business. Signs will feature the text and colors of their businesses, as
shown in the illustrations below:
Wall Sign
• Located on the Lincoln Avenue façade within the brick sign band above the storefront windows;
• Individual pin letters displaying the text “Spynergy” in a navy-blue color;
• Letter height of 12 inches;
• Bottom of sign located approximately 12 feet above the sidewalk;
• Non-illuminated sign; and
• Total sign area of approximately 9.33 square feet
Page 3 of 207
Subject Property – Location and detail of the wall sign
Window #1 Sign
• Individual vinyl text applied on the exterior of the glass;
• Text in white stating “Movement Music Community” in upper-case letters 7 inches tall and lower-case
letters 5 ¼ inches tall ;
• Located in the bottom two-thirds portion of the glass height; and
• Sign area 5.38 square feet.
Window #2 Sign
• Individual vinyl text applied on the exterior of the glass;
• Text in white stating “SPYNERGY” in upper-case letters 7 inches tall;
• Text in white stating “feel the energy” in lower-case letters 4 inches tall;
• Located in the bottom two-thirds portion of the glass height; and
• Sign area 3.69 square feet.
Page 4 of 207
Door Sign
• Individual vinyl text applied on the exterior of the glass;
• Text in white stating “SPYNERGY” in upper-case letters, 2 1/2 inches tall
• Text in white stating “spynergystudios.com” in lower-case letters, 1 inch tall
• QR code in white 5 inches tall by 5 inches wide; and
• Sign area 0.92 square feet.
A copy of the Application materials is included in Attachment A.
SIGN CODE ANALYSIS
Section 15.60.120 of the Village Sign Code establishes standards for Wall and projecting signs in commercial
districts.
Wall Sign Standards
• Sign may only contain the business name, a three-word generic description of the types of products
or services offered, and the occupant’s logo or trademark;
• Sign may not exceed 70 square feet in area;
• Shall be placed substantially parallel to the surface of the wall;
• Shall not be located above the second-floor windowsill level and shall not be higher than fourteen
(14) feet above grade if there is no second-floor windowsill;
• Comply with the following: for each street exposure, the total area of all wall signs, window signs,
and awning signs other than exempt signs and permitted directional and incidental signs shall not
exceed 15% of the street exposure; and
• Commercial wall signs shall be displayed only upon street exposures, except that one wall sign not
exceeding 20 square feet in area may be displayed by each occupant on each non-street exposure of
the premises occupied by such occupant.
The proposed wall sign meets all the above standards.
Window and door window signs that meet the following standards can be administratively approved by staff:
• Window signs limited to 10% or less of the single windowpane;
Page 5 of 207
• Door sign limited to 50% or less of the single door window;
• Limited letters and logos no taller than 8”, except one logo, and the first letter of each word may be
up to no taller than 24”, and except store hours and contact information shall be limited to 2” in
height;
• Window signs limited to letters and logos of no more than two colors on a solid background of
another color, a total of three colors;
• Height of the sign to not exceed 1/3 of the height of the glass area and 90% of the glass width;
• Located in the lower two-thirds of the window opening;
• Shall not extend over or through architectural features/window muntin;
• Without reflective materials;
• No window sign should be illuminated, and
• Comply with the following: for each street exposure, the total area of all wall signs, window signs,
and awning signs other than exempt signs and permitted directional and incidental signs shall not
exceed 15% of the street exposure.
The proposed door and window signs meet all the above standards.
Signage Street Exposure
Area Square Percentage
Foot
Street Exposure 285.88 -
Max Allowed per Sign Code 42.88 15%
(15% of the Street Exposure)
All Proposed Signs counted toward Street Exposure 19.32 6.76%
The proposed signs comply with the maximum allowed sign area for street exposure.
The Board should also consider the Village Design Guidelines for the proposed signs. See Attachment B.
SUMMARY
The Applicant requests that the DRB find the proposed signs appropriate and compatible with the Sign Code
and the Village Design Guidelines and approve the application as proposed. Should the DRB find the
proposed improvements appropriate, the Applicant would first need to obtain the approved sign permit from
the Community Development Department before installing the sign.
FINDINGS & RECOMMENDATION
At the May 21 DRB meeting, the DRB is scheduled to consider the design of the Applicant’s proposed wall,
window, and door signs. After hearing from the Applicant and the public, the DRB will have the following
options:
1) Continue the public hearing to a specific date to provide the Applicant and/or staff with additional
time to address questions and comments from the DRB; or
2) Consider a motion for approval or denial of the Sign Permits. A DRB member should make a motion
for approval or denial based upon the following findings of fact per Section 15.60.150(F) of the Sign
Code:
a. The proposed projecting sign is consistent [is not consistent] with the following standards
used for issuance of a sign permit:
Page 6 of 207
1. The sign area shall be in proportion and scale to the building or to other buildings
or signs in the surrounding area;
2. A signage package for a business establishment that includes a number of signs
and graphics shall have an overall plan that demonstrates the compatibility of
the design and colors of all the signs that are part of that package;
3. The amount of text and graphics contained in or on any sign or group of signs
shall be limited so that it results in a clear and readable design;
4. Signs and graphics shall have a harmonious relationship with nearby signs,
buildings and the neighborhood, and shall be designed so as not to adversely
affect adjacent structures. In this respect the sign shall relate to its building,
structure and neighborhood in terms of size, shape, material, color, texture,
lettering, location, arrangement, lighting, and the like;
5. Colors shall be used with restraint and excessive brightness shall be avoided;
6. The additional provisions of this chapter, as specified in this chapter, shall be part
of the criteria of the design review process.
b. [If the DRB chooses to place conditions as part of its approval, it will want to include the
conditions here.]
ATTACHMENTS
Attachment A: Application Materials
Attachment B: Design Guidelines Excerpt
Page 7 of 207
ATTACHMENT A
Village of Winnetka
SIGN PERMIT APPLICATION
v ILL AGE o F w INN ET KA, 1 LL IN o��CEIVE
DEPAR1MENT OF COMMUNITY DEVELOPMENT �
� � 0 2026
SIGN PERMIT APPLICATION BY:____
Tenant/Lessee
Name of Business Primary contact name
Spynergy Liza Ritter
Project Address
574 Lincoln Ave
City State Zip Code
Winnetka IL 60093
Sign Company
Name of Sign Company Primary contact name
North Shore Sign Matt Majewski
Street Address
1925 Industrial Dr
Oty State Zip Code
Libertyville IL 60048
Property Owner
Name of Company Primary contact name
Doug Sharfstein Doug Sharfstein
Street Address:
574 Lincoln Ave
City State Zip Code
Winnetka IL 60093
Sign type(s): D window graphics [i) wall-mounted sign D ground-mounted sign
■
(check all that apply)
projecting sign D other___
Additional description of sign type and materia\sNon-iluminated flush mounted dimensional letter sign and
refacing the existing blade sign.
OFFICE USE ONLY
SIGN FEE: $80 NON-ILLUMINATED PER SIGN TYPE "!SO)( Z. 1f'° $ \,o.oc:,
$195 ILLUMINATED SIGN $___
STAFF REVIEW FEE: $70 0 WAIVE FEE $ �0.00
TOTAL PERMIT FEE sL!O.Qa
CONDITIONS OF APPROVAL: _______________________
Page 4of4
Page 8 of 207
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- FURNISH & INSTALL (1) NEW SET OF EXTERIOR WINDOW VINYL
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•QUALITY SIGNAGE SINCE 1930•
creative work of Its employtts. This drawing la &1.1bmitted to the rt1pective customer for the 1ole purpose
NORTH SHORE of con1lderatlon of whether or not to purchase this design, or• sign manufactured lo this design from
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_______ SIGN Ofganltatlon, In o,der to secure quotation, design wOB, or purchase or a 1lgn either to this 6eslgn « slmlar
to this design, b exprestly forbidden. In the event that sud'I distribution, use Of exh.lbltlon occurs, North "" 4-24-26 REVISEOARfWORK DIIAwtfBT
1925 INDUSTRIAL ORNE, UDERTVVlllE. IL 60048 • 847.818-7020
J'JUN Shm Sijln 11 to be compensated $1500.00 for time, effort and creatfle service etitalled In creating thest
plans, as well as any and aH legal fees and 11penset to IKII0rca its rights. Copyright 2020 North Shore Sign
Company Inc.
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Page 11 of 207
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_______ SIGN """"
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to this dealgn_ ls expressly forbidden. In the event that such distribution, use or exhlilltlon occun, North 4-24-26 REV/SEO ARTWORK
1925 INOUSTRIALORIVE, UBERT'l'VIU.E, IL 60048 • 847.816-7020 Shore Sign Is to be compensaled S1500.00 for time, effort and creative strvlce entalled In creating these
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Page 12 of 207
FRONT VIEW (SIGN 6 - FRONT DOOR] & IMPOSED VIEWS (SIGNS 4-6)
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"DUALITY SIGNAGE SINCE 1930" creative work of its employ&es. This dtawlng ii aubmitted to the respective customer for the ,ote purpose
NORTH SHORE
of consideration of whettier or not to purchase this dfflgn, or• sign ma nufactured to this deslliJII from
Horth Shore Sign Co, Distribution, use of, or exhibition of this drawing to anyone outsltSe customers
_______ SIGN
Ofganlzallon, In order to ,ecure qootatron, design wl>f1(, or purchase of a sign either to th!t detlgn or similar
to lhb detlgn. Is expressly forbidden. In the ennt that such distribution, use or exhibition occurs, North -2 ·26 REVISED ARTWORK ORlllltCBY
1925 INDUSTRIAL OFllVE, UBEATYVILlE, ll 60048 • 847-B16-7020
BYB Shon1 Sign Is to be compensated $1500.00 for time, effort and creative service et1!alled In creati ng ll'lest
plans, as wll as any and all legal teu and expenses 10 en1orce Its rights. C09yr1ght mo North Shore Sign
Company Inc.
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Page 13 of 207
ATTACHMENT B
G Building Signage
Commercial signs should reflect the character of the building style, while expressing
each store’s individuality. There are several prominent sign styles that are appropriateto
Winnetka: surface mounted, pin-mounted, interior, decal and projecting blade signs.
Sign materials are limited to painted wood, canvas, architectural glass and metal. Sign
color must harmonize with the building upon which it is mounted and adjacent
structures. Letteringcolor can be unique to the image of the retailer/user. Metal sign
and plaque materialsuch as brushed bronze, antique bronze, aluminum, stainless steel
and painted cast ironor similarly appearing materials are preferred. Highly reflective
metallic signs are notallowed. Signs should be lit by marquee or spot lighting; neon
lighting is not permitted.Spot lighting should be minimal and unobtrusive and, per the
Village Code, the sourceof illumination shall not be visible from any street, sidewalk or
dwelling. Simplifiedindustrial light fixtures are not permitted. Contextual solutions are
recommended. Themajority of the signs will be mounted within the building’s sign
band, defined as thewall area located above the ground floor storefront opening and
below the second floorwindowsill, and is located a minimum of 8’-0” above grade anda
maximum of 15’-0”above grade. 0&DPHQGHG
Signs must comply with the general provisions of the Winnetka Sign Ordinance as well
as design provisions contained within these Design Guidelines.
Surface mounted commercial signs are either fabricated from painted wood orcast
metal plaques and are to be mounted within the sign band or within thestorefront
transom. The height of the sign is restricted to 75% of the area of thesign band or
14 inches - whichever is less. The sign band of a building consists ofthe area
located above the ground floor storefront opening and below the secondfloor
windowsill, and is located a minimum of 8’-0” and a maximum of 15’-0”above
grade. Refer to figures 28, 29, and 30 for location. Surface mounted orpin-
mounted signs are not permitted on secondary elevations without a definedsign
band.
2. Pin-mounted commercial signs consist of
reverse channel, cast metal and flat cut
metal letters mounted above the storefront
in the masonry sign band or suspended in
front of the storefront at the transom or
recessed entry. The size of the lettering is
restricted so that the height of the letters
does not exceed 75% of the height of the
sign band or 14 inches - whichever is less.
The length of the lettering is to be
Figure 38
contained within 75% of the length of the
sign band. (See figure 38)
19
Building & Architecture
Page 14 of 207
MEMORANDUM
VILLAGE OF WINNETKA
COMMUNITY DEVELOPMENT DEPARTMENT
TO: DESIGN REVIEW BOARD
FROM: DAVORKA KIRINCIC, AICP
BUILDING AND CODE ENFORCEMENT MANAGER
DATE: MAY 14, 2026
SUBJECT: 985 GREEN BAY ROAD – MINOS ITALIAN RESTAURANT - CERTIFICATE
OF APPROPRIATENESS OF DESIGN TO ALLOW EXTERIOR PROPERTY
IMPROVEMENTS AT SUBJECT PROPERTY (CASE NO. 26-10-DR)
INTRODUCTION
On May 21, 2026, the Design Review Board (DRB) is scheduled to consider an application submitted by
Glen Deutch (the “Applicant”), as the lessee of the property located at 985 Green Bay Road (the “Subject
Property”).
The Applicant is requesting approval of a Certificate of Appropriateness of Design to allow exterior
property improvements at the Subject Property. The proposed scope of work includes installing three new
retractable awnings on the building, replacing existing planters, repairing the existing brick patio paving,
and expanding the existing outdoor dining area along Green Bay Road. Additional hardscape and
landscape enhancements are also proposed in support of these improvements. These modifications are
associated with the operation of Mino’s Italian Restaurant.
PROPERTY DESCRIPTION
The Subject Property is located at the northeast corner of the intersection of Green Bay Road and Merrill
Street in the Hubbard Woods Business District and contains a one-story commercial building and outdoor
dining area. The Subject Property is located in the C-2 General Retail Commercial Zoning District and in
the Commercial Overlay District. Figure 1 below identifies the location of the Subject Property and Figure
2 identifies the building's exterior facades.
Location of Subject Property
Figure 1 – Subject Property – Location Map
Page 1
Page 15 of 207
Figure 2 – Subject Property – View of the building /Intersection of Green Bay Road & Merrill Street
PREVIOUS APPROVALS
On April 27, 2017, the DRB approved the following: (1) exterior building alterations, which incorporated
much of the original building materials and form; (2) various site improvements that included removal of
a significant portion of pavement and replacement with pea gravel on September 21, 2017; and (3) an
outdoor storage container and service area on February 15, 2018.
On May 17, 2018, the DRB approved a Certificate of Appropriateness for the installation of an outdoor
dining area and other hardscape improvements, including wood and metal planters, metal table sets, brick
pavers, and a stamped concrete patio for private events.
On May 16, 2019, the DRB approved a Certificate of Appropriateness for the expansion of the outdoor
dining area and other external improvements, such as planters with “green” screening to create a more
private dining and lounge area. The approved plan added approximately 1,050 square feet to the outdoor
dining area, accommodating approximately 50 patrons with metal table sets and red brick pavers designed
to match the existing patio. The approved plan included installing 16 black planter boxes to provide
privacy and enhance aesthetics. Each planter box was to be 4 feet in length, 1.5 feet in width, and 2 feet
in height. The planters were to be filled with tall grasses and climbing vines supported by a trellis that
would reach 6.5 feet in height.
On July 18, 2019, DRB approved a Certificate of Appropriateness to change the approved landscaping plan
to eliminate the black planter boxes and install a gridded fence/trellis with creeping vine vegetation. The
proposed black fence was 3’9” inches in height, to match the existing planters around the patio.
Page 2
Page 16 of 207
Subject Property – outdoor seating patio expansion area approved by DRB on May 16, 2019
CURRENT REQUEST
The Applicant is seeking to allow exterior property improvements, including installing three new
retractable awnings on the building, removing a section of fencing, replacing existing planters, repairing
the existing brick patio paving, and expanding the existing outdoor dining area along Green Bay Road.
Ground landscaping would be installed around much of the perimeter of the site along Green Bay Road
and Merrill Street. Additional hardscape and landscape enhancements are also proposed in support of
these improvements, as shown in the illustrations below:
Page 3
Page 17 of 207
Subject Property – Proposed Awning renderings and specifications
Page 4
Page 18 of 207
Page 5
Page 19 of 207
Subject Property – Proposed outdoor seating patio expansion area and landscaping
The Applicant has provided a site plan and design specifications for the proposed exterior improvements,
which are available in Attachment A.
Page 6
Page 20 of 207
DESIGN GUIDELINES ANALYSIS
The Village’s Design Guidelines provide guidance on outdoor dining areas and open spaces. An excerpt of
the Design Guidelines is included as Attachment C.
SUMMARY
The Applicant requests that the DRB find the proposed exterior property improvements appropriate and
compatible with the Design Guidelines and approve the plan as proposed.
Should the DRB approve the certificate of appropriateness for the proposed exterior property
improvements, the Applicant would first need to receive a building permit from the Community
Development Department prior to construction.
FINDINGS & RECOMMENDATION
At the May 21 DRB meeting, the DRB is scheduled to consider the design of the Applicant’s proposed
exterior property improvements at Subject Property. After hearing from the Applicant and the public, the
DRB will have the following options:
1) Continue the public hearing to a specific date to provide the Applicant and/or staff with
additional time to address questions and comments from the DRB; or
2) Consider a motion for approval or denial of the Certificate of Appropriateness. A DRB member
should make a motion for approval or denial based upon the following findings of fact per Village
Code Section 15.40.010 F:
a. The proposed exterior property improvements are consistent [are not consistent] with
the following standards used for evaluating a certificate of appropriateness:
(1) the proposed external architectural features and site improvements are appropriate
to and compatible with the character of the immediate neighborhood;
(2) the proposed external architectural features and site improvements are appropriate
to and compatible with adopted Village plans for and improvements in the immediate
neighborhood, and including both urban design and site arrangement considerations;
(3) the proposed external architectural features and site improvements are consistent
with applicable Village design guidelines and such standards and criteria as may be
adopted by the Board; and
(4) the probable effect of the proposed external architectural features on the integrity of
the immediate vicinity.
b. [If the DRB chooses to place conditions as part of its approval, it will want to include
the conditions here.]
ATTACHMENTS
Attachment A: Application Materials
Attachment B: Design Renderings Approved at May 16, 2019 DRB Meeting
Attachment C: Design Guidelines Excerpt
Page 7
Page 21 of 207
ATTACHMENT A
Page 22 of 207
Page 23 of 207
Page 24 of 207
Page 25 of 207
Mint Julep Juniper (JCM)
Switch Grass (pv)
MINO'S
Dwarf Burning Bush (EA)
985 GREEN BAY ROAD, WINNETKA, ILLINOIS
Bloody Cranesbill (gs)
Page 26 of 207
Tardiva Hydrangea (HP)
OUTDOOR DINING RENOVATION
Periwinkle (vm)
Groundcover Rose (RDS)
Page 27 of 207
Page 28 of 207
Page 29 of 207
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Page 32 of 207
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Page 38 of 207
ATTACHMENT B
VILLAGE OF WINNETKA, ILLINOIS
DEPARTMENT OF COMMUNITY DEVELOPMENT
APPLICATION FOR
CERTIFICATE OF APPROPRIATENESS
• DR/3 5.16.})t:
PROJECT ADDRESS EX NUMBER
NAME oF sus1NEsscEs) 1M, t-Jo's I rtrkl Abl
Application is hereby made for the following work (please check all that apply):
ign
wning
Other (general description)
Sign permit application attached?
Awning permit application attached?
Pk-Tl O A:cl>C not,,)
B
Please provide a detailed description of the proposed work (attached separate sheets, material specifications, photographs, etc.):
I/We hereby certify chat as y:g 'i"E' (Lessee/Owner) of the property at ��$" <,gee,tl W el)(address) I am/we are
authorized to submit plans for alteration of the subj� propeny. I/We agree to perform the subject work in accordance widt the
condiuons of approval by the Winnetka Desjgn Review Board, as well as an other applicable codes, rules amd regulations of the
Village ofWiitnetka.
SIGNED
PRCNT NAME(S)
.-
ADDRESS 4'.10S:: "20.fJ;JU f?A:Y Ob
1 �-·�
WI f:JNETkA: (k boPS 3
PHONE NUMBER J?3 1Qb 131 b illi!l�:.
PRIMARY DESIGN FIRM tsnE:$t<A /..OtJ!,l) Lt4::N't1
CONTACT NAME ,)OA,,,UJA lsPLAkOW.SCd
ADDRESS
APR 2 6 2019
PHONE NUMBER
FAX NUMBER
Application for Certificate of Appropriateness Page 39 of 207 Page4 ofS
MIND'S - ADDITION TO OUTDOOR DINING PLAN
985 GREEN BAY RD., WINNETKA
Summary Approximate Timing
The p)an is to create an additional outdoor dining and lounge May Install and Plant
area for people who are waiting for a table or simply want to
enjoy a cocktail outside on a nice summer night. Brick pavers to
match the existing patio will be installed to create the surface
area. Planter boxes will be placed around the edge of the patio
to provide a more intimate setting. These planter boxes will have
gridded screens that allow plants to grow and climb, creating
more "green" and enhancing the intimate atmosphere.
985 GAEEN BAY RD., WINNETKA MIND'S - ADDITION TO OUTDOOR DINING PLAN LOTN_oz
Page 40 of 207
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985 GREEN BAY RD .. WINNETKA MIND'S - ADDITIONAL PATIO DINING AREA LOTN_oz
Page 41 of 207
985 GREEN BAY RO .. WINNETKA MIND'S - DETAIL OF ADDITIONAL PATIO DINING AREA LOT N_oz
Page 42 of 207
Red brick pavers in a
herringbone pattern to
match existing patio
985 GREEN BAY RD., WINNETKA MIND'S BRICK PAVERS LOT N_oz
Page 43 of 207
985 GREEN BAY RD .. WINNETKA MIND'S - PLANTERS WITH SCREENS LOTN_oz
Page 44 of 207
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Wilshire Screen GFRC Planters
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Part.No. Trellis Grid 1btal Height to PlanterSize WWght SadValume
tapofSael!II ObsJ (cubic ft)
WCX3-481824-78 3" 7fr 48L X 18"W X 24"H 318 10
WCX&-481824-78 6. 7f!' 48L x 18"W x 24•H 321 10
WCX-481824-78 Use WXS screen ]fr 481. X 18"W X 24"H 304 10
WCXJ-482424-78 3• 7fr 48L X 24'W X 24"H 353 13
WCX6-482424-78 6" 7fr 48L X 24"W X 24"H 356 13
WCX-482424-78 Use WXS screen 7fr 481.x24"Wx24"H 339 13
985 GREEN BAY RD .. WINNETKA MIND'S - PLANTERS WITH SCREENS LOT N_oz
Page 45 of 207
Seating tor approximately 50 people with
lounge area.
Tables and chairs to match what's being
used on existing patio.
985 GREEN BAY RD WINNETKA MIND'S - TABLES AND CHAIRS LOTN.0 2
Page 46 of 207
ATTACHMENT C
XV. OPEN SPACE
A common element unifying Winnetka’s Business Districts, Multiple Family Residential and
Institutional Areas are the unique public and private open spaces they have been created over
time. Many of these open spaces lend to Winnetka’s sense of place, culture and history.
The Village’s open spaces range in size and activity level from the large and active Hubbard
Woods Park to the small and passive sculpture corner near Village Hall. The Village has
expressed a desire to expand its open space system and link, where possible, these spaces
together in a unified Village open space plan.
a. Purpose. To ensure that current and future open spaces contribute to Winnetka’s
ambiance; public and vehicular streetscapes should link open spaces to create a unified,
continuous landscape system with mature plantings and seasonal interest. By working
as a system, the Village’s open spaces intend to:
• physically and symbolically unify and enhance the Village’s natural features and
character;
• preserve significant areas and encourage new tree, shrub and perennial plantings
on public and private properties to the greatest extent possible;
• encourage pedestrian and bicycle circulation throughout the Village, especially
among the Business Districts;
• create gathering points for Village events and activities;
• provide educational opportunities about the natural environment; and
• enhance property values.
b. Location. With this purpose in mind, new public and private developments within the
Business Districts, Multiple Family Residential and Institutional areas should provide
for ample, appropriately designed open space within the proposed site development
plan. Recognizing the spatial limitations of each site, creative, relevant open space
should strive to enhance the Village’s natural character.
Public, semi-public, or private open space and landscaped buffers should be located
between low and higher density areas and to serve as a transitional element between
land uses.
Where new or existing developments abut adjacent planned or existing open spaces,
every effort should be made to integrate open spaces and link them into a unified
whole.
67
Public Spaces/Streetscapes
Page 47 of 207
d. Pedestrian Zone Landscaping. Streetscapes within the Business Districts, Multiple
Family Residential and Institutional areas should be designed to provide pedestrians
with shade and visual interest. Providing adequate landscaping within the pedestrian
zones is an essential element to maintaining and enhancing the Village’s streetscape
character. Irrigation and appropriate drainage are recommended for all landscaped
areas, especially for raised planters. The following landscaping guidelines should serve
as a continuation and supplement to the Village’s on-going tree planting program in all
public rights-of-way.
Existing and new developments should preserve existing trees and minimize
disruptions through grade changes or installation of underground utilities and
structures. Tree planting in the public way and/or on adjacent setbacks should extend
and complement the existing street character or establish a character if none exists.
The existing landscape character in public parkway/streetscape varies with the Business
Districts, Multiple Family Residential and Institutional areas. Overall, these characters
should remain intact and be enhanced.
In general, the Business Districts’ public parkway character is that of a paved
streetscape pedestrian zone. Where widths of paved areas are wider than six feet, street
trees are planted in either at-grade tree grates or raised curb planters. This condition
should be continued in all new and existing developments within the Business Districts.
The Village encourages the use of raised concrete planters with both street trees and
understory plantings as outlined in these guidelines.
In general, Multiple family Residential and Institutional areas, public parkway
character is that of a concrete walkway in conjunction with a planted parkway area.
That parkway area width varies by location but is predominantly planted with street
trees and a turf lawn area.
This condition should be continued with in all new Multiple family Residential and
Institutional areas.
1. Plant Palette: An approved Village plant palette is included in these guidelines for
reference. (See Appendix B) The Village encourages a variety of species, sizes, and
types of plant materials that provide appropriate impact/coverages as well as seasonal
interest. Plants selected by the Village on this list are chosen for their hardiness, disease
resistance, ease of maintenance and character.
2. Parkway Widths: Within the Business Districts the sidewalk widths between the
curb and building line range from five to as much as 15 feet. Multiple Family
Residential and Institutional areas typically have five-foot wide sidewalks with
associated green parkway areas. Along Green Bay Road, sidewalks currently range
from five to six feet in width (See Appendix D).
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Village of Winnetka, Illinois
Sidewalk areas in new developments
should maintain a minimum pedestrian
clear zone of 6 feet in combination with
landscaping and streetscape amenities
where space permits. The parkway width
will determine the type of streetscape
enhancements feasible in that area while
maintaining the necessary six-foot wide
pedestrian clear zone. (See Figure 52)
Typical Parkway Widths (see Figure 52): 6’-9’Wide
6 feet – 9 feet. Where the parkway or
pedestrian clear zone is less than nine
feet wide, street trees are not
suggested. Movable planters,
decorative paving, or basket planters
on light poles are preferred
alternatives.
9 feet – 12 feet. Where parkways are
greater than nine feet wide in
commercial or multiple family
districts, street trees should be planted
within tree grates that are flush with
the sidewalk or planted in a raised 9’-12’Wide
curb planter. The six-foot clear
pedestrian zone should not be
obstructed by streetscape elements.
If tree grates are required for
maintaining minimum pedestrian
clear zone clearances, the grate size
should be five feet by five feet or four
feet by six feet. The tree grates shall
conform to the design standards and
soil volume specifications of the
Village.
Greater than 12 feet. All pedestrian zones greater than 12 feet in width should
contain street tree plantings in designed raised concrete curb planters. Where
appropriate, seating areas and sidewalk cafes are encouraged. However, these
improvements should not overwhelm the sidewalk nor impede on the 6-foot
pedestrian clear zone.
Design Guidelines 36
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3. Street Tree Selection and Spacing. Street trees selected for the Business District,
Multiple Family Residential and Institutional area streets shall be large deciduous
canopy trees tolerant of roadside conditions such as salt and air-borne pollutants. Tree
varieties and locations shall coordinate with existing planting patterns. Grouped and
linear plantings may be explored as part of an overall site development plan concept.
The minimum caliper size for single stem deciduous street tree plantings should be 4
inches. All shade trees shall have a minimum clear branch height of 6 feet above the
root ball at time of planting. (See Figure 54) Street tree spacing should be a minimum
of 20 feet and a maximum of 40 feet on center in the parkways and pedestrian zones.
(See Figure 52)
4. Street Tree Planting Standards. Street tree plantings in all new developments
should be designed to meet the minimum standards as established by the Institute of
Traffic Engineers (ITE) guidelines in order to ensure safe, efficient use of the
pedestrian areas. These minimum standards are intended to provide ample sight
triangles and clearances for motorists at intersections, alleys, commercial or
multifamily residential driveways. The Village shall at its own discretion review and
approve each parkway tree planting plan on a case-by-case basis.
In general, street trees should be planted in a straight row manner (on center) at the
appropriate spacing and conformity with existing street trees adjacent to the
development site.
Newly planted street trees should be no closer than 3 feet on center from the face of the
curb. All trees should be planted in the center of raised or grade-level planter areas with
tree grates.
All street trees in grassed parkway areas should be planted as true to the center of the
parkway as possible due to utility, signs or other existing obstructions. No street trees
should be planted in open grass/lawn parkways less than 4 feet in width as measured
from the back of the curb. (See Appendix C)
5. Visual Clearance. Landscaping should
not block views or pedestrian sidewalks at
its mature size and should not create safety
or maintenance problems. Minimum
branch clearances at time of planting
should be 6 feet in height. Shade trees
should be an upright single stem spreading
species. (See Figure 54)
Minimum 6’ branch height for
visual clearance
Figure 54
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Public Spaces/Streetscapes
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Village of Winnetka, Illinois
Sight triangles at driveways and at parking and loading access points should not be less
than 12 feet as measured along both intersecting rights of way lines. No plant material
should be installed in the triangle exceeding a maintained growth height greater than 12
inches. (See Figure 55)
Figure 55
6. Structural Soil and Planting Soil
Depth. In instances when the parkway
width is 4-5 feet, the use of structural soils
and root channels should be considered in
adjacent paved walks to link green areas.
(See Figure 56) Structural soil at a depth
of 2 ½ feet should be used under all
sidewalks where landscape plantings/street
trees are located as well as between planter
or grates to permit root growth in the
parkway.
Along with structural soil, root paths
should be considered as necessary sidewalk
improvements to allow street trees to reach Structural Soils Detail
their maximum growth potential. For at- Figure 56
grade plantings of shade trees, minimum
soil depth should be 3 feet; for shrubs, 18
inches, and 6 inches for grass and
groundcovers. A minimum soil volume for
street trees in sidewalk grates should be
125 cubic feet.
Design Guidelines 38
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7. Raised planters. Where possible, street
trees and multi-tiered planting in continuous
raised planters is encouraged. Multi-tier
means providing additional plant material
below street trees, such as shrubs, perennials
and groundcovers. These additional
plantings should provide a variety of
coordinated color and seasonal interest to
the streetscape. Continuous raised sidewalk
planters with expansive planting soil
volumes are preferred. (See Figures 57, 58,
and 59)
Minimum Streetscape/Parkway
Raised curb planters should be Cross-section with raised planter
approximately six inches in height and a Figure 57
minimum of 3 ½ feet wide (inside
dimension); however, a 5-foot inside
width dimension is preferred. The raised
planters should also contain a continuous
decorative 18-inch metal railing around
the curb top and be of a style reflecting the
Village standard or the proposed
development plan (See Figure 59). The
length of these planters should be designed
to accommodate store entrances, signs and
other streetscape elements.
Soil should be mounded to 6 inches above
the top of the planter curb at the center of
the planter. Mulch, groundcover, or other Typical Raised Planter/Railing Treatments
appropriate plantings in conjunction with Figure 58
the appropriate street trees should be
provided. Where appropriate, adequate
GFI electrical outlets should be provided
for each individual street tree or
combinations of trees in the Business
Districts.
Typical Raised Planter/Railing Treatments
Figure 59
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Public Spaces/Streetscapes
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Village of Winnetka, Illinois
8. Movable Planters. Movable planters are encouraged for sidewalks and open spaces
too narrow to accommodate raised curb planters. (See Figure 60 and Appendix A for
more information).
Various styles of Movable Planters
Figure 60
9. Light Pole Planter Baskets. Light pole planter baskets are encouraged for sidewalks
and open spaces unable to accommodate at-grade planters.
c. Special Pedestrian Zone/Streetscape Conditions
1. Outdoor Sidewalk Cafes. Dining
establishments, coffeehouses or cafes are
encouraged to provide adequately spaced
outdoor seating. The Village encourages
the use of these small outdoor spaces to
help enliven the streetscape. Careful
attention must be paid to maintaining a
pedestrian clear zone. Tables, chairs,
umbrellas, service equipment and planters
should be kept out of the pedestrian clear
zone. (See Figure 61)
Appropriate outdoor sidewalk
caféspace /alley enhancement
Figure 61
Design Guidelines 40
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A temporary or seasonal designed barrier
element is encouraged to ensure a clear
demarcation of these spaces. The business
or property owner should erect a simple
decorative railing, fence, planters or
similar element. The height of such a
barrier should be no greater than 36 inches
and constructed of a solid durable material
easily anchored and removed in the paved
space. The design of the barrier should
reflect the architectural style of the
building or coordinate with the Village
streetscape elements. Maintenance and Typical paved crosswalk
upkeep of the barrier is the sole Figure 62a
responsibility of the business proprietor or
building owner.
2. Corner Bump Outs. The Village
encourages the use of bump-outs, or
widened walkways, at street corners.
These bump outs serve numerous
functions: they slow traffic, highlight
pedestrian crossings, encourage pedestrian
gathering and allow for the incorporation
of streetscape elements into the streetscape
design. (See Figures 62a, and 62b)
Corner bump out softens on-street parking
Bump-outs should only be used in the with landscape and streetscape elements
business districts at key intersections Figure 62b
where feasible. They may also be used at
corners where transitions occur from
multiple family or institutional uses, such
as in the Indian Hill District
Bump-outs must be designed to meet the
Engineering Design Specifications of the
Village and, when applicable, of IDOT to
provide a safe and proper turning radius
for vehicular traffic along with appropriate
sight lines and compliance with ADA
standards.
3. Bus Stops. Bus stops currently exist at
selected PACE locations throughout the Figure 63a
Village. Where bus stops occur in the
business districts and along the Green Bay
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Public Spaces/Streetscapes
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MEMORANDUM
VILLAGE OF WINNETKA
COMMUNITY DEVELOPMENT DEPARTMENT
TO: DESIGN REVIEW BOARD
FROM: ANN KLAASSEN, ASSISTANT DIRECTOR
DATE: MAY 14, 2026
SUBJECT: 901-913 GREEN BAY ROAD & 1007-1011 TOWER COURT
TOWER COURT CONDOMINIUMS - PLANNED DEVELOPMENT
PRELIMINARY PLAN REVIEW (CASE NO. 2025-19-PD)
INTRODUCTION
On May 21, 2026, the Design Review Board (the “DRB”) is scheduled to consider a preliminary planned
development plan application filed by Tower Court Winnetka LLC (the “Applicant”), as the owner of the
properties located at 901-05 Green Bay Road, 907-09 Green Bay Road, 911-13 Green Bay Road, and 1007-
1011 Tower Court (the “Subject Property”). The designated architect for the project is OKW Architects.
The Applicant has filed an application seeking approval of a certificate of appropriateness, a plat of
consolidation, a rezoning map amendment, a preliminary planned development plan with zoning
exceptions and special uses, and demolition permits to remove the existing structures.
At the May 21 meeting, the DRB will review the design of the proposed building, signage, and landscaping
and streetscape improvements as part of its recommendation regarding a Certificate of Appropriateness
to allow the construction of a new four-story mixed-use planned development on the Subject Property,
which consists of the following elements:
a) Approximately 15,800 square feet of commercial space on the ground level;
b) 15 residential condominium units on the three upper levels; and
c) A total of 55 parking spaces consisting of 9 spaces at street-level and 46 spaces on the lower
(underground) level for the residential uses.
Figure 1 – Tower Court Condominiums – View from Southwest Corner
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The application materials are included in Attachment A.
The Planned Development Commission will be holding a separate public hearing on approvals for the plat
of consolidation, rezoning, preliminary planned development plan and associated zoning exceptions and
special uses. The date of that meeting will be set once the DRB has completed its review.
The Historic Preservation Commission is tentatively scheduled to consider the demolition permits for the
existing buildings on July 6, 2026. Once the meeting date is confirmed mail notices will be sent to property
owners within 250 feet of the Subject Property.
Property owners within 250 feet of the Subject Property have been notified of the DRB meeting by mail
notice. As of the date of this memo, the Village has yet to receive any written public comments regarding
the proposed project.
PLANNED DEVELOPMENT PROCESS
The review process consists of the following major steps:
Pre-
Application Concept Preliminary Final Plan
Meeting w/ Plan Review Plan Review Review
Staff
Figure 2 – Planned Development Review Process
Concept Plan Review. The concept plan review step is conducted by the Village Council. The purpose
of the Village Council’s review of the concept plan application is to broadly acquaint the Council with an
applicant’s proposal. This step also provides the applicant with any preliminary concerns members of the
Council may have early in the process when adjustments are still possible and prior to the applicant
expending the funds necessary to prepare the complete documentation required for a preliminary plan
application. After hearing the comments and suggestions from the Village Council, the applicant decides
whether or not to proceed with the project. If they do proceed, the applicant then must submit a
preliminary planned development application with all the required documents for review and
recommendation by the Planned Development Commission and the DRB.
On October 21, 2025, the Village Council conducted the concept plan review of the proposed four-story
mixed-use building. The current preliminary proposal is generally consistent with the site layout and
building design as presented at the October 21, 2025, concept plan review. However, the previously
proposed ground-level restaurant and the rooftop penthouses and amenities have been eliminated in
response to comments from Council members. A few images from the October 2025 concept plan review
are on the following page.
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Figure 3 - Concept Plan – Ground Floor Plan Presented to Council October 21, 2025
Figure 4 - Concept Plan –Green Bay Road Elevation Presented to Council October 21, 2025
During the concept plan review, Council members expressed that they were generally open to the
proposed development and the addition of housing in the area; however, individual Council members
stated that the following issues should be carefully considered during the preliminary planned
development process:
a) Regarding building design:
a. Most of the trustees expressed reservations with the design and scale, and
encouraged the Applicant to focus on a design that would be more contextual to the
Hubbard Woods District.
b. Most of the trustees were concerned with the proposed building height. The
Applicant was encouraged to reconsider the height and consider additional
articulation to minimize the appearance of building height and mass.
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c. One trustee expressed concern with making Hubbard Woods more urban rather than
continuing the intimate design of the district.
b) Regarding the commercial space:
a. Most of the trustees commented on parking. One trustee expressed a strong concern
with parking if a restaurant occupies space and suggested exploring an additional
level of below-grade parking to accommodate the commercial uses and to expand
the lower-level parking to the lot lines.
b. One member expressed concern with Rebel House Design requesting approval of a
special use permit (SUP) to occupy space within the Commercial Overlay District and
suggested that tenant be located further from the street so that a SUP is not
necessary.
c. Another member expressed concern that the market pressure will result in non-retail
tenants and encouraged the Applicant to be mindful of the objectives of the
Commercial Overlay.
c) Regarding compensating benefits:
a. One trustee commented that additional public benefit is needed and also encouraged
the Applicant to consider sustainability.
b. One trustee asked if solar was being considered and another trustee asked if not
solar, would the Applicant consider a green roof.
A copy of the staff report for the Council’s October 21, 2025, meeting as well as a copy of the meeting
minutes are included as Attachment B.
Preliminary Plan Review. As previously stated, the Applicant has submitted an application for preliminary
planned development approval. Preliminary plan review includes the following steps:
Planned
Design Review
Development Village Council
Staff Review Board
Commission Consideration
Recommendation
Recommendation
Figure 5 – Preliminary Plan Review
The DRB’s role is to provide a recommendation to the Village Council regarding the design of buildings,
structures, signage, and landscaping that are part of a proposed planned development in the context of
the requested zoning relief.
The Planned Development Commission’s role is to provide a recommendation to the Village Council
regarding proposed zoning relief. Though not the purview of the DRB, the additional zoning relief is
summarized later in this report.
Upon the DRB forwarding a recommendation regarding the design of the proposed project, the Planned
Development Commission will consider the requested zoning relief.
Final Plan Review. The final plan review step of the planned development process is to ensure the plan
to be constructed is consistent with the approved preliminary planned development plan. Final plan
review consists of the following steps:
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Staff Village
Review Council
Figure 6 – Final Plan Review
During the final plan review process, the Council may return the final application to the Planned
Development Commission and/or the DRB for further consideration and recommendations to the Village
Council. Unless the Council returns the application to the DRB during the final plan review process, the
DRB will only review the request during this preliminary plan review process.
DESCRIPTION OF PROPERTY
The Subject Property, which consists of four parcels, is approximately 0.69 acres in size, and is generally
located on the east side of Green Bay Road, between Tower Road and Gage Street (Figure 7). Tower Court
runs along the rear (east) property line. The existing buildings on the site are a mix of commercial, mixed
use, and residential buildings. Current commercial tenants of the various buildings include Rebel House
Design, Red Spade Environments, Bella Bleu Bridal, Alexandra Kaehler Design, Munder Skiles Exterior
Furniture, and Europa Motors.
Subject
Property
Figure 7 – Aerial Map
The 1007-1011 Tower Court parcel is zoned D – Light Industrial, the 907-911 and 911-913 Green Bay Road
parcels are zoned C-2 General Retail Commercial, with a portion located in the C-2 Overlay District as
shown in Figure 8. Finally, the remaining 901-905 Green Bay Road parcel is split between C-2 General
Retail Commercial, with a portion located in the C-2 Overlay District, and D – Light Industrial at the rear
of that property.
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Subject
Property
Figure 8 – Zoning Map
The Village’s Comprehensive Plan designates the Subject Property as appropriate for commercial and
mixed-use land uses as shown in Figure 9.
Figure 9 – Comprehensive Plan Land Use Plan – Winnetka Futures 2040 Plan
CURRENT PROPOSED PLAN
As previously stated, the Applicant has submitted a preliminary planned development plan for a four-
story mixed-use building which consists of the following:
• 15,800 square feet of commercial space on the ground floor level;
• 15 residential condominium units consisting of 2 and 3 bedrooms on levels 2-4; and
• 55 parking spaces; 9 spaces at street-level and 46 spaces on the lower-level (underground).
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Site & Building Design
The residential units would be accessed by a lobby off of a one-way drive-aisle along the south side of the
proposed building. The lower-level parking for the residential units would also be accessed from this
drive-aisle via a ramp on the south side of the building. The proposed drive-aisle would be one-way
eastbound; vehicles would enter from Green Bay Road and exit onto Tower Court. The Applicant
anticipates residential units measuring 2,700 square feet to 4,200 square feet. All residential units would
have outdoor living spaces.
Commercial tenant spaces would front on Green Bay Road and along the drive-aisle. The Applicant has
identified Rebel House as a tenant along Green Bay Road, in the northwest corner of the commercial
space, which would require special use approval since the use would be located within the Commercial
Overlay District. According to the Applicant’s narrative included in Attachment A, the commercial space
is intended to accommodate a mix of retail uses and personal service uses, similar to the current tenant
mix in the existing buildings on the Subject Property. The plan also calls for a covered arcade, or outdoor
seating area, for use by commercial tenants, on the south side of the building along the pedestrian access
and drive-aisle. There is a loading and trash area identified in the northeast corner of the building that
would be accessed from Tower Court.
The nine (9) street-level parking spaces would be parallel spaces along the drive-aisle and the rear of the
building along Tower Court. The Applicant intends for these spaces to be used by commercial tenants and
guests of the residential units. The lower-level parking would accommodate parking for 46 vehicles, four
(4) of those parking spaces would be tandem-style.
Currently, there is a curb-cut on Green Bay Road for a driveway located between 907-909 Green Bay Road
(Bella Bleu Bridal) and 911-913 Green Bay Road (Munder Skiles). This approximately 10-foot-wide curb-
cut would be eliminated and a new approximately 15-foot-wide curb-cut for the proposed drive-aisle
would be constructed on the south side of the Subject Property.
In terms of exterior light fixtures, the Applicant has provided images of the proposed fixtures, which
primarily include two different sized wall sconces and landscape light fixtures.
There is an existing pad-mounted transformer located immediately south of the Subject Property that
may or may not be adequate to accommodate the proposed development. The Village Water & Electric
Department will confirm if the existing transformer is acceptable once the Applicant confirms its total
service size and requested voltage. Based on the State electric vehicle charging requirements, it is likely
the existing transformer does not have adequate voltage to accommodate the development. If that is the
case, the Applicant will need to plan for a 10’ x 10’ accessible area for a pad-mounted transformer to
service the development. The front of the transformer would have to be unobstructed, ideally facing
Tower Court, with no parking in front of it.
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Figure 10 – Preliminary Plan – Site Plan
The proposed building materials include red brick and buff cut stone, with a grey (or similar color) granite
wall base. The commercial spaces would have large aluminum framed storefronts in a bronze color. The
residential windows would also be a bronze aluminum frame. The entrances into the commercial spaces,
as well as the residential lobby entrance, would have fluted stone pilasters with a decorative bronze panel
above each entrance. The fluted pilasters at the residential entrance would extend two stories to add
definition and texture, as well as a focal point for the residential component of the development. On the
front and south elevations, there would be stone pilasters on the second and third floor levels. A stone
cornice would surround the building between the third and fourth levels.
The design of the building includes areas where the building walls are stepped back, which allows for
private residential terraces to be incorporated into each unit. These terraces would have decorative metal
railings in a bronze color. At the front of the building, the fourth story is set back 13 feet with residential
terraces at the fourth floor level. An upper story setback is required by the Zoning Ordinance to reduce
the perceived scale of the building at the sidewalk.
The roof would be flat with a rooftop solar array and mechanical units. A pre-finished metal screen in a
silver color would be installed to screen the mechanical units.
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Figure 11 – Preliminary Plan
The proposed design also calls for installation of blue (“Storm”) fabric awnings above the commercial
storefront windows. Signage design has not been finalized. However, the Applicant has included signage
concepts in the plans to help illustrate the intent.
Figure 12 – Preliminary Plan – Green Bay Road Elevation
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Figure 13 – Preliminary Plan – South Elevation (Drive-aisle)
Figure 14 – Preliminary Plan – North Elevation
Figure 15 – Preliminary Plan – East Elevation
Figure 16 – Building Section (East)
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Figure 17 – Building Section (South)
Streetscape & Landscaping Design
The Village is in the midst of a streetscape planning effort for the Hubbard Woods Business District and is
planning to make streetscape improvements within the public right-of-way in the business district, similar
to the streetscape improvements made in the Elm Street Business District. Green Bay Road is controlled
by the Illinois Department of Transportation (IDOT), which requires certain design standards. The Village
is exploring a Jurisdictional Transfer in order to obtain ownership of the roadway which would provide
more design flexibility. The Village anticipates it will take several years to work with IDOT to determine if
the streetscape improvements will be made as an IDOT or Village-controlled right-of-way. Once that
decision is made, it will take some time to prepare construction documents and begin the streetscape
improvements. Currently, the streetscape project is in the Phase 1 Engineering stage, which is expected
to be completed this summer.
The Applicant is aware of the streetscape design concepts and will coordinate landscaping and streetscape
improvements with the Village. It is expected that due to the timing of the Hubbard Woods Streetscape
project, construction of the proposed development will commence prior to construction of district-wide
streetscape improvements. That being said, the Applicant is aware of the streetscape design concepts
and has incorporated elements into the proposed plans to be in keeping with streetscape features in the
concept plans.
In terms of landscaping, the Applicant is proposing landscaping on the south side of the drive-aisle,
consisting of 7 Prairie Sentinel Hackberry trees and 54 dwarf bush honeysuckles distributed between the
trees. On the north corner of the drive-aisle entrance, at Green Bay Road, there would be a landscape
bed with three (3) Whitespire Birch trees and low-growing plantings. The Applicant is also proposing three
different styles and sizes of planters along the north side of the drive-aisle. The planters would be
concrete; the finish and color are yet to be determined. The small planters (Planter A) would flank the
entrances and would contain a mix of annuals. The residential lobby entrance would also have two (2)
larger circular planters (Planter B) with a mix of dwarf Korea lilacs and perennials. Two of these same
planters would be evenly distributed between rectangular planters located between the commercial and
residential entrances that would also receive a mix of Bobo hydrangeas and perennials.
Additionally, the Applicant is proposing removal of six (6) parkway trees within the Green Bay Road right-
of-way and replacing them with four (4) trees. After the planting of parkway trees, planting on private
property may be counted towards the required replacement of the parkway trees. The Applicant is
working with the Village Forester on the specific planting requirements.
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Figure 18 – Preliminary Plan – Planting Plan
Changes Since Council Concept Plan Review
As previously stated, the preliminary planned development plans presented for the DRB’s consideration
are generally consistent with the plan reviewed by the Village Council at the concept plan review stage.
The following summarizes the more significant changes and refinements that the Applicant has made to
the plans since Council’s review of the October 2025 concept plan:
A. The building façade elevations have been further refined with additional vertical articulation
of the building to break up the height of the building, particularly along Green Bay Road.
B. Elimination of the rooftop penthouses for the fourth-floor units, reducing to the building
height from 62’-0” to 55’-3” (top of stair access).
C. Elimination of a restaurant as a commercial tenant.
D. An increase of 19 additional below-grade parking spaces for the residential units.
VILLAGE STAFF REVIEW
Village Staff has completed its review of the Applicant’s initial submittal of the preliminary plan application
materials. The Applicant has not had an opportunity to respond to all of staff’s comments; however, staff
has determined that the application materials were in such a condition that review by the DRB was
appropriate.
REQUIRED ZONING RELIEF
Based upon staff’s review of the preliminary plan submitted to date, the following zoning relief has been
identified:
A. Approval of a Plat of Consolidation to create one Lot of Record.
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B. Map Amendment to rezone 1007-1011 Tower Court parcel and a portion of the 901-905 Green
Bay Road parcel from D-Light Industrial to C-2 General Retail Commercial.
C. Approval of a Planned Development for a mixed-use development, which includes consideration
and approval of the following special uses and exceptions from the requirements of the Zoning
Ordinance:
a. The maximum building height allowed is 45 feet and 4 stories; the Applicant proposes a four-
story building at the following height:
i. Building (Top of Roof Access) – 55’-3”
ii. Building (Top of Rooftop Mechanical Screening) – 53’-5”
iii. Building (Top of Parapet) – 49’-8”
b. The minimum ground floor height allowed is 14 feet; the Applicant proposes a ground floor
height of 13 feet.
c. No side yard is required, but when a side yard is provided it must be at least three feet; the
Applicant proposes the building to be setback more than zero feet, but less than three feet
from portions of the north property line.
d. The minimum rear yard setback requirement is 10 feet; the Applicant proposes less than 10
feet along the east property line.
e. A landscaped area at least 5 feet deep along the rear lot line is required; the Applicant is not
proposing any landscaping along the rear lot line to accommodate parking spaces.
f. The minimum required number of off-street parking spaces is 60; 28 spaces for the residential
units and 32 spaces for the commercial uses. The Applicant proposes a total of 55 spaces; 46
below-grade spaces for the residential units and 9 ground-level spaces for guests and
commercial tenant use. While the planned development ordinance can include these
proposed spaces as a requirement, the developer will not be required to obtain approval of
an exception to the existing Village requirement pursuant to the preemption provisions of the
People Over Parking Act, which becomes effective June 1, 2026, for developments within a
half mile radius of a rail transit station.
g. The proposed parking located on street-level requires special use approval; and
h. The interior design office (Rebel House Design) on the ground level requires special use
approval as a portion of the use would be located within the Commercial Overlay District.
Though the zoning relief is not the purview of the DRB, this information is provided so the DRB is aware
of the relief the Planned Development Commission will be considering.
CERTIFICATE OF APPROPRIATENESS CONSIDERATIONS
As established by the Village Code, the Design Review Board is to consider the following four (4) factors in
determining whether to grant a Certificate of Appropriateness:
(1) whether the proposed external architectural features and site improvements are appropriate to and
compatible with the character of the immediate neighborhood;
(2) whether the proposed external architectural features and site improvements are appropriate to and
compatible with adopted Village plans for and improvements in the immediate neighborhood, and
including both urban design and site arrangement considerations (Note: Please refer to the early
section “Property Description” in which the project consistency with the Comprehensive Plan is
summarized).
Page 13
Page 67 of 207
(3) whether the proposed external architectural features and site improvements are consistent with
applicable Village design guidelines and such standards and criteria as may be adopted by the Board;
and
(4) the probable effect of the proposed external architectural features on the integrity of the immediate
vicinity.
The DRB will need to determine if the proposed mixed-use building and its associated hardscape and landscape
comply with the above standards.
DESIGN GUIDELINES
The Village’s Design Guidelines provide direction for the style and form of new commercial and mixed-
use buildings, as well as multi-family buildings. The Subject Property is located approximately mid-block
in the Hubbard Woods District. The Design Guidelines provide the following overview of the district:
The Hubbard Woods Business District is a linear business district built on both sides of a regional
arterial roadway, Green Bay Road. It has a smaller building scale than the East/West Elm Street
District, giving it a more intimate feel despite heavier traffic conditions. As with the Elm Street
District, the Hubbard Woods District has a pedestrian-oriented, neighborhood retail character.
The buildings exhibit architectural consistency, scale and storefront displays that encourage
strolling and window shopping. A significant number of multiple-family residential units are
located on the upper floors of the retail stores.
An excerpt of the Village Design Guidelines is included as Attachment C, highlighting standards which
apply to mixed-use buildings. The standards in the Guidelines address:
I. Contextual Design
II. Uses
III. Historic Buildings and Building Elements
IV. Styles
V. Building Mass (setbacks, height, roof forms)
VI. Proportion/Scale (horizontal rhythm, vertical rhythms, façade articulation, fenestration, hierarchy)
VII. Articulation (entries, window and door fenestration, building lighting, building signage, accessibility,
mechanical equipment)
VIII. Materials
IX. Services, Secondary Facades & Parking Structures
RECOMMENDATION
At the May 21, 2026, Design Review Board meeting, the DRB is scheduled to consider the design of the
Applicant’s proposed building, signage, hardscape, and landscaping. After hearing from the Applicant
and the public, the Board may decide to take action on one of two options:
1. Continue further review of the application to a date specific in order to provide the Applicant
and/or staff additional time to address questions and comments from the DRB.
2. Adopt a motion recommending approval or a motion recommending denial of a certificate of
appropriateness for design of the proposed mixed-use building.
If the DRB wishes to adopt a motion recommending approval or denial, a DRB member may want to make
a motion such as the following:
Move to recommend approval [denial] of a certificate of appropriateness for the design of the
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proposed four-story mixed-use building on the Subject Property, subject to the following conditions:
A. [If the DRB chooses to place conditions as part of its recommendation, it will want to
include the conditions here.]
The DRB’s recommendation is based on evidence in the record, or a public document, and upon the
following findings of fact:
(1) the proposed external architectural features and site improvements are appropriate to
and compatible with the character of the immediate neighborhood;
(2) the proposed external architectural features and site improvements are appropriate to
and compatible with adopted Village plans for and improvements in the immediate
neighborhood, and including both urban design and site arrangement considerations;
(3) the proposed external architectural features and site improvements are consistent with
applicable Village design guidelines and such standards and criteria as may be adopted by
the Board; and
(4) the probable effect of the proposed external architectural features on the integrity of the
immediate vicinity.
Staff and the Applicant will be present at the May 21, 2026, DRB meeting to present a summary of the
application and to answer any questions.
ATTACHMENTS
Attachment A: Applicant’s Preliminary Planned Development Plan Application Materials
Attachment B: October 21, 2025, Council Review of Concept Plan for the Subject Property
Attachment C: Design Guidelines Excerpts
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ATTACHMENT A
PD-P V I L L A G E O F W I N N E T K A, I L L I N O I S
DEPARTMENT OF COMMUNITY DEVELOPMENT
PLANNED DEVELOPMENT
PRELIMINARY PLAN APPLICATION
Prior to submitting this formal application, the matter must first be reviewed as a concept plan application by the
Village Council. If the Council has not yet reviewed your concept plan application, please contact the Community
Development Department to learn what is required. The following materials are the minimum required for the processing
of a formal application by the Village of Winnetka’s Planned Development Commission and Village Council. A public
hearing for an application will not be scheduled until all required materials have been submitted and revised as necessary
to meet Code requirements, as determined by Village staff. If you have questions regarding the completion of this
application please contact the Community Development Department at 847-716-3525.
The initial submittal MUST contain:
U U
■
7 collated copies of complete sets of all application materials, including the application form, required
attachments, and folded full size plat/plan sheets
1 electronic version (PDF) of ALL application materials (refer to application section regarding
■
instructions).
U Applicant Information Primary Contact Person
U
Legal Name TODD ALTOUNIAN Name ANDERS RUSTIN
MANAGER Company OKW ARCHITECTS
Company TOWER COURT WINNETKA LLC Address 600 W JACKSON BLVD, SUITE 250
Address 919 SHERWOOD DR City, State, Zip CHICAGO, IL 60661
City, State, Zip LAKE BLUFF IL 60044 Phone No. 312-798-7710
Phone No. 847-875-7025 Email ARUSTIN@OKWARCHITECTS.COM
Email TALTOUNIAN@ALTOUNIAN.COM
Consultants (as applicable)
U
U
U Attorney Architect/Planner
Name CAROLINE SMITH Name ANDERS RUSTIN
Company LATIMER LEVAY FYOCK Company OKW ARCHITECTS
Address 55 W MONROE ST, SUITE 1100 Address 600 W JACKSON BLVD, SUITE 250
City, State, Zip CHICAGO IL 60603 City, State, Zip CHICAGO, IL 60661
Phone No. 312-422-8000 Phone No. 312-798-7710
Email csmith@llflegal.com Email ARUSTIN@OKWARCHITECTS.COM
Civil Engineer
U
Other
U
Name TIM BROWN Name COLLEEN BARKLEY
Company ERIKSSON ENGINEERING ASSOCIATES Company MARIANI LANDSCAPE
Address 229 E WISCONSIN AVE., SUITE 1102 Address 300 ROCKLAND RD
City, State, Zip MILWAUKEE, WI 53202 City, State, Zip LAKE BLUFF, IL 60044
Phone No. 414-245-2571 Phone No. 847-810-6800
Email TBROWN@EEA-LTD.COM Email CBARKLEY@MARIANILANDSCAPE.COM
Page 70 of 207
Village of Winnetka
PLANNED DEVELPOMENT – PRELIMINARY APPLICATION
Property Information (if more than one parcel is involved in the request please include the information for all parcels)
901-913 GREEN BAY ROAD, 1007 - 1009 TOWER COURT ROAD
Site Location/Address:
05-17-123-013, 019, 022, 023
Property Index Numbers:
Size of Property: (square feet/acres) 29,405 SF / 0.675 ACRES
Size of Building Space, if applicable: (square feet) 89,576 SF
Current Comprehensive Plan Land Use Designation : COMMERCIAL AND MIXED-USE DEVELOPMENT
F
Current Zoning: C2 & D
Current Use of the Property: RETAIL, RESIDENTIAL, OFFICE, AUTO SERVICE
No: X
1
Is any portion of the property within the 100-year floodplain? Yes:
Requested Action(s) (check all that are applicable):
Planned Development – Preliminary Plan
■
Amendment to Existing Planned Development
Ord. No.
Comprehensive Plan Amendment
Rezoning from D
■
to C-2
Special Permit for 1) INTERIOR DESIGN OFFICE, 2) SPA USE, 3) PARKING ON GROUND LEVEL
■
Zoning Code Text Amendment
Zoning Exceptions (attach document listing and explaining exceptions)
Subdivision – Preliminary Plat
Subdivision Exceptions (attach document listing and explaining exceptions)
Other
Plat of Survey & Parcel Legal Description(s)
■
Attach the most recent plat of survey of the Subject Property, certified by a registered land surveyor, showing existing
lot lines and dimensions, lot area, all easements, all public and private rights-of-way, and all streets across and
adjacent to the subject property.
Conformity with Comprehensive Plan
■
Include a written statement explaining the conformity, or lack of conformity, of the approval being requested to the
Village’s Comprehensive Plan Map. Where the approval being requested does not conform to the Comprehensive
Plan, provide reasons justifying the requested approval.
Page 2 of 9
Page 71 of 207
Village of Winnetka
PLANNED DEVELPOMENT – PRELIMINARY APPLICATION
Site Ownership and Control
Current Property Owner Information
U U Proposed Property Owner Information
U U
Legal Name: TOWER COURT WINNETKA LLC Legal Name:
Primary Contact : TODD ALTOUNIAN Primary Contact :
Address 919 SHERWOOD DR Address
City, State, Zip LAKE BLUFF, IL 60044 City, State, Zip
Phone No. 847-875-7025 Phone No.
Email TALTOUNIAN@ALTOUNIAN.COM Email
Attach a copy of a title policy and affidavit of ownership showing current ownership of the property. If property is held
in a trust, also include a certified copy of the trust agreement or a simple affidavit (under oath before a notary) as to
who are the beneficiaries of the trust. (Check which document(s) are attached):
❑ Affidavit of Ownership
❑ Title Policy or Title Commitment
❑ Certified Copy of Trust Agreement OR a simple Affidavit Identifying Trust Beneficiaries
❑ Complete Attachment A, listing all individuals/entities that have a beneficial interest in the legal entity that
currently owns the property
❑ Complete Attachment B, listing all individuals/entities that have a beneficial interest in the legal entity that is
proposed to own the property upon receiving necessary approvals.
Applicants Involvement with the Property
If the Applicant does not own the property, please also provide documentation showing the applicant’s interest in the
property (Check which document is attached. The dollar amounts in documents may be blacked-out):
❑ Owner (see the previous box) ❑ Lease
❑ Real Estate Contract ❑ Other
❑ Complete Attachment C, listing all individuals/entities that have a beneficial interest in the legal entity that is
the Applicant.
Additional Required Attachment(s)
1B
❑ Planned Development Worksheet - Preliminary Plan
❑ If zoning or subdivision relief in addition to planned development preliminary plan approval and preliminary plat
approval is requested, submit the appropriate application forms and materials.
Filing Fees
All applications require payment of a non-refundable fee, as well as additional funds that are held in escrow to off-set
4B
anticipated recoverable expenses. Please attach a check with your application and indicate below the amount of the fee
submitted.
The escrow covers such items as staff & Village
$ Amount of Non-Refundable Fee ($1,200) attorney time and public notice expenses. If these
expenses exceed the initial escrow deposit, the
$ Amount of Escrow ($2,500) applicant is responsible for reimbursing the Village
for the additional fees. If the expenses are less
$ Total Application Fee (Non-Refundable Fee plus Escrow) than the escrow deposit, the applicant will be
issued a refund by the Village
Page 3 of 9
Page 72 of 207
Page 73 of 207
Village of Winnetka
PLANNED DEVELPOMENT – PRELIMINARY APPLICATION
ATTACHMENT A: Current Property Owner – Beneficial Interest
Please check which of the following describes the current property owner’s beneficial interest in the property
and complete this sheet as instructed for each type of beneficial interest:
Corporation If current property owner is a corporation, please list the name and addresses of
all officers and directors of the corporation and all shareholders who own
individually or beneficially 5% or more of the stock of the corporation. In addition,
this application must be accompanied by a resolution of the corporation authorizing
the execution and submittal of this application.
Partnership
■ If current property owner is a partnership or an LLC, please list all partners,
or LLC general and/or limited, with an individual or beneficial interest of 5% or greater.
Trust If current property owner is a trust, please provide the trust number ___________
and name and address of the Trustee ___________________________________
_________________________________________________________________,
as well as list below the names and address of all beneficiaries of the Trust,
together with their respective interests in the trust. The application shall be further
verified by the current property owner in his capacity as trustee or by the
beneficiary as a beneficial owner of an interest in the Trust and the application shall
be signed individually by as many beneficiaries as are necessary to constitute
greater than 50% ownership of the beneficial interest of the Trust
Name: TODD ALTOUNIAN Name: PETER WITMER
Address: 919 SHERWOOD DR Address: 919 SHERWOOD DR
LAKE BLUFF IL 60044 LAKE BLUFF IL 60044
Ownership or Trust Interest: 50.00% % Ownership or Trust Interest: 50.00% %
Name: Name:
Address: Address:
Ownership or Trust Interest: 0.00% % Ownership or Trust Interest: 0.00% %
Name: Name:
Address: Address:
Ownership or Trust Interest: 0.00% % Ownership or Trust Interest: 0.00% %
Page 5 of 9
Page 74 of 207
Village of Winnetka
PLANNED DEVELPOMENT – PRELIMINARY APPLICATION
ATTACHMENT B - Proposed Property Owner – Beneficial Interest
Please check which of the following describes the proposed property owner’s beneficial interest in the property
and complete this sheet as instructed for each type of beneficial interest:
Corporation If the proposed property owner is a corporation, please list the name and
addresses of all officers and directors of the corporation and all shareholders who
own individually or beneficially 5% or more of the stock of the corporation. In
addition, this application must be accompanied by a resolution of the corporation
authorizing the execution and submittal of this application.
Partnership If proposed property owner is a partnership or an LLC, please list all partners,
or LLC general and/or limited, with an individual or beneficial interest of 5% or greater.
Trust If proposed property owner is a trust, please provide the trust number
___________________ and name and address of the Trustee
___________________________________
_________________________________________________________________,
as well as list below the names and address of all beneficiaries of the Trust,
together with their respective interests in the trust. The application shall be further
verified by the proposed property owner in his capacity as trustee or by the
beneficiary as a beneficial owner of an interest in the Trust and the application shall
be signed individually by as many beneficiaries as are necessary to constitute
greater than 50% ownership of the beneficial interest of the Trust
Name: Name:
Address: Address:
Ownership or Trust Interest: 0.00% % Ownership or Trust Interest: 0.00% %
Name: Name:
Address: Address:
Ownership or Trust Interest: 0.00% % Ownership or Trust Interest: 0.00% %
Name: Name:
Address: Address:
Ownership or Trust Interest: 0.00% % Ownership or Trust Interest: 0.00% %
Page 6 of 9
Page 75 of 207
Village of Winnetka
PLANNED DEVELPOMENT – PRELIMINARY APPLICATION
ATTACHMENT C - Applicant – Beneficial Interest
Please check which of the following describes the beneficial interest in the legal entity that is the applicant and
complete this sheet as instructed for each type of beneficial interest:
Corporation If applicant is a corporation, please list the name and addresses of all officers and
directors of the corporation and all shareholders who own individually or beneficially
5% or more of the stock of the corporation. In addition, this application must be
accompanied by a resolution of the corporation authorizing the execution and
submittal of this application.
Partnership If applicant is a partnership or an LLC, please list all partners, general and/or
or LLC limited, with an individual or beneficial interest of 5% or greater.
Trust If the applicant is a trust, please provide the trust number ___________________
and name and address of the Trustee ___________________________________
_________________________________________________________________,
as well as list below the names and address of all beneficiaries of the Trust,
together with their respective interests in the trust. The application shall be further
verified by the applicant in his capacity as trustee or by the beneficiary as a
beneficial owner of an interest in the Trust and the application shall be signed
individually by as many beneficiaries as are necessary to constitute greater than
50% ownership of the beneficial interest of the Trust
Name: TODD ALTOUNIAN Name: PETER WITMER
Address: 919 SHERWOOD DR Address: 919 SHERWOOD DR
LAKE BLUFF IL 60044 LAKE BLUFF IL 60044
Ownership or Trust Interest: 50.00% % Ownership or Trust Interest: 50.00% %
Name: Name:
Address: Address:
Ownership or Trust Interest: 0.00% % Ownership or Trust Interest: 0.00% %
Name: Name:
Address: Address:
Ownership or Trust Interest: 0.00% % Ownership or Trust Interest: 0.00% %
Page 7 of 9
Page 76 of 207
TOWER COURT CONDOMINIUMS
WINNETKA, ILLINOIS
Project Summary — Mixed-Use Development
Green Bay Road — Hubbard Woods Business District
This application proposes the redevelopment of properties along Green Bay Road in the Hubbard
Woods business district with a contextually designed mixed-use building that will replace a
collection of aging structures with a high-quality development consistent with the character and
scale of the surrounding area. The project is intended to strengthen the vitality of the business
district while providing housing options that meet evolving community needs.
Development Program
The proposed building will include approximately 15,500 square feet of ground-floor
commercial space with three stories of residential condominiums above, totaling 14 dwelling
units. The building massing and design are intended to complement the established streetscape
while enhancing pedestrian activity along Green Bay Road.
Commercial Component
The ground floor is planned to accommodate a mix of retail goods and personal service uses
similar in nature to those that currently operate within the existing buildings on the site.
Maintaining this type of tenancy will support continuity within the business district, provide
convenient neighborhood-serving amenities, and reinforce the walkable character of the corridor.
Residential Component
The upper floors will contain 14 high-end luxury condominium residences ranging in size from
approximately 2,200 square feet to 4,200 square feet. The residences are designed to address a
growing demand among local residents seeking to remain in the community while transitioning
from larger single-family homes that require greater maintenance and upkeep.
Each unit will feature single-level living, eliminating internal stairs within the living space and
allowing residents to age in place comfortably while maintaining a high level of design quality
and functionality.
The residences will be delivered as “white box” units, allowing purchasers to fully customize
interior layouts, finishes, and design elements to meet their individual preferences and needs.
This approach provides maximum flexibility for homeowners and ensures each residence reflects
a high level of personalization and quality. The white box delivery model has been successfully
implemented in comparable high-end residential developments in similar markets, demonstrating
strong buyer interest and positive outcomes.
TOWER COURT LLC IN TOWN LU XURY RESID ENCES
919 Sherwood Drive, Lake Bluff, Illinois 60044 847 234-5240
Page 77 of 207
Location and Accessibility
The site is located within close proximity to neighborhood restaurants, retail establishments, and
commuter rail service via Metra. This location supports a highly walkable environment and
provides convenient access to daily services and regional transportation, reducing reliance on
automobiles and supporting the continued vibrancy of the business district.
Community Planning Benefits
The proposed development advances several key planning objectives by:
• Replacing underutilized and aging structures with a high-quality mixed-use building
• Supporting the economic vitality of the Hubbard Woods business district through active
ground-floor uses
• Providing housing options that allow long-time residents to remain in the community
• Enhancing walkability and supporting transit-oriented living patterns
• Reinforcing the existing scale and character of the surrounding neighborhood
Conclusion
Overall, the proposed development represents a thoughtful reinvestment in the Hubbard Woods
business district that balances economic vitality, appropriate density, and community character.
By combining neighborhood-serving commercial uses with well-designed residential units, the
project will contribute positively to the long-term sustainability and vibrancy of the area.
TOWER COURT LLC IN TOWN LUX U RY RESID ENCES
919 Sherwood Drive, Lake Bluff, Illinois 60044 847 234-5240
Page 78 of 207
TOWER COURT WINNETKA LLC
May 06, 2026
Re: Tower Court Winnetka
1011 Tower Court, Winnetka, IL 60093
PLANNED DEVELOPMENT STANDARDS, EXCEPTION STANDARDS & COMPENSATING
BENEFITS
In conjunction with the Tower Court Winnetka Planned Development application made by OKW
Architects and Tower Court Winnetka LLC, the planned development shall comply with the
below standards:
Planned Development Standards:
1. The proposed development and the combination of uses furthers the goals and
objectives of the Comprehensive Plan. Hubbard Woods is designated a Business District
with the desire for Mixed-Use occupancies. The development includes generous ground
floor retail, below-grade parking, and 3-stories of residences above to support
community planning goals of strengthening and promoting walkable vibrant business
districts and sustainable, transit supportive, livable neighborhoods.
2. The establishment, maintenance and operation of the planned development will not be
detrimental to or endanger the public health, safety, health, comfort, morals or general
welfare, or have a negative environmental impact on the neighborhood or Village. The
proposed mix of uses are aligned with the Business District of Winnetka. All businesses
will operate under normal hours. The building will conform to all Village codes and
ordinances and have a positive impact on the safety and general welfare of the public.
3. The planned development will not unreasonably impede the use and enjoyment of other
property in the immediate vicinity which are permitted by right in the district or districts of
concern, nor unreasonably diminish or impair property values in the immediate vicinity.
The proposed development is designed to enhance the use and enjoyment of other
properties in the immediate vicinity by creating vibrant and attractive storefronts within
the Business District. There is no evidence that the proposed development will impair
property values and is more likely to increase the values of properties in the immediate
vicinity.
4. The establishment of the planned development will not unreasonably impede the normal
and orderly development or improvement of other property in the immediate vicinity for
uses permitted by right in the district or districts of concern. The proposed development
will not encroach or infringe on the public rights-of-way or any adjacent properties. All
proposed uses will operate within the bounds of the site.
5. Adequate measures have been or will be taken to provide ingress and egress in a
manner which minimizes pedestrian and vehicular traffic congestion in the public ways.
The findings of KLOA’s Traffic Impact Study indicate “The traffic that will be generated
919 SHERWOOD DR. LAKE BLUFF ILLINOIS 60044
847.234.5240
Page 79 of 207
TOWER COURT WINNETKA LLC
by the proposed development will have a limited impact on the operations of the study
area intersections and no additional roadway improvements or signal modifications will
be required.” and “Given the low projected traffic volumes turning into this proposed curb
cut, the proposed curb cut will not have a negative impact on the flow of traffic along
Green Bay Road.”
6. Adequate parking, utilities, access roads, drainage and other facilities necessary to the
operation of the planned development exist or are to be provided. The findings of
KLOA’s Traffic Impact Study indicate “The proposed number of residential parking
spaces will meet/exceed the Village of Winnetka parking requirements and will
accommodate the projected parking demand of the proposed development.” and “The
parking demand by the retail component of the development will be accommodated via
the proposed 10 off-street parking spaces and the surplus public parking available within
the Hubbard Woods District.” The proposed development has been closely coordinated
with Winnetka staff to ensure proper utilities, drainage, and other facilities are provided.
7. The planned development in all other respects conforms to the applicable regulations of
this and other applicable Village ordinances and codes.
Exceptions to Subdivision and District Regulations
1. The proposed exceptions will enhance the overall quality of the development, the design
of the structures, and the site plan to further the goals and objectives of the
Comprehensive Plan and the Design Guidelines. The development as designed
proposes the highest and best use of the site and is designed to integrate thoughtfully
with the surrounding context and enhance the overall quality of the Business District.
The proposed exceptions are integral to achieving a design that will be vibrant,
marketable, and appropriately parked.
2. The proposed exceptions will enable the development to offer environmental and
pedestrian amenities available to all residents of the Village. As stated above, the
proposed design and requested exceptions support community planning goals of
strengthening and promoting walkable vibrant business districts and sustainable, transit
supportive, livable neighborhoods.
3. The proposed exceptions will not cause an adverse impact on neighboring properties
that outweigh the public benefits of the development. The exceptions are designed to
step the building back thoughtfully so it remains contextual along Green Bay Road and
Tower Court.
4. The proposed exceptions contain a proposed design and combination of uses, that will
complement the character of the surrounding neighborhood. As stated above, Hubbard
Woods is designated a Business District with the desire for Mixed-Use occupancies. The
development includes generous ground floor retail, below-grade parking, and 3-stories of
residences above, with an architectural design that fits the character of the surrounding
neighborhood and aligns with the comprehensive plan.
5. The proposed exception will provide a public benefit to the Village, as described in
Section 17.58.120.B of the Zoning Ordinance:
page 2 of 3
Page 80 of 207
TOWER COURT WINNETKA LLC
Compensating Benefits
1. Reinvestment in Underutilized Property
Replacing underutilized and aging structures with a high-quality, thoughtfully designed
mixed-use building that reflects the character and long-term vision of the district.
Developments of this caliber and scale typically generate a substantial increase in
taxable property value while placing a comparatively modest demand on municipal
services.
2. Strengthening the Local Business District
Supporting the economic vitality of the Hubbard Woods business district through active,
pedestrian-oriented ground-floor uses that contribute to a vibrant streetscape. The
project also prioritizes retaining and accommodating existing tenants—particularly those
contributing to the area’s design-oriented identity—thereby preserving continuity while
encouraging further investment and foot traffic.
3. Housing Continuity and Community Stability
Providing high-quality housing options that enable long-time residents to remain within
the community as their housing needs evolve. Buyers at this price point often
demonstrate strong patterns of civic engagement, including philanthropic contributions,
participation in local organizations, and volunteerism, reinforcing the social fabric of the
neighborhood.
4. Walkability and Transit-Oriented Living
Enhancing walkability and supporting transit-oriented development patterns by
introducing approximately 12–15 households within convenient walking distance of local
restaurants, retail, and services, as well as nearby transit access. This increased
residential density supports local businesses, reduces reliance on automobiles, and
aligns with broader sustainability and mobility goals.
Sincerely,
Peter Witmer
Member
Tower Court Winnetka LLC
page 3 of 3
Page 81 of 207
TOWER COURT
CONDOMINIUMS
1011 TOWER COURT
WINNETKA, IL
PD RESUBMISSION
MAY 07, 2026
Page 82 of 207
DEVELOPMENT STANDARDS
AMENDMENT REQUIRED - Re-zone Tower Court parcel and a portion of 901-905 Green Bay from D Light Industrial to C-2 General Retail
Commercial
AMENDMENT REQUIRED - Re-zone Tower Court parcel and a portion ofCurrent
901-905 Green Bay from D Light Industrial to C-2 General Retail
Commercial 2026 PROPOSAL
C-2 Zoning
DEVELOPMENT SITE SIZE Current
0.68 acres 2026 0.68 acres
PROPOSAL
C-2 Zoning
BUILDING GROSS FLOOR AREA
DEVELOPMENT SITE SIZE 0.68 acres 0.68 acresSF RA
EXCLUDING PARKING 71,086 IL R
WITH PARKING
BUILDING GROSS FLOOR AREA 89,715 SF RA OA
RA IL DR
EXCLUDING PARKING 71,086 SF ILR BER .O.
RESIDENTIAL
WITHGROSS FLOOR AREA
PARKING 50,861
89,715 SFSF OA M W
DR .
COMMERCIAL GROSS FLOOR AREA GFA:15,862
50,861 SF SF .O.
RESIDENTIAL GROSS FLOOR AREA
EXCLUDING BOH: 4,363 SF W .
COMMERCIAL GROSS FLOOR AREA GFA:15,862 SF
BUILDING HEIGHT 45' - 0" 4-stories 49'-8"
EXCLUDING BOH: w parapet
4,363 SF TOWER COURT
EXCEPTION REQUIRED 4-stories 55'-3" at stair access
BUILDING HEIGHT 45' - 0" 4-stories 49'-8" w parapet CONDOS
TOWER COURT
GROUND LEVEL FLOOR
EXCEPTION TO FLOOR HEIGHT
REQUIRED 4-stories 55'-3" at stair access
EXCEPTION REQUIRED 14' - 0" MIN. 13' - 0" CONDOS
GROUND LEVEL FLOOR TO FLOOR HEIGHT
EXCEPTION REQUIRED 14' - 0" MIN. 13' - 0"
Required Provided TO
ON-SITE PARKING Required Provided TO WE
Commercial
2 x 18,593 sf= WE RC
ON-SITE PARKING Commercial
2 x37 spaces
18,593 sf=
9 spaces RC T.
2 spaces/1,000 sf
37 spaces
9 spaces T.
Special Use Required: 2 spaces/1,000 sf
Special
Parking Use level.
on streetRequired: 1.5 x 3 units=
Parking on street level. Dwelling 1.5 5x spaces
3 units=
Dwelling 5 spaces
EXCEPTION REQUIRED:
EXCEPTION 2 x 12 units= 46 spaces
10 parking spacesREQUIRED:
for 15,749 sf of 2-BR - 1.5/unit
2 x2412spaces
units= 46 spaces
10 parking spaces for 15,749 sf of 2-BR
3-BR--1.5/unit
2/unit
commercial space. 3-BR - 2/unit 24 spaces
commercial space.
= 29 spaces GR GR
= 29 spaces
EE EE
RESIDENTIAL USEUSE
RESIDENTIAL TYPE - # of
TYPE - #UNITS
of UNITS N B N BA
CONDOMINIUM UNITS 1515 AY Y
RD RD .
CONDOMINIUM UNITS
RESIDENTIAL BEDROOM
RESIDENTIAL SIZE -
BEDROOM SIZE# -of# of
UNITS
UNITS .
2-bedroom
2-bedroom 3 3
3-bedroom
3-bedroom 1212
FRONT FRONT
YARDYARD SETBACKS
SETBACKS
00ft.ft.MIN
MIN 33 ft. MAX 0 0ft.ft.MIN
MIN1 ft. 2 in.
1 ft. MAX
2 in. MAX
(along(along
GreenGreen
Bay Bay
Rd.) Rd.)
SIDE SIDE
YARDYARD SETBACKS
SETBACKS
(along South property
(along South property line)line) 00ft.ft.(3
(3 ft.)*
ft.)* MIN
MIN 2323ft.ft.1 in. MIN
1 in. 38 38
MIN ft.MAX
ft.MAX
(along North property line) EXCEPTION 0 ft. (3 ft.)* MIN 7 5/8 in. MIN 4 ft. 5 in. MAX
(along North property line) EXCEPTION 0 ft. (3 ft.)* MIN 7 5/8 in. MIN 4 ft. 5 in. MAX
REQUIRED
REQUIRED
REAR YARD SETBACKS
REAR(along
YARDTower
SETBACKS 10 ft. MIN 6 in. MIN 17 ft. 4 in. MAX
Ct.) EXCEPTION REQUIRED 10 ft. MIN 6 in. MIN 17 ft. 4 in. MAX
(along Tower Ct.) EXCEPTION REQUIRED
4TH STORY SETBACK
10 ft. MIN 3 3/4 in. TOWER RD.
4TH (along
STORYGreen
SETBACK
Bay Rd.) EXCEPTION REQUIRED
(along Green Bay Rd.) EXCEPTION REQUIRED
10 ft. MIN 3 3/4 in. TOWER RD.
* A side yard is not required, but where a side yard is provided, it must be a minimum of 3 feet.
* A side yard is not required, but where a side yard is provided, it must be a minimum of 3 feet.
TOWER COURT CONDOMINIUMS
TOWER COURT
OKW ARCHITECTS
OKWW. Jackson,
ARCHITECTS TOWER
TOWERCOURT
COURT
TOWERCOURT
TOWER COURTCONDOMINIUMS
CONDOMINIUMS
01
2
600 Suite 250
WINNETKA LLC 01
OKW ARCHITECTS GREEN BAY RD. WINNETKA, IL
600 W. Jackson, Suite 250
Chicago,
IL
IL 60661
Architects 600 W. Jackson, Suite
Chicago,
Chicago, IL 60661
60661
250 WINNETKA LLC
WINNETKA LLC GREEN
12/19/25 Project
1011 BAY
Tower RD. WINNETKA,
#: Court,
25057 IL
Winnetka, IL
Architects
May 12/19/25
07, 2026 Project #: 25057
Project #: 25057
Page 83 of 207
SITE PLAN
150' - 0"
METRA RAIL LINE
PROPOSED 4
4-STORY BUILDING
150'-0"
GREEN BAY RD
RAMP
TOWER CT
5
DN
DRIVE AISLE (ONE WAY)
200'-0"
EXISTING
TRANSFORMER
RAIL BERM
TO
WE
R RD
N TOWERCOURT
TOWER COURTCONDOMINIUMS
CONDOMINIUMS
OKW ARCHITECTS TOWER
TOWERCOURT
COURT
3
02
OKW ARCHITECTS SCALE: 1" = 50'
600 W. Jackson, Suite 250
600 W. Jackson, Suite 250
Chicago,ILIL
Chicago, 60661
60661
WINNETKA
WINNETKALLC
LLC GREEN BAY Court,
1011 Tower RD. WINNETKA, IL
Winnetka, IL
Architects 0 25' 50'
May 12/19/25
07, 2026 Project #: 25057
Project #: 25057
PROJECT
Page 84 of 207
TREE PROTECTION CONSTRUCTION NOTES:
1. CONTRACTORS SHALL BE REQUIRED TO HAVE ALL UTILITIES LOCATED AND
MARKED AND/OR PAINTED BY A REPRESENTATIVE OF THE UTILITY COMPANY PRIOR
TO THE START OF ANY WORK. TO LOCATE UTILITIES UNDERGROUND, PLEASE
CALL: J.U.L.I.E. AT 1-800-892-0123.
EX TREE TO REMAIN & BE
PROTECTED 2. CONTRACTORS SHALL FAMILIARIZE THEMSELVES WITH THE LOCATIONS OF ALL
BURIED UTILITIES IN AREAS OF WORK BEFORE STARTING OPERATIONS.
CONTRACTORS SHALL BE LIABLE FOR THE COST OF REPAIRING OR REPLACING
ANY BURIED CONDUITS, CABLES OR PIPING DAMAGED DURING THE INSTALLATION 300 Rockland Road | Lake Bluff, Illinois 60045
TREE PROTECTION OF THIS WORK. Phone: 847.234.2172 | Fax: 847.234.2754
FENCING. SEE DETAIL A 3. SIX FOOT HEIGHT CHAIN LINK FENCE IS TO BE ERECTED AROUND THE DRIPLINE OF www.marianilandscape.com
SHEET L3.0
ALL EXISTING TREES TO REMAIN IN ACCORDANCE WITH THE WINNETKA ZONING
ORDINANCE.
PROPERTY LINE
4. A TREE REMOVAL PERMIT MUST BE OBTAINED FROM WINNETKA PRIOR TO ALL
TREE REMOVAL ACTIVITY INVOLVING TREES 6" OF MORE DBH IN ACCORDANCE
WITH WINNETKA ZONING ORDINANCE.
CONSULTANTS:
5. TREES TO BE REMOVED MUST BE MARKED IN THE FIELD WITH RED PAINT OR FLAGS
AND INSPECTED BY THE WINNETKA FORESTRY OFFICE PRIOR TO ANY TREES BEING
PROPOSED NEW BUILDING OUTLINE REMOVED.
6. IF NECESSARY TO CONDUCT WORK OR DIGGING WITHIN THE ROOT ZONE OF TREES
TO REMAIN, THE LANDSCAPE ARCHITECT MUST BE NOTIFIED AND ADDITIONAL
PROTECTIVE MEASURES, SUCH AS ROOT PRUNING OR BRIDGING, MUST BE
EMPLOYED BY A LICENSED TREE SERVICE.
7. PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND UTILITIES TO REMAIN FROM
DAMAGE CAUSED BY SETTLEMENT, LATERAL MOVEMENT, UNDERMINING,
WASHOUTS AND OTHER HAZARDS CAUSED BY SITE IMPROVEMENT OPERATIONS.
8. CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL EXISTING TREES TO
REMAIN. PREVENT ANY DISTURBANCE OF EXISTING TREES INCLUDING ROOT
X
ZONES. USE TREE PROTECTION BARRICADES WHERE INDICATED. PROTECT
#1 EXISTING TREES TO REMAIN AGAINST UNNECESSARY CUTTING, BREAKING OR
SKINNING OF ROOTS, BRUISING OF BARK OR SMOTHERING OF TREES. DRIVING,
EX TREE TO BE REMOVED
PARKING, DUMPING, STOCKPILING AND/OR STORAGE OF VEHICLES, EQUIPMENT,
DUE TO CONSTRUCTION SUPPLIES, MATERIALS OR DEBRIS ON TOP THE ROOT ZONES AND/OR WITHIN THE
DRIPLINE OF EXISTING TREES OR OTHER PLANT MATERIAL TO REMAIN IS STRICTLY
PROHIBITED.
9. EXERCISE CAUTION WHEN WORKING AND DIGGING NEAR TREES LOCATED ON
ADJACENT PROPERTY.
10. CONTRACTORS ARE REQUIRED TO MAINTAIN A CLEAN SITE. ALL MATERIALS
SHALL BE KEPT NEAT AND ORDERLY. CONTRACTORS SHALL REMOVE GARBAGE,
WASTE MATERIALS, SCRAP, AND SOIL DEBRIS FROM JOB-SITE ON A DAILY BASIS. CLIENT:
WASTE MATERIALS SHALL BE DISPOSED IN AN ENVIRONMENTALLY RESPONSIBLE
MANNER. CONTRACTORS ARE RESPONSIBLE FOR PORTABLE TOILETS AND
DUMPSTERS, UNLESS OTHERWISE SPECIFIED BY MARIANI LANDSCAPE.
11. ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL APPLICABLE FEDERAL,
STATE AND LOCAL CODES AND ORDINANCES.
X
#2 12. TREE INVENTORY CONDUCTED BY MARIANI LANDSCAPE.
13. EXISTING TREES HAVE BEEN LOCATED WITH GIS COORDINATES. LOCATIONS ARE
APPROXIMATE BUT ACCURATE. FIELD VERIFICATION IS RECOMMENDED PRIOR TO
TOWER COURT
CONDOMINIUMS
REMOVAL ACTIVITY.
901-913 GREEN BAY ROAD &
1007-1011 TOWER COURT
# Date: Description: By:
2026.03.03 Schematic Review EC
2026.03.23 Winnetka PD Review EC
2026.05.07 PD Submission EC
X
PROPOSED NEW BUILDING OUTLINE
#3
PARKING GARAGE
RAMP
APPROX TREE DRIP LINE.
FENCING TO EXTEND TO
LIMITS OF TREE DRIP LINE.
TOWER COURT
MINIMUM 3' FENCE
PROTECTION RADIUS
FROM TREE TRUNK.
X
EXISTING TREE TO BE
PROTECTED
#4
MARIANI PLOT STAMP: J:\01 Projects\2026\Tower Court_260001\04 Construction\20260501_Tower Ct_CDs
6' CHAIN LINK FENCE WITH
STEEL OR WOODEN POSTS
SPACED NO MORE THAN 8'
ON CENTER. USE
SANDBAGS AS ANCHORS IF
SITE CONDITIONS
WARRANT.
X
This plan is conceptual; all dimensions are to be verified. Materials are represented
#5 ONE-WAY STREET in their future condition in a more mature state. All designs and ideas contained in
these drawings are not to be used as final construction documents by other than
PROPOSED NEW EDGE OF PAVEMENT PROPOSED NEW EDGE OF PAVEMENT MARIANI ENTERPRISES, INC.Th ey a r e th e so le pr op er ty of MARIANI
PROPERTY LINE
ENTERPRISES, INC. and are not to be duplicated or put to bid without express
written consent. Graphic representations are for illustrative purposes; field
adjustments may be made during installation in keeping with the design intent.
DESIGN: EC
GREEN BAY ROAD
DRAFTED: EC
PROPERTY LINE
X
CHECKED: CB
#6 N O R T H
EXISTING ADJACENT BUILDING
NOT FOR CONSTRUCTION
SCALE: 1:10
APPROX TREE DRIP LINE.
FENCING TO EXTEND TO LIMITS
OF TREE DRIP LINE. MINIMUM 3'
FENCE PROTECTION RADIUS
FROM TREE TRUNK.
EXISTING TREE TO BE
0 5' 10' 20' 30'
PROTECTED
6' CHAIN LINK FENCE WITH
STEEL OR WOODEN POSTS ISSUED DATE: 2026.02.24
SPACED NO MORE THAN 8'
ON CENTER. USE SANDBAGS PROJECT NO: TC26001
AS ANCHORS IF SITE
CONDITIONS WARRANT.
MAINTAIN EXISTING
ADJACENT GRADE AT TREE
TREE
PROTECTION FENCING
PRESERVATION
A
TREE PROTECTION
Scale: NTS L3.0
Page 85 of 207
GENERAL LANDSCAPE DESIGN NOTE: GENERAL CONSTRUCTION NOTES:
FINAL LANDSCAPE AND FUTURE CROSSWALK LOCATIONS ARE SUBJECT TO 1. CONTRACTORS SHALL BE REQUIRED TO HAVE ALL UTILITIES LOCATED AND
COORDINATION WITH THE VILLAGE OF WINNETKA'S COMPREHENSIVE HUBBARD WOODS MARKED AND/OR PAINTED BY A REPRESENTATIVE OF THE UTILITY COMPANY PRIOR
STREETSCAPE IMPROVEMENT PLANS, CURRENTLY UNDER DEVELOPMENT BY OTHERS. TO THE START OF ANY WORK. TO LOCATE UTILITIES UNDERGROUND, PLEASE
STREETSCAPE ENHANCEMENTS SHOWN ARE FOR REFERENCE AND OVERALL DESIGN CALL: J.U.L.I.E. AT 1-800-892-0123.
INTENT. CROSSWALK IMPROVEMENTS HAVE BEEN OMITTED PER SUGGESTION BY 2. CONTRACTORS SHALL FAMILIARIZE THEMSELVES WITH THE LOCATIONS OF ALL
VILLAGE OF WINNETKA STAFF. BURIED UTILITIES IN AREAS OF WORK BEFORE STARTING OPERATIONS.
CONTRACTORS SHALL BE LIABLE FOR THE COST OF REPAIRING OR REPLACING
ANY BURIED CONDUITS, CABLES OR PIPING DAMAGED DURING THE INSTALLATION 300 Rockland Road | Lake Bluff, Illinois 60045
OF THIS WORK. Phone: 847.234.2172 | Fax: 847.234.2754
3. REQUIRED LANDSCAPE MATERIAL SHALL SATISFY AMERICAN STANDARD FOR www.marianilandscape.com
NURSERY STOCK (Z-60.2) STANDARDS AND BE STAKED, WRAPPED, WATERED AND
MULCHED PER ORDINANCE. ALL TREES MUST BE SOURCED FROM A NURSERY
WITHIN 100 MILES OF THE VILLAGE OF WINNETKA.
4. SIX FOOT HEIGHT CHAIN LINK FENCING OR OTHER RIGID MATERIAL IS TO BE
ERECTED AROUND THE CONSTRUCTION SITE. FENCING SHALL ALSO INCLUDE AN
OPAQUE SCREENING TO OBSCURE CONSTRUCTION ACTIVITIES AND CONTROL CONSULTANTS:
CONSTRUCTION DUST.
5. PLANT QUANTITIES ON PLANT LIST INTENDED TO BE A GUIDE. ALL QUANTITIES
BROOM FINISHED CONCRETE PAVING
FOR SCORING PATTERN SEE LAYOUT PLAN SHEET L6.0. SEE NEIGHBORING BUILDING EGRESS TRANSFER SHALL BE CHECKED AND VERIFIED ON PLANTING PLAN. ANY DISCREPANCIES SHALL
BE DISCUSSED WITH THE LANDSCAPE ARCHITECT.
LIMITS OF STRUCTURAL SOIL CIVIL PLANS FOR CONSTRUCTION DETAILS AND SPECIFICATIONS
SEE DETAIL E SHEET L8.0 6. ANY DEVIATIONS FROM OR MODIFICATIONS TO THIS PLAN SHALL BE APPROVED BY
PROPERTY LINE
THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.
7. CONTRACTOR TO NOTIFY LANDSCAPE ARCHITECT UPON DELIVERY OF PLANT
MATERIAL TO THE SITE. LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT
ANY PLANT MATERIAL THAT DOESN'T MEET STANDARDS OR SPECIFICATIONS OF
EGRESS CORRIDOR THE PROJECT.
1,512 SF 8. ALL PLANT MATERIAL TO BE INSTALLED PER THE PLANTING DETAILS PROVIDED ON
THIS PLAN SET.
9. ALL BED EDGES TO BE WELL SHAPED, SPADE CUT, WITH LINES AND CURVES AS
TRASH SHOWN ON THIS PLAN SET.
10. CU-STRUCTURAL SOIL® (OR APPROVED EQUIVALENT MEDIA) TO BE IN ALL
STRUCTURAL SOIL AREAS: MIX OF CRUSHED LIMESTONE OR NON-LIMESTONE
AGGREGATE, CLAY LOAM AND HYDRO-GEL STABILIZER THAT MEETS OR EXCEEDS
COMPACTION SPECIFICATIONS FOR PAVEMENT BASE, YET ALLOWS TREE ROOTS
TO DEVELOP FREELY THROUGH IT.
REBEL HOUSE 11. ALL PLANTING BEDS TO BE PREPARED WITH MARIANI MIX BLENDED GARDEN SOIL.
2,375 SF 12. ALL FREESTANDING PLANTERS SHALL BE PREPARED WITH THE FOLLOWING:
MARIANI MIX BLENDED GARDEN SOIL OR MIDWEST TRADING ALL PURPOSE
CLIENT:
BROOM FINISHED CONCRETE POTTING SOIL.
PAVING. FOR SCORING
PATTERN SEE LAYOUT PLAN 13. ALL SPECIFIED LANDSCAPE MATERIAL INDICATED ON THE CONSTRUCTION
SHEET L6.0. SEE CIVIL PLANS DOCUMENTS WILL BE REQUIRED TO BE MAINTAINED THROUGHOUT THE LIFE OF
FOR CONSTRUCTION DETAILS THE PROJECT AND MUST BE REPLACED SHOULD IT DIE OR BECOME DAMAGED.
AND SPECIFICATIONS. SEE
TOWER COURT
ADDITIONAL DETAILS B-D 14. ALL PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE FROM SUBSTANTIAL
SHEET L8.0. COMPLETION AS DETERMINED BY THE LANDSCAPE ARCHITECT, AND SHALL BE
REPLACED SHOULD IT DIE WITHIN THAT PERIOD.
15. CONTRACTORS SHALL PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND CONDOMINIUMS
UTILITIES TO REMAIN FROM DAMAGE CAUSED BY SETTLEMENT, LATERAL
STAIR MOVEMENT, UNDERMINING, WASHOUTS AND OTHER HAZARDS CAUSED BY SITE 901-913 GREEN BAY ROAD &
IMPROVEMENT OPERATIONS. 1007-1011 TOWER COURT
185 SF COMMERCIAL 16. CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL EXISTING TREES TO
9,620 SF REMAIN. PREVENT ANY DISTURBANCE OF EXISTING TREES INCLUDING ROOT # Date: Description: By:
STANDARD BRICK UNIT
COMMERCIAL ZONES. USE TREE PROTECTION BARRICADES WHERE INDICATED. PROTECT
2026.03.03 Schematic Review EC
PAVER CARRIAGE WALK SET
ON CONCRETE. SEE DETAIL
1,548 SF UPPER DECK EXISTING TREES TO REMAIN AGAINST UNNECESSARY CUTTING, BREAKING OR
SKINNING OF ROOTS, BRUISING OF BARK OR SMOTHERING OF TREES. DRIVING, 2026.03.23 Winnetka PD Review EC
A SHEET L8.0. PARKING, DUMPING, STOCKPILING AND/OR STORAGE OF VEHICLES, EQUIPMENT,
SUPPLIES, MATERIALS OR DEBRIS ON TOP THE ROOT ZONES AND/OR WITHIN THE 2026.05.07 PD Submission EC
STANDARD 4'X6' PARKWAY DRIPLINE OF EXISTING TREES OR OTHER PLANT MATERIAL TO REMAIN IS STRICTLY
TREE GRATE, TYP. PROHIBITED.
SEE DETAILS E-G SHEET L8.0.
ALL TREES IN GRATES SHALL
ELEV 17. THE CONTRACTOR AT ALL TIMES SHALL KEEP THE PREMISES ON WHICH WORK IS
BEING DONE, CLEAR OF RUBBISH AND DEBRIS. ALL PAVEMENT AND DEBRIS
INCLUDE STRUCTURAL SOILS
REMOVED FROM THE SITE SHALL BE DISPOSED OF LEGALLY
PER VILLAGE STANDARDS.
18. ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL APPLICABLE FEDERAL,
STATE AND LOCAL CODES AND ORDINANCES.
STANDARD BIKE RACK, TYP. 19. CONTRACTOR TO COORDINATE WITH THE VILLAGE FORESTER ON THE FINAL
SEE DETAIL J SHEET L8.0
FINAL LOCATION TO BE
STAIR SELECTION AND TAGGING OF AND PROPOSED PARKWAY TREES WITHIN THE ROW.
COORDINATED WITH WINNETKA
ENGINEERING DEPARTMENT
185 SF PARKING GARAGE
20. FINAL PLACEMENT OF PARKWAY TREES AND STREET PEDESTRIAN STREETLIGHTS
TO BE COORDINATED WITH THE ENGINEERING DEPARTMENT PRIOR TO
COMMERCIAL COMMERCIAL RAMP PLACEMENT.
1,473 SF 846 SF 21. ALL PARKWAY TREE LOCATIONS SHALL INCLUDE AN ELECTRICAL OUTLET FOR
MAINTENANCE AND SEASONAL NEEDS.
MARIANI PLOT STAMP: J:\01 Projects\2026\Tower Court_260001\04 Construction\20260501_Tower Ct_CDs
TOWER COURT
LIMITS OF STRUCTURAL SOIL
CONDO ENTRY
550 SF
FREESTANDING PLANTERS,
SEE DETAIL E SHEET L8.0
MIXED SIZES
SEE DETAILS C-E SHEET L6.1
PEDESTRIAN AND
LANDSCAPE LIGHTING.
SEE UTILITY & LIGHTING
This plan is conceptual; all dimensions are to be verified. Materials are represented
PLAN SHEET L9.0 in their future condition in a more mature state. All designs and ideas contained in
PLANTING BED these drawings are not to be used as final construction documents by other than
SEE L7.0 MARIANI ENTERPRISES, INC.Th ey a r e th e so le pr op er ty of MARIANI
ENTERPRISES, INC. and are not to be duplicated or put to bid without express
written consent. Graphic representations are for illustrative purposes; field
DETECTABLE WARNING adjustments may be made during installation in keeping with the design intent.
PLATES AT CROSSWALK
FINAL LOCATION TO BE
COORDINATED WITH DESIGN: EC
WINNETKA ENGINEERING
DEPARTMENT. SEE DETAIL K
BROOM FINISHED CONCRETE PAVING BROOM FINISHED CONCRETE PAVING
SHEET L8.0. SEE CIVIL PLANS DRAFTED: EC
FOR SCORING PATTERN SEE LAYOUT SEE CIVIL PLANS FOR CONSTRUCTION
FOR CONSTRUCTION DETAILS
PARALLEL PARKING
PLAN SHEET L6.0. SEE CIVIL PLANS DETAILS AND SPECIFICATIONS. SEE
AND SPECIFICATIONS ONE-WAY STREET
FOR CONSTRUCTION DETAILS AND ADDITIONAL DETAILS B-D SHEET L8.0. CHECKED: CB
14 SPACES
SPECIFICATIONS. SEE ADDITIONAL N O R T H
PROPERTY LINE
NOT FOR CONSTRUCTION
DETAILS B-D SHEET L8.0.
NEW CONCRETE CURB &
BROOM FINISHED CONCRETE
SCALE: 1:10
WALK AT CORNER. SEE CIVIL
PLANS FOR CONSTRUCTION
DETAILS AND SPECIFICATIONS.
SEE ADDITIONAL DETAILS B-D PLANTING BED
GREEN BAY ROAD
SHEET L8.0. SEE L7.0 0 5' 10' 20' 30'
PROPERTY LINE ISSUED DATE: 2026.02.24
PROJECT NO: TC26001
EXISTING ADJACENT BUILDING
MATERIALS
PLAN
L5.0
Page 86 of 207
GENERAL CONSTRUCTION NOTES:
GENERAL LANDSCAPE DESIGN NOTE:
1. CONTRACTOR TO REFER TO CIVIL OR DESIGNATED GRADING PLAN FOR FINAL
FINAL LANDSCAPE AND FUTURE CROSSWALK LOCATIONS ARE SUBJECT TO GRADES.
COORDINATION WITH THE VILLAGE OF WINNETKA'S COMPREHENSIVE HUBBARD WOODS 2. PROVIDE NATURAL RUNOFF OF WATER WITHOUT LOW SPOTS. GRADES TO BE A
STREETSCAPE IMPROVEMENT PLANS, CURRENTLY UNDER DEVELOPMENT BY OTHERS. MINIMUM OF 2% UNLESS OTHERWISE NOTED ON PLANS.
STREETSCAPE ENHANCEMENTS SHOWN ARE FOR REFERENCE AND OVERALL DESIGN
INTENT. CROSSWALK IMPROVEMENTS HAVE BEEN OMITTED PER SUGGESTION BY 3. CONTRACTOR TO ROUGH GRADE SITE 6" BELOW FINISHED GRADE FINISHING WITH
VILLAGE OF WINNETKA STAFF. 4" OF NON-PULVERIZED TOPSOIL. LANDSCAPE CONTRACTOR TO FURNISH AND
INSTALL 6" PULVERIZED TOP SOIL AT TURF AND WOODY PLANTING AREAS AND A
COMBINATION OF 2" PULVERIZED TOP SOIL UNDER 4" OF ONE STEP HERBACEOUS 300 Rockland Road | Lake Bluff, Illinois 60045
PLANTING SOIL MIX AT ALL HERBACEOUS PLANTING AREAS. Phone: 847.234.2172 | Fax: 847.234.2754
4. GRADES NOT INDICATED SHALL BE UNIFORM AND SMOOTH BETWEEN POINTS www.marianilandscape.com
WHERE ELEVATIONS ARE GIVEN AS NECESSARY BETWEEN ESTABLISHED PAVING
AND CATCH BASINS.
CONSULTANTS:
NORTH SIDE EDGE OF CONCRETE WALK TO
TERMINATE/ALIGN WITH EDGE OF DOOR
LIMIT OF BRICK UNIT
PAVERS AT PROPERTY
LINE. GC TO COORDINATE
NEIGHBORING BUILDING EGRESS TRANSFER
EXISTING SIDEWALK ±11'-1" ±46'-10" VIF
CUTTING TO PROPERTY LINE
ACCOMMODATE LAYOUT
±5'-1034"
EGRESS CORRIDOR
℄
7'-0"
1,512 SF
TREE GRATE TO BE ON CENTER WITH
BUILDING CORNER DETAIL
TRASH
35'-941"
REBEL HOUSE
2,375 SF CLIENT:
TREE GRATE TO BE ON CENTER WITH
BUILDING DETAIL
℄ ℄
6'-0"
TOWER COURT
10'-1121"
CONDOMINIUMS
℄ ℄ STAIR 901-913 GREEN BAY ROAD &
1007-1011 TOWER COURT
185 SF COMMERCIAL
10'-1121" 9,620 SF # Date: Description: By:
COMMERCIAL
TREE GRATE TO BE ON CENTER WITH
BUILDING DETAIL 2026.03.03 Schematic Review EC
℄ ℄
1,548 SF UPPER DECK 2026.03.23 Winnetka PD Review EC
6'-0"
2026.05.07 PD Submission EC
17'-734" ELEV
℄ ℄
LOCATE CENTER OF BIKE
STAIR
RACK 1'-6" FROM BACK OF
185 SF
17'-734"
CONCRETE CURB, TYP. PARKING GARAGE
COMMERCIAL COMMERCIAL RAMP
1,473
TREE GRATE TO BE ON SFWITH
CENTER 846 SF
MARIANI PLOT STAMP: J:\01 Projects\2026\Tower Court_260001\04 Construction\20260501_Tower Ct_CDs
BUILDING CORNER DETAIL
6'-1041"
℄
3'-0"
CONCRETE PAVING
JOINTING TO ALIGN w/
BUILDING FACADE
CONDO ENTRY
10'-7"
JOINTS, TYP.
℄
DETAILS, TYP.
℄
550 SF
8"
℄ ℄ ℄ ℄ ℄ ℄
3'-0" ℄ ℄
±29'-1121"
This plan is conceptual; all dimensions are to be verified. Materials are represented
±7'-1034"
±8'-1041"
in their future condition in a more mature state. All designs and ideas contained in
±9'-841" ±8'-1041"
℄
±7'-1134"
℄
5'-0" these drawings are not to be used as final construction documents by other than
FINAL LIGHT POLE MARIANI ENTERPRISES, INC.Th ey a r e th e so le pr op er ty of MARIANI
±15'-4"
8" ENTERPRISES, INC. and are not to be duplicated or put to bid without express
LOCATION TO BE written consent. Graphic representations are for illustrative purposes; field
COORDINATED WITH adjustments may be made during installation in keeping with the design intent.
WINNETKA ENGINEERING 10'-721" 15'-1041"
DEPARTMENT 11'-841" 16'-5" 22'-1141" 15'-10" 20'-321" 17'-221" 3'-834"
DESIGN: EC
4'-0"
DRAFTED: EC
SEE CIVIL PLANS PARALLEL PARKING ONE-WAY STREET
CHECKED: CB
FOR PROPOSED
14 SPACES N O R T H
PROPERTY LINE
NOT FOR CONSTRUCTION
SCALE: 1:10
STREET LAYOUT
GREEN BAY ROAD
0 5' 10' 20' 30'
PROPERTY LINE ISSUED DATE: 2026.02.24
PROJECT NO: TC26001
EXISTING ADJACENT BUILDING
LAYOUT
℄ ℄ ℄ ℄ ℄
PLAN
L6.0
Page 87 of 207
℄ ℄ ℄
550 SF ℄ ℄
1'-534" ℄
941" 1'-3" 1'-521" 1'-534" 1'-0" 1'-0" 10"
1'-821" 1'-6"
6'-0"
14'-521"
6'-0"
℄ 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 1'-6"
℄ 300 Rockland Road | Lake Bluff, Illinois 60045
Phone: 847.234.2172 | Fax: 847.234.2754
4'-821" www.marianilandscape.com
2'-221" 2'-221" 2'-221" 2'-221"
3'-821" 4'-834" 30"HT
CONSULTANTS:
9'-1141"
2'-734" 9'-11" 2'-734"
L6.1 MATCH LINE A L6.1 MATCH LINE B
1021" 1021" 5'-6"
PLANTER 'A' (2) DOWNTOWN PLANTER 'B' (2) DOWNTOWN PLANTER 'C' (9) WILSHIRE PLANTER 'A' (2) DOWNTOWN
PLANTERS 24" Ø x 30" HT. FINAL PLANTERS 36" Ø x 24" HT. PLANTERS 72" x 30" x 24" HT. PLANTERS 24" Ø x 30" HT.
COLOR AND FINISH TBD FINAL COLOR AND FINISH TBD FINAL COLOR AND FINISH TBD FINAL COLOR AND FINISH TBD
SOUTH FACADE PLANTER LAYOUT
A 1/4" = 1'-0"
℄ ℄ ℄
3'-0"
2"
2'-8"
1" CLIENT:
D
1'-1121" 1.5"
1'-8"
D 1.5" 2'-0" DETAIL 'D'
2'-334"
TOWER COURT
DETAIL 'D'
4'-8" 2'-6" 1'-6"
30"HT 18"HT 30"HT
24" Ø x 30" HT TOURNESOL
LIGHTWEIGHT GFCR
CONCRETE PLANTER WITH
26" Ø x 24" HT TOURNESOL CONDOMINIUMS
PLANTER 'A' (2) DOWNTOWN 1'-121" LIGHTWEIGHT GFCR
10'-1141"
18"HT
PLANTERS. FINAL COLOR
DRAINAGE HOLES
CONCRETE PLANTER WITH 901-913 GREEN BAY ROAD &
SECTION 'C' COLOR AND FINISH TBD
AND FINISH TBD DRAINAGE HOLES 1007-1011 TOWER COURT
18"-30"
2'-734" C C COLOR AND FINISH TBD
L6.1 MATCH LINE A L6.1 MATCH LINE B
(2) @ 24" Ø x 18" HT
2'-0"
SEE LAYOUT
(2) @ 24" Ø x 30" HT # Date: Description: By:
3'-0" 2'-8"
C C
1'-8" 2026.03.03 Schematic Review EC
2'-0"
2026.03.23 Winnetka PD Review EC
1'-6"
1'-121" PLAN 2026.05.07 PD Submission EC
ELEVATION
PLAN ELEVATION
SOUTH FACADE PLANTER LAYOUT PLANTER 'A': TOURNESOL DOWNTOWN PLANTER PLANTER 'B': TOURNESOL DOWNTOWN PLANTER
B 1/4" = 1'-0"
C 1/2" = 1'-0"
D 1/2" = 1'-0"
EMBEDDED REINFORCEMENT
(SUPPORT FOR SIDE WALLS)
6'-0" NUMBER AND PLACEMENT
VARIES
5'-7"
MARIANI PLOT STAMP: J:\01 Projects\2026\Tower Court_260001\04 Construction\20260501_Tower Ct_CDs
C
D 2.5"
2'-1" 2'-6"
2.5"
DETAIL 'D'
PLAN
C
SECTION 'C'
This plan is conceptual; all dimensions are to be verified. Materials are represented
in their future condition in a more mature state. All designs and ideas contained in
these drawings are not to be used as final construction documents by other than
MARIANI ENTERPRISES, INC.They ar e the sole pr oper ty of MARIANI
72" x 30" x 24" HT ENTERPRISES, INC. and are not to be duplicated or put to bid without express
written consent. Graphic representations are for illustrative purposes; field
TOURNESOL LIGHTWEIGHT adjustments may be made during installation in keeping with the design intent.
GFCR CONCRETE PLANTER
WITH DRAINAGE HOLE
COLOR AND FINISH TBD DESIGN: EC
2'-6"
DRAFTED: EC
CHECKED: CB
ELEVATION ELEVATION N O R T H
NOT FOR CONSTRUCTION
SCALE: 1:10
PLANTER 'C': TOURNESOL WILSHIRE PLANTER
E 1/2" = 1'-0"
0 5' 10' 20' 30'
ISSUED DATE: 2026.02.24
PROJECT NO: TC26001
PLANTER
LAYOUT PLAN
L6.1
Page 88 of 207
PLANTING CONSTRUCTION NOTES: SHADE & ORNAMENTAL TREES:
1. SEE L5.0 GENERAL CONSTRUCTION DETAILS FOR ADDITIONAL SPECIFICATIONS. · ALL TREE TO MEET AMERICAN STANDARD FOR
NURSERY STOCK (Z-60.2) STANDARDS.
2. VERIFY ALL UNDERGROUND UTILITIES AND GRADES PRIOR TO BEGINNING WORK.
NOTIFY LANDSCAPE ARCHITECT OF ANY DISCREPANCIES PRIOR TO · REMOVE ENOUGH WHOLE BRANCHES, NOT JUST END
INSTALLATION. TIPS TO REDUCE CROWN BY 1/5 TO 1/4
WOODY SHRUBS:
3. GENERAL CONTRACTOR SHALL NOT BE RESPONSIBLE FOR 'PRIVATE UTILITIES' · REMOVE 'V' CROTCHES, STUBS, DOUBLE LEADERS AND
OVERLAPPING/RUBBING BRANCHES · PRUNE PLANTS AFTER PLANTING
UNLESS ACCURATE 'AS-BUILT' DRAWINGS ARE SUPPLIED PRIOR TO THE
COMMENCEMENT OF WORK. IT IS THE CONTRACTOR'S RESPONSIBILITY TO · PRUNE PLANTS AFTER PLANTING · PLANTS TO BEAR SAME RELATIONSHIP TO
CONTACT THE OWNER'S REPRESENTATIVE FOR THIS INFORMATION PRIOR TO GRADE AS IN NURSERY
· PLANTS TO BEAR SAME RELATIONSHIP TO GRADE AS IN · WATER IMMEDIATELY AFTER PLANTING
300 Rockland Road | Lake Bluff, Illinois 60045
ANY CONSTRUCTION EFFORTS.
NURSERY UNTIL GROUND IS SATURATED Phone: 847.234.2172 | Fax: 847.234.2754
4. GENERAL CONTRACTOR SHALL NOT STORE MATERIALS, EQUIPMENT, PORTABLE · WATER IMMEDIATELY AFTER PLANTING UNTIL GROUND · DEPTH OF SOIL IS TO BE APPROPRIATELY www.marianilandscape.com
TOILET, EXTRA FENCE PANELS, ETC. WITHIN PROTECTION ZONE OF EXISTING DETERMINED BY ROOTBALL SIZE, REMOVED
IS SATURATED
TREES AND VEGETATION ON SITE. FROM PLANT PIT AND IS TO BE AMENDED
· WRAP TRUNK TO SECOND BRANCHES IN THE FALL AND USED AS BACKFILL
5. GENERAL CONTRACTOR IS RESPONSIBLE TO PREVENT DAMAGE TO EXISTING · 2" LAYER OF FINELY SHREDDED BARK
PAVEMENT AND/OR STRUCTURES DURING EXCAVATION AND PLANTING. ANY · REMOVE WIRE BASKETS AT TOP OF BALL MULCH (2" LEAF MULCH NEAR BUILDING EQ
PERENNIALS & GROUNDCOVER:
SUCH DAMAGE SHALL BE REPAIRED BY CONTRACTOR AT NO ADDITIONAL COST · ALL NON-BIODEGRADABLE ROPE SHOULD BE CUT AND AND WHERE PERENNIALS & GROUNDCOVER
TO THE CLIENT. REMOVED ARE INTERMIXED WITH SHRUB MASSES) CONSULTANTS:
· REMOVE WIRE BASKETS AT TOP OF BALL
· 4" LAYER OF PREPARED/AMENDED PLANTING
6. GENERAL CONTRACTOR IS TO REPORT ANY SOIL OR DRAINAGE PROBLEMS TO · DEPTH OF SOIL IS TO BE APPROPRIATELY DETERMINED SOIL MIX
· ALL NON-BIODEGRADABLE ROPE SHOULD
THE LANDSCAPE ARCHITECT. BY ROOTBALL SIZE, REMOVED FROM PLANT PIT AND IS · PLANTING SOIL MIX LAYER WILL BE HEAVILY
BE CUT AND REMOVED
TO BE AMENDED AND USED AS BACKFILL ROTOTILLED
· LEAVE BURLAP ON BALL FOR INCREASED
7. CONTRACTOR TO OBTAIN ANY NECESSARY TREE REMOVAL PERMIT. EQ · SPACING VARIES BETWEEN VARIETIES (SEE
· 2" LAYER OF FINELY SHREDDED BARK MULCH WITH ROOT STABILITY
PLANTING PLAN)
RAISED 3" SAUCER LIP (2" LEAF MULCH NEAR BUILDING · PLANT PERENNIAL AND GROUNDCOVER,
AND WHERE PERENNIALS & GROUNDCOVER ARE WOODY SHRUB, SEE L7.0 PLANTING EQ
PROPERTY LINE TAMP DOWN SOIL AROUND POT SO POT
INTERMIXED WITH SHRUB MASSES) PLAN FOR SPECIES AND SPACING
EQ TRIANGULAR SPACING DOES NOT HEAVE IN FROST
1'-121" · BURLAP TO BE REMOVED FROM THE TOP OF THE BALL SHREDDED HARDWOOD BARK MULCH SEE L7.0 PLANTING PLAN FOR · SCARIFY EXISTING SOIL LAYER
TO HALF WAY DOWN 2" MIN DEPTH. NO BARK TO BE PLACED PLANT SPACING · WATER IN BEFORE APPLYING 2" LEAF MULCH
4"-6" BED AMENDMENT
AGAINST BASE OF TREE TRUNK. · DO NOT OVER COVER FOLIAGE WITH MULCH
· REMOVE WIRE BASKETS AT TOP OF BALL
· ALL NON-BIODEGRADABLE ROPE SHOULD BE CUT AND 1" RAISED SAUCER LIP AROUND PLANT
REMOVED PIT, TAPER TO MEET ADJACENT
(1) 3" STREETSIDE
FINISHED GRADE 2" LEAF MULCH
MAPLE ('JFS Shichtel2'), 18" MIN. 18" MIN.
TYP. 3" RAISED SAUCER LIP AROUND PLANT PIT,
18'-121"
TYP, BACKFILL SOIL MIX, 24" MIN PERENNIAL
TAPER TO MEET ADJACENT FINISHED GRADE 2'-0" DEPTH
SHREDDED HARDWOOD BARK MULCH 2" MIN SCARIFY AND LOOSEN EDGES OF
DEPTH. NO BARK TO BE PLACED AGAINST PLANT PIT TO ENCOURAGE NEW ROOT
3'-0" GROWTH PENETRATION. GROUNDCOVER
BASE OF TREE TRUNK.
35'-941" TYP, BACKFILL SOIL MIX, 36" MIN DEPTH 4" BED PREPARATION
(BARK FINES, COMPOST,PULVERIZED
SCARIFY AND LOOSEN EDGES OF PLANT PIT TOPSOIL)
TO ENCOURAGE NEW ROOT GROWTH
PENETRATION.
CLIENT:
17'-734"
TYP TREE PLANTING TYP WOODY SHRUB PLANTING TYP PERENNIAL AND GROUNDCVOER PLANTING
A 3/4" = 1'-0"
B 3/4" = 1'-0"
C 3/4" = 1'-0"
(1) 3" STREETSIDE
TOWER COURT
MAPLE ('JFS Shichtel2'),
TYP.
(6) QT AUTUMN MOOR
GRASS CONDOMINIUMS
(1) #7 DWARF KOREAN (6) QT AUTUMN MOOR GRASS
21'-11"
A D A 901-913 GREEN BAY ROAD &
LILAC
ANNUAL MIX - TBD
(4) #1 LADY'S MANTLE 1007-1011 TOWER COURT
(3) 3# BOBO HYDRANGEA
PLANTER 'A'
SEE L6.1 PLANTER 'B' D D # Date: Description: By:
SEE L6.1 (3) #1 STELLA DE ORO DAYLILY
A 2026.03.03 Schematic Review EC
A
(3) #1 MILLENNIUM ALLIUM
2026.03.23 Winnetka PD Review EC
PLANTER 'C'
SEE L6.1 2026.05.07 PD Submission EC
(1) 3" STREETSIDE
MAPLE ('JFS Shichtel2'),
TYP.
17'-734"
TYP PLANTER 'A' PLANTING TYP PLANTER 'B' PLANTING TYP PLANTER 'C' PLANTING
D 1/2" = 1'-0"
E 1/2" = 1'-0"
F 1/2" = 1'-0"
35'-541"
17'-934"
PARKING GARAGE
RAMP
MARIANI PLOT STAMP: J:\01 Projects\2026\Tower Court_260001\04 Construction\20260501_Tower Ct_CDs
(1) 3" STREETSIDE
F D
MAPLE ('JFS Shichtel2'), 12'-521" (1) 7# DWARF KOREAN LILAC W/
TYP. L7.0 L7.0 PERENNIALS AT EA PLANTER
SEE DETAIL E SHEET L7.0
This plan is conceptual; all dimensions are to be verified. Materials are represented
in their future condition in a more mature state. All designs and ideas contained in
these drawings are not to be used as final construction documents by other than
MARIANI ENTERPRISES, INC.Th ey a r e th e so le pr op er ty of MARIANI
ENTERPRISES, INC. and are not to be duplicated or put to bid without express
written consent. Graphic representations are for illustrative purposes; field
adjustments may be made during installation in keeping with the design intent.
(3) 3" WHITESPIRE BIRCH ANNUAL MIX AT EA (1) #7 DWARF KOREAN LILAC W/ ANNUAL MIX AT
SINGLE STEM SPECIMEN SM PLANTER PERENNIALS AT EA PLANTER EA SM PLANTER DESIGN: EC
(3) 3# BOBO HYDRANGEA W/ SEE DETAIL E SHEET L7.0
(7) 3# LITTLE QUICK FIRE MIXED PERENNIALS, TYP. (7) 3# DWARF BUSH LIRIOPE GROUNDCOVER,
HYDRANGEA SEE DETAIL F SHEET L7.0 HONEYSUCKLE TYP DRAFTED: EC
(1) 3" PRAIRIE SENTINEL (1) 3" PRAIRIE SENTINEL (7) 3# DWARF BUSH (7) 3# DWARF BUSH (1) 3" PRAIRIE
(10) 3# LOWSCAPE BLACK ONE-WAY STREET
HACKBERRY HACKBERRY HONEYSUCKLE HONEYSUCKLE SENTINEL HACKBERRY CHECKED: CB
CHOCKBERRY
(7) 3# DWARF BUSH (7) 3# DWARF BUSH (7) 3# DWARF BUSH
N O R T H
PROPERTY LINE
(7) 3# DWARF BUSH
NOT FOR CONSTRUCTION
GROUNDCOVER & (1) 3" PRAIRIE (1) 3" PRAIRIE
HONEYSUCKLE HONEYSUCKLE HONEYSUCKLE SENTINEL HACKBERRY SENTINEL HACKBERRY HONEYSUCKLE
PERENNIAL MIX SCALE: 1:10
(1) 3" PRAIRIE SENTINEL (1) 3" PRAIRIE SENTINEL
(5) #3 DWARF BUSH HACKBERRY HACKBERRY
HONEYSUCKLE
GREEN BAY ROAD
0 5' 10' 20' 30'
PROPERTY LINE ISSUED DATE: 2026.02.24
PROJECT NO: TC26001
EXISTING ADJACENT BUILDING
25'-0" 25'-0" 25'-0" 25'-0" 25'-0" 25'-0"
PLANTING
PLAN
L7.0
Page 89 of 207
LANDSCAPE MAINTENANCE SPECIFICATIONS: SPRING CLEANUP: 6. PRUNE BRANCHING SPECIES TO INCREASE DENSITY. CUT ONLY THE FLOWERING STEMS AFTER BLOOMING. DO
NOT REMOVE THE FOLIAGE
THE CONTRACTOR SHALL PROVIDE AS A SEPARATE BID, MAINTENANCE FOR A PERIOD OF 1 YEAR AFTER FINAL · PLANT BEDS SHALL RECEIVE A GENERAL CLEANUP BEFORE FERTILIZING AND MULCHING. CLEANUP INCLUDES
ACCEPTANCE OF THE PROJECT LANDSCAPING. THE CONTRACTOR MUST BE ABLE TO PROVIDE CONTINUED REMOVING DEBRIS AND TRASH FROM BEDS AND CUTTING BACK HERBACEOUS PERENNIALS LEFT STANDING · THE FOLLOWING FALL CUT BACK DETERIORATING PLANT PARTS UNLESS INSTRUCTED TO RETAIN FOR WINTER
MAINTENANCE IF REQUESTED BY THE OWNER OR PROVIDE THE NAME OF A REPUTABLE LANDSCAPE CONTRACTOR WHO THROUGH WINTER, E.G. ORNAMENTAL GRASSES, SEDUM AUTUMN JOY. INTEREST, E.G. SEDUM AUTUMN JOY AND ORNAMENTAL GRASSES.
CAN PROVIDE MAINTENANCE.
FERTILIZING: · LONG TERM CARE:
STANDARDS: 1. DIVIDE PLANTS THAT OVERCROWD THE SPACE PROVIDED. DIVIDE ACCORDING TO THE SPECIES. SOME NEED
· FOR TREES. THE RATE OF FERTILIZATION DEPENDS ON THE TREE SPECIES, TREE VIGOR, AREA AVAILABLE FOR
FREQUENT DIVIDING, E.G. ASTERS AND YARROW EVERY TWO YEARS; OTHER RARELY, IF EVER, E.G. PEONIES,
· ALL LANDSCAPE MAINTENANCE SERVICES SHALL BE PERFORMED BY TRAINED PERSONNEL USING CURRENT, FERTILIZATION, AND GROWTH STAGE OF THE TREE. MATURE SPECIMENS BENEFIT FROM FERTILIZATION EVERY 3 TO
ACCEPTABLE HORTICULTURAL PRACTICES 4 YEARS; YOUNGER TREES SHALL BE FERTILIZED MORE OFTEN DURING RAPID GROWTH STAGES HOSTAS, AND ASTILBE.
2. FOR DETAILED INFORMATION REGARDING THE CARE OF SPECIFIC PERENNIALS, REFER TO ALL ABOUT 300 Rockland Road | Lake Bluff, Illinois 60045
· ALL WORK SHALL BE PERFORMED IN A MANNER THAT MAINTAINS THE ORIGINAL INTENT OF THE LANDSCAPE DESIGN. · THE CURRENT RECOMMENDATION IS BASED ON THE RATE OF 1000 SQUARE FEET OF AREA UNDER THE TREE TO BE PERENNIALS BY ORTHO; PERENNIALS: HOW TO SELECT, GROW AND ENJOY BY PAMELA HARPER AND Phone: 847.234.2172 | Fax: 847.234.2754
FERTILIZED. FOR DECIDUOUS TREES, 2 TO 6 POUNDS OF NITROGEN PER 1000 SQUARE FEET; FOR FREDERICK MCGOUTY, HP BOOKS PUBLISHER; HERBACEOUS PERENNIAL PLANTS: A TREATISE ON THEIR
· ALL CHEMICAL APPLICATIONS SHALL BE PERFORMED IN ACCORDANCE WITH CURRENT COUNTY, STATE AND
IDENTIFICATION, CULTURE AND GARDEN ATTRIBUTES BY ALLAN ARMITAGE, STIPES PUB LLC.
www.marianilandscape.com
FEDERAL LAWS, USING EPA REGISTERED MATERIALS AND METHODS OF APPLICATION. THESE APPLICATIONS SHALL · NARROW-LEAF EVERGREENS, 1 TO 4 POUNDS OF NITROGEN PER 1000 SQUARE FEET; FOR BROADLEAF
BE PERFORMED UNDER THE SUPERVISION OF A LICENSED CERTIFIED APPLICATOR EVERGREENS, 1 TO 3 POUNDS OF NITROGEN PER 1000 SQUARE FEET.
APPROVALS: · SHRUBS AND GROUNDCOVER SHALL BE TOP-DRESSED WITH COMPOST 1" DEEP OR FERTILIZED ONCE IN MARCH SUMMARY OF MAINTENANCE:
WITH 10-6-4 ANALYSIS FERTILIZER AT THE RATE OF 3 POUNDS PER 100 SQUARE FEET OF BED AREA.
· ANY WORK PERFORMED IN ADDITION TO THAT WHICH IS OUTLINED IN THE CONTRACT SHALL ONLY BE DONE UPON
TURF MAINTENANCE:
WRITTEN APPROVAL BY THE OWNER'S REPRESENTATIVE. · ERICACEOUS MATERIAL SHALL BE FERTILIZED WITH AN ERICACEOUS FERTILIZER AT THE MANUFACTURER'S
1. SOIL ANALYSIS PERFORMED ANNUALLY TO DETERMINE PH IF PH DOES NOT FALL WITHIN SPECIFIED RANGE, CONSULTANTS:
RECOMMENDATION RATE IF PLANTS ARE GROWING POORLY, A SOIL SAMPLE SHOULD BE TAKEN
· ALL SEASONAL COLOR SELECTIONS SHALL BE APPROVED BY THE OWNER'S REPRESENTATIVE PRIOR TO ORDERING ADJUST ACCORDING TO SOIL TEST RECOMMENDATIONS
AND INSTALLATION MULCHING: 2. MAINTAIN PROPER FERTILITY AND PH LEVELS OF THE SOIL TO PROVIDE AN ENVIRONMENT CONDUCIVE TO
SOIL TESTING: · ANNUALLY, ALL TREE AND SHRUB BEDS WILL BE PREPARED AND MULCHED, TO A MINIMUM DEPTH OF 3ff WITH TURF VITALITY FOR TURF GRASSES.
QUALITY MULCH TO MATCH EXISTING. BED PREPARATION SHALL INCLUDE REMOVING ALL WEEDS, CLEANING UP SAID 3. MOW TURF ON A REGULAR BASIS AND AS SEASON AND WEATHER DICTATES. REMOVE NO MORE THAN THE TOP
· THE MAINTENANCE CONTRACTOR SHALL PERFORM SOIL TESTS AS NEEDED TO IDENTIFY ANY IMBALANCES OR BED, EDGING AND CULTIVATING DECAYED MULCH INTO THE SOIL. DEBRIS FROM EDGING IS TO BE REMOVED FROM 1/3 OF LEAF BLADE. CLIPPINGS ON PAVED AND BED AREAS TO BE REMOVED.
DEFICIENCIES CAUSING PLANT MATERIAL DECLINE. THE OWNER SHALL BE NOTIFIED OF THE RECOMMENDATION FOR BEDS WHERE APPLICABLE. IF DEEMED NECESSARY, A PRE-EMERGENT HERBICIDE MAY BE APPLIED TO THE SOIL TO 4. AERATE WARM SEASON TURF AREAS TO MAINTAIN HIGH STANDARDS OF TURF APPEARANCE,
APPROVAL, AND THE NECESSARY CORRECTIONS MADE AT AN ADDITIONAL COST TO THE OWN ER. INHIBIT THE GROWTH OF FUTURE WEEDS. 5. APPLY PRE-EMERGENT TO TURF IN TWO APPLICATIONS IN EARLY FEBRUARY AND EARLY APRIL TO EXTEND
· ACCEPTABLE TEST RESULTS BARRIER.
· ORGANICALLY MAINTAINED GARDENS SHALL NOT RECEIVE ANY PRE-EMERGENT HERBICIDES. MULCH IN EXCESS OF
LANDSCAPE TREES & SHRUBS 4" WILL BE REMOVED FROM THE BED AREAS. SPECIAL CARE SHALL BE TAKEN IN THE MULCHING OPERATION NOT TO 6. APPLY POST EMERGENT AS NEEDED TO CONTROL WEEDS.
PH RANGE 5.0-7.0 OVER-MULCH OR COVER THE BASE OF TREES AND SHRUBS. THIS CAN BE DETRIMENTAL TO THE HEALTH OF THE 7. MECHANICALLY EDGE CURBS AND WALKS.
ORGANIC MATTER >1.5% PLANTS. 8. APPLY NON-SELECTIVE HERBICIDE TO MULCHED BED AREAS AND PAVEMENT AND REMOVE EXCESS RUNNERS
MAGNESIUM (MG) 100+ LBS/ACRE TO MAINTAIN CLEAN DEFINED BEDS.
WEEDING:
PHOSPHORUS (P2O5) 150+ LBS/ACRE
POTASSIUM (K2O) 120+ LBS/ACRE · ALL BEDS SHALL BE WEEDED ON A CONTINUOUS BASIS THROUGHOUT THE GROWING SEASON TO MAINTAIN A NEAT TREES, SHRUBS AND GROUNDCOVER MAINTENANCE:
APPEARANCE AT ALL TIMES. 1. PRUNE TREES, SHRUBS AND GROUNDCOVER TO ENCOURAGE HEALTHY GROWTH AND CREATE NATURAL
SOLUBLE SALTS NOT TO EXCEED 900 PPM/1.9 MMHOS/CM IN SOIL;
· PRE-EMERGENT (SOIL-APPLIED) AND POST-EMERGENT (FOLIAR-APPLIED) HERBICIDES SHALL BE USED WHERE AND APPEARANCE.
NOT TO EXCEED 1400 PPM/2.5 MMHOS/CM IN HIGH ORGANIC MIX
WHEN APPLICABLE AND IN ACCORDANCE WITH THE PRODUCT'S LABEL. 2. MULCH TO BE APPLIED IN FEBRUARY/MARCH WITH A HALF RATE IN LATE SUMMER TO TOPDRESS.
WORKMANSHIP: 3. APPLY PRE-EMERGENT HERBICIDES IN FEBRUARY AND APRIL.
INSECT & DISEASE CONTROL: TREES, SHRUBS & GROUNDCOVER
· DURING LANDSCAPE MAINTENANCE OPERATIONS, ALL AREAS SHALL BE KEPT NEAT AND CLEAN. PRECAUTIONS 4. MANUAL WEED CONTROL TO MAINTAIN CLEAN BED APPEARANCE.
SHALL BE TAKEN TO AVOID DAMAGE TO EXISTING STRUCTURES. ALL WORK SHALL BE PERFORMED IN A SAFE · THE MAINTENANCE CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING THE LANDSCAPE SITE ON A REGULAR 5. APPLY FUNGICIDE AND INSECTICIDES AS NEEDED TO CONTROL INSECTS AND DISEASE.
MANNER TO THE OPERATORS, THE OCCUPANTS AND ANY PEDESTRIANS BASIS. THE MONITORING FREQUENCY SHALL BE MONTHLY EXCEPT FOR GROWING SEASON, WHICH WILL BE EVERY 6. ORNAMENTAL SHRUBS, TREES AND GROUNDCOVERS TO BE FERTILIZED THREE (3) TIMES PER YEAR WITH A
OTHER WEEK. TRAINED PERSONNEL SHALL MONITOR FOR PLANT DAMAGING INSECT ACTIVITY, PLANT PATHOGENIC BALANCED MATERIAL (JANUARY/FEBRUARY, APRIL/MAY, OCTOBER/NOVEMBER)
· UPON COMPLETION OF MAINTENANCE OPERATIONS, ALL DEBRIS AND WASTE MATERIAL SHALL BE CLEANED UP AND DISEASES AND POTENTIAL CULTURAL PROBLEMS IN THE LANDSCAPE. THE PEST OR CULTURAL PROBLEM WILL BE
REMOVED FROM THE SITE, UNLESS PROVISIONS HAVE BEEN GRANTED BY THE OWNER TO USE ON-SITE TRASH 7. EDGE ALL MULCHED BEDS
IDENTIFIED UNDER THE SUPERVISION OF THE CONTRACTOR
RECEPTACLES ANY DAMAGE TO THE LANDSCAPE, STRUCTURES, OR IRRIGATION SYSTEMS CAUSED BY THE 8. REMOVE ALL LITTER AND DEBRIS. CLIENT:
MAINTENANCE CONTRACTOR, SHALL BE REPAIRED BY THE MAINTENANCE CONTRACTOR WITHOUT CHARGE TO THE · FOR PLANT DAMAGING INSECTS AND MITES IDENTIFIED IN THE LANDSCAPE, THE CONTRACTOR SHALL CONSULT AND
OWNER FOLLOW THE RECOMMENDATIONS OF THE MOST CURRENT EDITION OF THE STATE COOPERATIVE SERVICE GENERAL MAINTENANCE:
PUBLICATION ON INSECT CONTROL ON LANDSCAPE PLANT MATERIAL
TURF 1. REMOVE ALL MAN-MADE DEBRIS, BLOW EDGES.
· PLANT PATHOGENIC DISEASE PROBLEMS IDENTIFIED BY THE CONTRACTOR THAT CAN BE RESOLVED BY PRUNING 2. INSPECT GROUNDS ON A MONTHLY BASIS AND SCHEDULE INSPECTION WITH UNIT OPERATOR.
GENERAL CLEANUP: OR PHYSICAL REMOVAL OF DAMAGED PLANT PARTS WILL BE PERFORMED AS PART OF THE CONTRACT. FOR AN
TOWER COURT
· PRIOR TO MOWING, ALL TRASH, STICKS, AND OTHER UNWANTED DEBRIS SHALL BE REMOVED FROM LAWNS, PLANT ADDITIONAL CHARGE, PLANT PATHOGENIC DISEASES THAT CAN BE RESOLVED THROUGH PROPERLY TIMED
BEDS, AND PAVED AREA APPLICATIONS OF FUNGICIDES SHALL BE MADE WHEN THE OWNER AUTHORIZES IT.
CONDOMINIUMS
MOWING: · IF THE CONTRACTOR NOTES AN ESPECIALLY INSECT-OR DISEASE-PRONE PLANT SPECIES IN THE LANDSCAPE,
HE/SHE WILL SUGGEST REPLACEMENT WITH A MORE PEST-RESISTANT CULTIVARS OR SPECIES THAT IS CONSISTENT
· TURF GRASSES, INCLUDING BLUE GRASS, TALL FESCUE, PERENNIAL RYEGRASS, ETC., SHALL BE MAINTAINED AT A WITH THE INTENT OF THE LANDSCAPE DESIGN
901-913 GREEN BAY ROAD &
MAINTAINED AT NO LESS THAN 3". · NOTE: FOR IDENTIFICATION OF PLANT-DAMAGING INSECTS AND MITES, A REFERENCE TEXTBOOK THAT CAN BE USED
IS INSECTS THAT FEED ON TREES AND SHRUBS BY JOHNSON AND LYON, COMSTOCK PUBLISHING ASSOCIATES. FOR 1007-1011 TOWER COURT
· THE MOWING OPERATION INCLUDES TRIMMING AROUND ALL OBSTACLES, RAKING EXCESSIVE GRASS CLIPPINGS PLANT PATHOGENIC DISEASES, TWO REFERENCES ARE SUGGESTED· SCOUTING AND CONTROLLING WOODY
AND REMOVING DEBRIS FROM WALKS, CURBS, AND PARKING AREAS. CAUTION: MECHANICAL WEEDERS SHOULD NOT ORNAMENTAL DISEASES IN LANDSCAPES AND NURSERIES, AUTHORIZED BY GARY MOORMAN, PUBLISHED BY PENN
BE USED AROUND TREES BECAUSE OF POTENTIAL DAMAGE TO THE BARK. # Date: Description: By:
STATE COLLEGE OF AGRICULTURAL SCIENCES, AND DISEASES OF TREES AND SHRUBS BY SINCLAIR AND LYON,
PUBLISHED BY COMSTOCK PUBLISHING PRESS. 2026.03.03 Schematic Review EC
EDGING:
TRASH REMOVAL: 2026.03.23 Winnetka PD Review EC
· EDGING OF ALL SIDEWALKS, CURBS AND OTHER PAVED AREAS SHALL BE PERFORMED ONCE EVERY OTHER MOWING
DEBRIS FROM THE EDGING OPERATIONS SHALL BE REMOVED AND THE AREAS SWEPT CLEAN. CAUTION SHALL BE · THE MAINTENANCE CONTRACTOR SHALL REMOVE TRASH FROM ALL SHRUB AND GROUNDCOVER BEDS WITH EACH 2026.05.07 PD Submission EC
USED TO AVOID FLYING DEBRIS. VISIT.
FERTILIZING: LEAF REMOVAL:
· SEASONALLY STEPPED FERTILIZER SHALL BE APPLIED IN AREAS BASED ON THE EXISTING TURF SPECIES · ALL FALLEN LEAVES SHALL BE REMOVED FROM THE SITE IN NOVEMBER AND ONCE IN DECEMBER. IF REQUESTED BY
THE OWNER, THE MAINTENANCE CONTRACTOR, AT AN ADDITIONAL COST TO THE OWNER SHALL PERFORM
LAWN WEED CONTROL: HERBICIDES
SUPPLEMENTAL LEAF REMOVALS
· SELECTION AND PROPER USE OF HERBICIDES SHALL BE THE LANDSCAPE CONTRACTOR'S RESPONSIBILITY ALL
WINTER CLEANUP:
CHEMICAL APPLICATIONS SHALL BE PERFORMED UNDER THE SUPERVISION OF A LICENSED CERTIFIED APPLICATOR.
READ THE LABEL PRIOR TO APPLYING ANY CHEMICAL. · HE PROJECT SHALL RECEIVE A GENERAL CLEAN-UP ONCE DURING EACH OF THE WINTER MONTHS, I.E , JANUARY,
FEBRUARY, AND MARCH.
INSECT & DISEASE CONTROL FOR TURF:
·· CLEANING CURBS AND PARKING AREAS
· THE CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING THE SITE CONDITIONS ON EACH VISIT TO DETERMINE ·· REMOVING ALL TRASH AND UNWANTED DEBRIS
IF ANY INSECT PEST OR DISEASE PROBLEMS EXIST. THE CONTRACTOR SHALL IDENTIFY THE INSECT PEST OR ·· TURNING MULCH WHERE NECESSARY
DISEASE, AS WELL AS THE HOST PLANT, AND THEN CONSULT THE MOST CURRENT EDITION OF THE COOPERATIVE
·· INSPECTION OF GROUNDS
EXTENSION SERVICE'S "COMMERCIAL INSECTICIDE RECOMMENDATION FOR TURF" FOR CONTROL. THE LICENSED
APPLICATOR SHALL BE FAMILIAR WITH THE LABEL PROVIDED FOR THE SELECTED PRODUCT PRIOR TO APPLICATION. SEASONAL COLOR: PERENNIALS, ANNUALS & BULBS
MARIANI PLOT STAMP: J:\01 Projects\2026\Tower Court_260001\04 Construction\20260501_Tower Ct_CDs
· INSPECTION AND TREATMENT TO CONTROL INSECT PESTS SHALL BE INCLUDED IN THE CONTRACT PRICE. THE INSTALLATION OF PERENNIALS, ANNUALS, AND BULBS, UNLESS SPECIFIED HEREIN, SHALL BE REVIEWED WITH THE
OWNER, AND, IF ACCEPTED, INSTALLED AND BILLED TO THE OWNER
TREES, SHRUBS & GROUNDCOVER
SEASONAL COLOR MAINTENANCE:
PRUNING:
· PERENNIALIZATION OF BULBS
· ALL ORNAMENTAL TREES, SHRUBS AND GROUND COVER SHALL BE PRUNED WHEN APPROPRIATE TO REMOVE DEAD
OR DAMAGED BRANCHES, DEVELOP THE NATURAL SHAPES. DO NOT SHEAR TREES OR SHRUBS. IF PREVIOUS 1. AFTER FLOWERING, CUT OFF SPENT FLOWER HEADS
MAINTENANCE PRACTICE HAS BEEN TO SHEAR AND BALL, THEN A NATURAL SHAPE WILL BE RESTORED GRADUALLY. 2. ALLOW LEAVES OF DAFFODILS AND HYACINTHS TO REMAIN FOR SIX WEEKS AFTER FLOWERS HAVE FADED.
CUT OFF AT BASE
· PRUNING GUIDELINES:
3. ALLOW LEAVES OF OTHER BULBS TO YELLOW NATURALLY AND THEN CUT OFF AT BASE.
1. PRUNE PLANTS THAT FLOWER BEFORE THE END OF JUNE (SPRING BLOOMING) IMMEDIATELY AFTER
4. APPLY FERTILIZER AFTER FLOWERING IN SPRING, POSSIBLY AGAIN IN FALL. APPLY 10-10-10 AT THE RATE OF 2
FLOWERING FLOWER BUDS DEVELOP DURING THE PREVIOUS GROWING SEASON. FALL, WINTER OR SPRING This plan is conceptual; all dimensions are to be verified. Materials are represented
POUNDS PER 1000 SQUARE FEET OR TOP-DRESS WITH COMPOST 1ft DEEP. FALL FERTILIZATION WITH A BULB in their future condition in a more mature state. All designs and ideas contained in
PRUNING WOULD REDUCE THE SPRING FLOWERING DISPLAY. these drawings are not to be used as final construction documents by other than
FERTILIZER OR MULCHING WITH r OF COMPOST IS OPTIONAL. MARIANI ENTERPRISES, INC.Th ey a r e th e so le pr op er ty of MARIANI
2. PRUNE PLANTS THAT FLOWER IN JULY - SEPTEMBER (SUMMER OR AUTUMN BLOOMING) IN WINTER OR SPRING ENTERPRISES, INC. and are not to be duplicated or put to bid without express
BEFORE NEW GROWTH BEGINS, SINCE THESE PLANTS DEVELOP FLOWERS ON NEW GROWTH · FLOWER ROTATION written consent. Graphic representations are for illustrative purposes; field
adjustments may be made during installation in keeping with the design intent.
3. DELAY PRUNING PLANTS GROWN FOR ORNAMENTAL FRUITS, SUCH AS COTONEASTERS AND VIBURNUMS 1. BULBS: REMOVE THE ENTIRE PLANT AND BULB AFTER FLOWERS HAVE FADED OR AT THE DIRECTION OF THE
4. HOLLIES AND OTHER EVERGREENS MAY BE PRUNED DURING WINTER IN ORDER TO USE THEIR BRANCHES FOR OWNER AND INSTALL NEW PLANTS IF INCLUDED IN CONTRACT.
SEASONAL DECORATION. HOWEVER, SEVERE PRUNING OF EVERGREENS SHOULD BE DONE IN EARLY SPRING 2. SUMMER ANNUALS OR FALL PLANTS: DESIGN: EC
ONLY. a. DEAD HEADING: PINCH AND REMOVE DEAD FLOWERS ON ANNUALS AS NECESSARY
5. BROADLEAF EVERGREEN SHRUBS SHALL BE HAND-PRUNED TO MAINTAIN THEIR NATURAL APPEARANCE AFTER b. FERTILIZING SUMMER ANNUALS: FERTILIZE USING ONE OR TWO METHODS: APPLY A SLOW-RELEASE
THE NEW GROWTH HARDENS OFF. FERTILIZER IN MAY FOLLOWING MANUFACTURER'S RECOMMENDATIONS. A BOOSTER SUCH AS 10-10-10 DRAFTED: EC
6. HEDGES OR SHRUBS THAT REQUIRE SHEARING TO MAINTAIN A FORMAL APPEARANCE SHALL BE PRUNED AS MAY BE NECESSARY IN LATE SUMMER. OR, APPLY LIQUID FERTILIZATIONS OF 20-20-20 WATER-SOLUBLE
REQUIRED. DEAD WOOD SHALL BE REMOVED FROM SHEARED PLANTS BEFORE THE FIRST SHEARING OF THE FERTILIZERS, NOT TO EXCEED 2 POUNDS OF 20-20-20 PER 100 GALLONS OF WATER, MONTHLY; OR MULCH CHECKED: CB
SEASON WITH COMPOST 1" DEEP N O R T H
NOT FOR CONSTRUCTION
7. CONIFERS SHALL BE PRUNED, IF REQUIRED, ACCORDING TO THEIR GENUS c. REMOVAL: IF FALL PLANTS ARE TO BE INSTALLED, SUMMER ANNUALS SHALL BE LEFT IN THE GROUND
·· YEWS, JUNIPERS, HEMLOCKS AND ARBORVITAE MAY BE PRUNED AFTER NEW GROWTH HAS HARDENED UNTIL THE FIRST KILLING FROST AND THEN REMOVED, UNLESS OTHERWISE DIRECTED BY THE OWNER SCALE: 1:10
OFF IN LATE SUMMER. IF SEVERE PRUNING IS NECESSARY, IT MUST BE DONE IN EARLY SPRING. PERENNIALS:
·· FIRS AND SPRUCES MAY BE LIGHTLY PRUNED IN LATE SUMMER, FALL, OR WINTER AFTER COMPLETING
GROWTH LEAVE SIDE BUDS NEVER CUT CENTRAL LEADER. · AFTER INITIAL INSTALLATION, IF A TIME-RELEASED FERTILIZER HAS BEEN INCORPORATED DURING PLANT
·· PINES MAY BE LIGHTLY PRUNED IN EARLY JUNE BY REDUCING CANDLES INSTALLATION, NO MORE FERTILIZER NEED BE APPLIED THE FIRST GROWING SEASON.
0 5' 10' 20' 30'
8. GROUNDCOVER SHALL BE EDGED AND PRUNED AS NEEDED TO CONTAIN IT WITHIN ITS BORDERS. · THE FOLLOWING YEAR:
9. THINNING: REMOVE BRANCHES AND WATER SPROUTS BY CUTTING THEM BACK TO THEIR POINT OF ORIGIN ON 1. FERTILIZE PERENNIALS WITH A SLOW-RELEASE FERTILIZER OR ANY 50% ORGANIC FERTILIZER, OR MULCH ISSUED DATE: 2026.02.24
PARENT STEMS. THIS METHOD RESULTS IN A MORE OPEN PLANT, WITHOUT STIMULATING EXCESSIVE GROWTH. PERENNIALS WITH COMPOST 1" DEEP.
THINNING IS USED ON CRAB APPLES, LILACS, VIBURNUMS, ETC PROJECT NO: TC26001
2. CUT ALL DECIDUOUS PERENNIALS FLUSH TO THE GROUND BY MARCH 1, IF THIS WAS NOT DONE THE PREVIOUS
10. RENEWAL PRUNING: REMOVE OLDEST BRANCHES OF SHRUB AT GROUND, LEAVING THE YOUNGER, MORE FALL, TO ALLOW NEW GROWTH TO DEVELOP FREELY
VIGOROUS BRANCHES. ALSO REMOVE WEAK STEMS. ON OVERGROWN PLANTS, THIS METHOD MAY BE BEST 3. MULCH THE PERENNIAL BED ONCE IN EARLY SPRING AT 1"-2" DEPTH. IF SOIL IS BARED IN LATE FALL, RE-MULCH
MAINTENANCE
DONE OVER A THREE-YEAR PERIOD. RENEWAL PRUNING MAY BE USED ON FORSYTHIA, HYDRANGEA, SPIREA, LIGHTLY AFTER GROUND IS FROZEN TO PROTECT PERENNIALS.
ETC. 4. INSPECT FOR INSECT OR DISEASE PROBLEMS ON PERENNIALS. MONITOR AND CONTROL SLUGS ON HOST AS
11.PLANTS OVERHANGING PASSAGEWAYS AND PARKING AREAS AND DAMAGED PLANTS SHALL BE PRUNED AS AND LIGULARIAS. POWDERY MILDEW ON PHLOX, MONARDAS, AND ASTERS CAN BE PREVENTED WITH
NEEDED
12. SHADE TREES THAT CANNOT BE ADEQUATELY PRUNED FROM THE GROUND SHALL NOT BE INCLUDED IN THE
PROPERLY TIMED FUNGICIDES OR USE OF DISEASE-RESISTANT VARIETIES
5. WEED PERENNIAL BED AS SPECIFIED IN "WEEDING" ABOVE.
SPECIFICATIONS
MAINTENANCE CONTRACT. A CERTIFIED ARBORIST UNDER A SEPARATE CONTRACT SHALL PERFORM THIS
TYPE OF WORK
L7.1
Page 90 of 207
CONTROL JOINTS, SPACING
PER LAYOUT PLAN. 81" WIDE
ADJACENT CAST IN PLACE ,TYP. 41" SLAB DEPTH. 41"
CONCRETE WALK RADIUM TOOLED JOINTS 300 Rockland Road | Lake Bluff, Illinois 60045
5" PORTLAND CEMENT CONCRETE Phone: 847.234.2172 | Fax: 847.234.2754
CONCRETE WALK. SEE
MIN 18" BRICK UNIT PAVER CARRIAGE WALK, CLASS SI, FINE TO MEDIUM
DETAIL X SHEET L8.0 www.marianilandscape.com
WALK: STANDARD SIZE PINE BROOM FINISH
HALL RUMBLED FULL RANGE. 1
2" EXPANSION JOINT AT NEW CURB
1" SAND SETTING BED
NEW CONCRETE CURB
1
2" EXPANSION JOINT AT NEW
CURB NEW BUILDING & ASSOCIATED
CONTROL JOINT
ADJACENT CONCRETE CURB FOUNDATION CONSULTANTS:
& GUTTER ALONG GREEN BAY
6"X6" WELDED WIRE FABRIC,
ROAD. SEE CIVIL PLANS FOR 1
EPOXY COATED EACH EXPANSION JOINT: 2"EXPANSION JOINT BETWEEN
CONSTRUCTION DETAILS NEW CONCRETE SIDEWALK
3
AND SPECIFICATIONS MIN 2" DEPTH IDOT CA-6 4" SPACED AT 40' AND BUILDING FOUNDATION
COMPACTED GRANULAR SUBBASE INTERVAL MAX
5" CONCRETE SUB-BASE W/
6"X6" WWF
CONCRETE WALK. SEE CONCRETE WALK. SEE
UNDISTURBED/COMPACTED
3'-0" MIN
MIN 6" COMPACTED GRAVEL DETAIL X SHEET L8.0
BASE SUB-GRADE DETAIL X SHEET L8.0
STRUCTURAL SOIL 36" DEPTH
MIN. SEE L5.0 MATERIALS
PLAN FOR LIMITS EXPANSION JOINT
BRICK UNIT PAVER:
STANDARD SIZE PINE HALL
RUMBLED FULL RANGE
SEE DETAILS A SHEET L8.0
BRICK UNIT PAVER CARRIAGE WALK CAST IN PLACE CONCRETE PAVING CONCRETE JOINTS, TYP. CONCRETE JOINT AT BUILDING
A 1 1/2" = 1'-0"
B 1 1/2" = 1'-0"
C 1 1/2" = 1'-0"
D 1 1/2" = 1'-0"
CLIENT:
71.875" TREE GRATE:
4'x6' IRON AGE MINNIONE
IRON TREE GRATE, RAW
FINISH w/ CUSTOM 16"Ø
OPENING, ELECTRIC
TOWER COURT
CONDOMINIUMS
47.875"
ACCESS PANEL
TREE GRATE TO INSTALLED
w/ IRON AGE STAND-OFF
EMBED PERIMETER FRAME 901-913 GREEN BAY ROAD &
1007-1011 TOWER COURT
(1) EXTERIOR GRADE GFCI
OUTLET LOCATED AT EA
" PARKWAY TREE GRATE, # Date: Description: By:
25 E
4'X6' IRON AGE TREE GRATE SEE
1. G TYP.
2026.03.03 Schematic Review EC
ED
TREE FRAME TO BE
ANCHORED W/ #3 DETAIL G-H SHEET L8.0
2026.03.23 Winnetka PD Review EC
REBAR TO CONCRETE
SIDEWALK BASE SHREDDED HARDWOOD BARK
2026.05.07 PD Submission EC
MULCH 4" MIN DEPTH. NO BARK
ADJACENT CAST IN TO BE PLACED AGAINST BASE
PLACE CONCRETE WALK. 4'-0"
OF TREE TRUNK.
IRON TREE GRATE
SEE DETAIL B SHEET L8.0
IRON AGE TREE GRATE FRAME F NTS PEDESTRIAN SIGNALIZED
ANCHORED TO CONCRETE CURB CROSSING SIGNAGE:
#3 REBAR CONCRETE ANCHOR EMEDCO 36"x36" PUSH BUTTON
PEDESTRIAN CROSSING SIGN
ADJACENT CONCRETE CURB & TREE GRATE PERIMETER FRAME: FINAL POWER SUPPLY SOURCE 1'-0"
GUTTER ALONG GREEN BAY IRON AGE STAND-OFF EMBED AND SIGN LOCATION TO BE STERNBERG 4100
ROAD. SEE CIVIL PLANS FOR PERIMETER FRAME COORDINATED WITH WINNETKA 4" AUGUSTA SIGNAGE
CONSTRUCTION DETAILS AND ENGINEERING DEPARTMENT 9 POLE
SPECIFICATIONS 1'-216 "
TYP, BACKFILL SOIL MIX, 30" MIN (4) 21"Ø, HOT DIPPED
DEPTH GALVANIZED "L" TYPE
CIP CONCRETE TREE GRATE
3'-0" SUPPORT CURB
ANCHOR BOLTS
STRUCTURAL SOIL 36" DEPTH MIN
SEE L5.0 MATERIALS PLAN FOR ADJACENT BRICK UNIT
LIMITS PAVER
MARIANI PLOT STAMP: J:\01 Projects\2026\Tower Court_260001\04 Construction\20260501_Tower Ct_CDs
STERNBERG 4100
42" MIN TO
4" SDR 35 PERF PVC PIPE W/ TREE GRATE PERIMETER FRAME: 4" AUGUSTA SIGNAGE POLE
IRON AGE STAND-OFF EMBED SET ON CONCRETE POST MIN 14"Ø CONCRETE
CONNECTIONS TO DRAINAGE
POST HOLE
FROST DEPTH
SYSTEM. SEE CIVIL PLANS FOR PERIMETER FRAME HOLE FOUNDATION
FOUNDATION TO
FINAL LOCATIONS
FROST DEPTH (MIN. 42")
CIP CONCRETE TREE GRATE
UNDISTURBED SUBGRADE
SUPPORT CURB
1'-2"
This plan is conceptual; all dimensions are to be verified. Materials are represented
in their future condition in a more mature state. All designs and ideas contained in
TREE GRATE WITH STRUCTURAL SOIL TREE GRATE PERIMETER FRAME PEDESTRIAN SIGNALIZED CROSSING
these drawings are not to be used as final construction documents by other than
MARIANI ENTERPRISES, INC.Th ey a r e th e so le pr op er ty of MARIANI
E 3/4" = 1'-0"
G NTS
H NTS
ENTERPRISES, INC. and are not to be duplicated or put to bid without express
written consent. Graphic representations are for illustrative purposes; field
adjustments may be made during installation in keeping with the design intent.
DESIGN: EC
DRAFTED: EC
1'-458"
DETECTABLE WARNING PLATES: CHECKED: CB
NEENAH FOUNDRY UNFINISHED. N O R T H
NOT FOR CONSTRUCTION
MAGLIN MBR200 BIKE FINAL LOCATION TO BE
RACK - BLACK POWDER COORDINATED WITH WINNETKA SCALE:
2'-1113 2'-1113
1:10
16" 16"
COAT FINISH ENGINEERING DEPARTMENT
SEE CIVIL PLANS FOR
CONSTRUCTION DETAILS AND
1'-6" MAINTAIN CONTINUOUS
SPECIFICATIONS
BRICK UNIT PAVER
AROUND BIKE RACK 0 5' 10' 20' 30'
BURY BURY ISSUED DATE: 2026.02.24
1'-6" 1'-6"
42" MIN TO 42" MIN TO
PROJECT NO: TC26001
FROST DEPTH FROST DEPTH
10"Ø CONCRETE POST
FOUNDATION TO FROST
SITE DETAILS
DEPTH (MIN. 42")
10" 10"
MIN MIN
J
STANDARD BIKE RACK
1/2" = 1'-0"
K
DETECTABLE WARNING PLATES
NTS L8.0
Page 91 of 207
LANDSCAPE LIGHTING LEGEND GENERAL LANDSCAPE DESIGN NOTE:
SYMBOL DESCRIPTION QTY.
FINAL LANDSCAPE AND FUTURE CROSSWALK LOCATIONS ARE SUBJECT TO
SMALL BULLET UPLIGHT FIXTURE 3 COORDINATION WITH THE VILLAGE OF WINNETKA'S COMPREHENSIVE HUBBARD WOODS
STREETSCAPE IMPROVEMENT PLANS, CURRENTLY UNDER DEVELOPMENT BY OTHERS.
POST MOUNTED PEDESTRIAN LIGHT 2 STREETSCAPE ENHANCEMENTS SHOWN ARE FOR REFERENCE AND OVERALL DESIGN
INTENT. CROSSWALK IMPROVEMENTS HAVE BEEN OMITTED PER SUGGESTION BY
BUILDING WALL SCONCE
VILLAGE OF WINNETKA STAFF.
SEE EXTERIOR LIGHTING PLAN
300 Rockland Road | Lake Bluff, Illinois 60045
NOTE: ALL ELECTRIC FOR LIGHTING TO BE IN CONDUIT Phone: 847.234.2172 | Fax: 847.234.2754
www.marianilandscape.com
ELECTRIC LEGEND
SYMBOL QTY.
GFCI OUTLETS - ACCESSORY USE 5
STERNBERG 4200 CONSULTANTS:
AUGUSTA POLE
NOTE: ALL ELECTRIC FOR OUTLETS TO BE IN CONDUIT 1'-6"
ACCESS DOOR
PROPERTY LINE 1'-434"
12"Ø BOLT CICLE
EGRESS CORRIDOR (4) 21"Ø, HOT DIPPED
GALVANIZED "L" TYPE
1,512 SF ANCHOR BOLTS
ADJACENT BRICK UNIT
PAVER
TRASH
42" MIN TO MIN 18"Ø CONCRETE
POST FOUNDATION TO
FROST DEPTH
FROST DEPTH (MIN. 42")
REBEL HOUSE
1'-634"
2,375 SF
PEDESTRIAN LIGHT POLE LIGHT POLE FOOTING
B NTS C 1/2" = 1'-0"
CLIENT:
SMALL LANDSCAPE LIGHT
TOWER COURT
STAIR FIXTURE:
DAUER FAIRMONT SOLID CONDOMINIUMS
STANDARD STREETSCAPE
185 SF COMMERCIAL BRASS SMALL BULLET
UPLIGHT, WEATHERED BRASS 901-913 GREEN BAY ROAD &
PEDESTRIAN LIGHT POLE
9,620 SF FINISH 1007-1011 TOWER COURT
COMMERCIAL
WITH BANNER ARMS, TYP.
SEE DETAILS A-C SHEET
L9.0
1,548 SF
INSTALL ON HEAVY DUTY
COMPOSITE STAKE INCLUDED UPPER DECK # Date: Description: By:
w/ FIXTURE
(1) EXTERIOR GRADE GFCI 2026.03.03 Schematic Review EC
OUTLET TO BE LOCATED 2026.03.23 Winnetka PD Review EC
AT EA PARKWAY TREE
GRATE, TYP.
PEDESTRIAN LIGHT POLE ELEV
LANDSCAPE LIGHT FIXTURE LANDSCAPE LIGHT FIXTURE
2026.05.07 PD Submission EC
A NTS D E
NTS NTS
60'-0"
STAIR
185 SF PARKING GARAGE
COMMERCIAL COMMERCIAL RAMP
1,473 SF 846 SF
BUILDER TO PROVIDE ELECTRIC
TOWER COURT
OUTLETS ALONG EXTERIOR OF
MARIANI PLOT STAMP: J:\01 Projects\2026\Tower Court_260001\04 Construction\20260501_Tower Ct_CDs
BUILDING FOR MAINTENANCE &
SEASONAL NEEDS. FINAL
CONDO ENTRY
LOCATIONS BY ARCHITECT.
550 SF LIGHTING AT BUILDING
CANTILEVER BY BUILDER.
2'-9" SEE ARCHITECTURAL
EXTERIOR GROUND LEVEL
LIGHTING PLAN.
STANDARD STREETSCAPE
PEDESTRIAN LIGHT POLE
This plan is conceptual; all dimensions are to be verified. Materials are represented
WITH BANNER ARMS, TYP. in their future condition in a more mature state. All designs and ideas contained in
SEE DETAILS A-C SHEET L9.0 these drawings are not to be used as final construction documents by other than
MARIANI ENTERPRISES, INC.Th ey a r e th e so le pr op er ty of MARIANI
ENTERPRISES, INC. and are not to be duplicated or put to bid without express
(1) EXTERIOR GRADE GFCI written consent. Graphic representations are for illustrative purposes; field
adjustments may be made during installation in keeping with the design intent.
OUTLET FOR MAINTENANCE WALL SCONE AT BUILDING BY
& SEASONAL NEEDS. FINAL BUILDER. SEE ARCHITECTURAL LIGHTING AT PARKING
LOCATION TO BE EXTERIOR GROUND LEVEL GARAGE RAMP BY BUILDER.
SEE ARCHITECTURAL DESIGN: EC
COORDINATED WITH LIGHTING PLAN
EXTERIOR GROUND LEVEL
LANDSCAPE ARCHITECT.
PARALLEL PARKING ONE-WAY STREET LIGHTING PLAN.
DRAFTED: EC
14 SPACES
PROPERTY LINE
(3) SMALL LANDSCAPE
ACCENT BULLET UP LIGHT
CHECKED: CB
SEE DETAILS D-E SHEET N O R T H
NOT FOR CONSTRUCTION
L9.0
SCALE: 1:10
GREEN BAY ROAD
PROPERTY LINE
0 5' 10' 20' 30'
EXISTING ADJACENT BUILDING
ISSUED DATE: 2026.02.24
PROJECT NO: TC26001
UTILITY &
LIGHTING PLAN
L9.0
Page 92 of 207
ALTOUNIAN CONSTRUCTION ERIKSSON
TOWER COURT CONDOMINIUMS ENGINEERING
ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
ALTOUNIAN CONSTRUCTION
phone (847) 223-4804
901 GREEN BAY ROAD
fax (847) 223-4864
email INFO@EEA-LTD.COM
Professional Design Firm
License No. 184-003220
Expires: 04/30/2027
WINNETKA, ILLINOIS 60093
901 GREEN BAY ROAD
TOWER COURT CONDOS
WINNETKA, ILLINOIS 60093
Reserved for Seal:
SSI
ROFE ONAL E
DP N
LICE
NS EER
E TIMOTHY GIN
OWENBROWN
062-068681
03.24.2026
ST
A TE OI S
OF I L LI N
EXPIRATIONDATE: 11/30/27
No. Date Description
SITE LOCATION MAP (N.T.S.)
INDEX OF SHEETS
C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2026
Design By: Approved By: Date:
Sheet Title:
SURVEY PROVIDED BY: J.U.L.I.E. CIVIL
ENGINEERING
COVER SHEET
PROJECT BENCHMARKS
Sheet No:
C000
Page 93 of 207
ERIKSSON
ENGINEERING
ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
ALTOUNIAN CONSTRUCTION
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
Professional Design Firm
License No. 184-003220
Expires: 04/30/2027
901 GREEN BAY ROAD
TOWER COURT CONDOS
WINNETKA, ILLINOIS 60093
Reserved for Seal:
SSI
ROFE ONAL E
DP N
LICE
NS EER
E TIMOTHY GIN
OWENBROWN
062-068681
03.24.2026
ST
AT E OI S
OF I L LI N
EXPIRATIONDATE: 11/30/27
No. Date Description
C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2026
Design By: Approved By: Date:
Sheet Title:
GRADING AND
PAVING PLAN
Sheet No:
C400
Page 94 of 207
GENERAL NOTES
R
FO
M
ER ERIKSSON
ENGINEERING
ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
O LEGEND
ALTOUNIAN CONSTRUCTION
phone (847) 223-4804
AG
fax (847) 223-4864
email INFO@EEA-LTD.COM
IC
Professional Design Firm
License No. 184-003220
CH
Expires: 04/30/2027
901 GREEN BAY ROAD
&
T6
L O BLOCK 5
TOWER COURT CONDOS
NO DEMOLITION NOTES
RT
WINNETKA, ILLINOIS 60093
7 ES
LO
T HW
TE
RN
T 8
LO
GR
N 9 RA
EE LO
T
ILR
Reserved for Seal:
SSI
ROFE ONAL E
DP
OA
N
LICE
NS EER
LO E TIMOTHY GIN
T1 D OWENBROWN
1 062-068681
03.24.2026
DEMOLITION LEGEND ST
AT E OI S
OF I L LI N
10
LOT EXPIRATIONDATE: 11/30/27
BA
LO Y No. Date Description
T1
2
O
BL
CK
NOT FOR CONSTRUCTION
T1
LO
3
6
RO
C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2026
Design By: Approved By: Date:
AD
Sheet Title:
SURVEY PROVIDED BY: J.U.L.I.E.
SITE DEMOLITION
PLAN
PROJECT BENCHMARKS
Sheet No:
C100
Page 95 of 207
GENERAL NOTES
R
FO
M
ER ERIKSSON
ENGINEERING
ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
O LEGEND
ALTOUNIAN CONSTRUCTION
phone (847) 223-4804
AG
fax (847) 223-4864
email INFO@EEA-LTD.COM
IC
Professional Design Firm
License No. 184-003220
CH
Expires: 04/30/2027
901 GREEN BAY ROAD
&
TOWER COURT CONDOS
NO GEOMETRY NOTES
RT
WINNETKA, ILLINOIS 60093
ES
HW
TE
RN
GR
N RA
EE ILR
Reserved for Seal:
SSI
ROFE ONAL E
DP
OA
N
LICE
NS EER
LO E TIMOTHY GIN
T1 D OWENBROWN
1 062-068681
03.24.2026
ST
AT E OI S
OF I L LI N
EXPIRATIONDATE: 11/30/27
BA
LO Y No. Date Description
T1
2
O
BL
CK
NOT FOR CONSTRUCTION
T1
LO
3
6
RO
C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2026
Design By: Approved By: Date:
AD
Sheet Title:
SURVEY PROVIDED BY: J.U.L.I.E.
SITE GEOMETRY
PLAN
PROJECT BENCHMARKS
Sheet No:
C200
Page 96 of 207
GENERAL NOTES
R
FO
M
ER ERIKSSON
ENGINEERING
ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
O LEGEND
ALTOUNIAN CONSTRUCTION
phone (847) 223-4804
AG
fax (847) 223-4864
email INFO@EEA-LTD.COM
IC
Professional Design Firm
License No. 184-003220
CH
Expires: 04/30/2027
901 GREEN BAY ROAD
&
TOWER COURT CONDOS
NO
UTILITY NOTES
RT
WINNETKA, ILLINOIS 60093
ES
HW
TE
RN
GR
N RA
EE ILR
Reserved for Seal:
STRUCTURE NOTES SSI
ROFE ONAL E
DP
OA
N
LICE
NS EER
LO E TIMOTHY GIN
T1 D OWENBROWN
1 062-068681
03.24.2026
ST
AT E OI S
OF I L LI N
EXPIRATIONDATE: 11/30/27
BA
LO Y No. Date Description
T1
2
O
BL
CK
NOT FOR CONSTRUCTION
T1
LO
3
6
RO
C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2026
Design By: Approved By: Date:
AD
Sheet Title:
SURVEY PROVIDED BY: J.U.L.I.E. SITE
UTILITY
PLAN
PROJECT BENCHMARKS
Sheet No:
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Page 97 of 207
GENERAL NOTES
R
FO
M
ER ERIKSSON
ENGINEERING
ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
O LEGEND
ALTOUNIAN CONSTRUCTION
phone (847) 223-4804
AG
fax (847) 223-4864
email INFO@EEA-LTD.COM
IC
Professional Design Firm
License No. 184-003220
CH
Expires: 04/30/2027
901 GREEN BAY ROAD
&
TOWER COURT CONDOS
NO GRADING NOTES
RT
WINNETKA, ILLINOIS 60093
ES
HW
TE
RN
GR
N RA
EE ILR
Reserved for Seal:
SSI
ROFE ONAL E
DP
OA
N
LICE
NS EER
LO E TIMOTHY GIN
T1 D OWENBROWN
062-068681
1
PAVING & SURFACE 03.24.2026
LEGEND ST
AT E
OF I L LI N
OI S
EXPIRATIONDATE: 11/30/27
BA
LO Y No. Date Description
T1
2
O
BL
CK
NOT FOR CONSTRUCTION
T1
LO
3
6
RO
C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2026
Design By: Approved By: Date:
AD
Sheet Title:
SURVEY PROVIDED BY: J.U.L.I.E.
GRADING AND
PAVING PLAN
PROJECT BENCHMARKS
Sheet No:
C400
Page 98 of 207
GENERAL NOTES
R
FO
M
ER ERIKSSON
ENGINEERING
ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
O LEGEND
ALTOUNIAN CONSTRUCTION
phone (847) 223-4804
AG
fax (847) 223-4864
email INFO@EEA-LTD.COM
IC
Professional Design Firm
License No. 184-003220
CH
Expires: 04/30/2027
901 GREEN BAY ROAD
&
TOWER COURT CONDOS
NO SOIL EROSION &
SEDIMENTATION CONTROL
RT NOTES
WINNETKA, ILLINOIS 60093
ES
HW
TE
RN
GR
N RA
EE ILR
Reserved for Seal:
SSI
ROFE ONAL E
DP
OA
N
LICE
NS EER
LO E TIMOTHY GIN
T1 D OWENBROWN
1 062-068681
03.24.2026
SOIL EROSION & ST
AT E OI S
SEDIMENTATION CONTROL OF I L LI N
LEGEND EXPIRATIONDATE: 11/30/27
BA
LO Y No. Date Description
T1
2
O
BL
CK
NOT FOR CONSTRUCTION
T1
LO
3
6
RO
C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2026
Design By: Approved By: Date:
AD
Sheet Title:
SURVEY PROVIDED BY: J.U.L.I.E. SITE EROSION
AND SEDIMENT
CONTROL PLAN
PROJECT BENCHMARKS
Sheet No:
C500
Page 99 of 207
ERIKSSON
ENGINEERING
ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
ALTOUNIAN CONSTRUCTION
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
Professional Design Firm
License No. 184-003220
Expires: 04/30/2027
901 GREEN BAY ROAD
TOWER COURT CONDOS
WINNETKA, ILLINOIS 60093
Reserved for Seal:
SSI
ROFE ONAL E
DP N
LICE
NS EER
E TIMOTHY GIN
OWENBROWN
062-068681
03.24.2026
ST
AT E OI S
OF I L LI N
EXPIRATIONDATE: 11/30/27
No. Date Description
NOT FOR CONSTRUCTION
C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2026
Design By: Approved By: Date:
Sheet Title:
SITE DETAILS
Sheet No:
C600
Page 100 of 207
ERIKSSON
ENGINEERING
ASSOCIATES, LTD.
145 COMMERCE DRIVE, SUITE A
GRAYSLAKE, ILLINOIS 60030
ALTOUNIAN CONSTRUCTION
phone (847) 223-4804
fax (847) 223-4864
email INFO@EEA-LTD.COM
Professional Design Firm
License No. 184-003220
Expires: 04/30/2027
901 GREEN BAY ROAD
TOWER COURT CONDOS
WINNETKA, ILLINOIS 60093
Reserved for Seal:
SSI
ROFE ONAL E
DP N
LICE
NS EER
E TIMOTHY GIN
OWENBROWN
062-068681
03.24.2026
ST
AT E OI S
OF I L LI N
EXPIRATIONDATE: 11/30/27
No. Date Description
NOT FOR CONSTRUCTION
C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2026
Design By: Approved By: Date:
Sheet Title:
SITE DETAILS
Sheet No:
C601
Page 101 of 207
F5
F6
1,512
253
F6
2,375
F4
9,620
F4
F4
1,473 846
F4
F3 F3 F3
550
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 21
May 07, 2026 Project #: 25057
Page 102 of 207
4,128
2,746
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 22
May 07, 2026 Project #: 25057
Page 103 of 207
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 23
May 07, 2026 Project #: 25057
Page 104 of 207
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 24
May 07, 2026 Project #: 25057
Page 105 of 207
4' - 7 5/8"
FLOOR PLANS SIDE 7 5/8"
SIDE
STORM
18' - 0"
15 TYP.
SUMP
8' - 7 1/2"
LOWERED CEILING
TYP. HEIGHT CLARENCE 8' - 6"
PARKING
18,629 SF
RAMP
46
STAIR UP
SPACES (3 ADA)
139 SF
INC. 4 TANDEM
5 5 12' - 2"
TRASH REAR
118 SF
PARKING
ELEV LOBBY
4-T 7 782 SF
STAIR
0'-0" FRONT 185 SF OIL INT
MECH
WH WH 454 SF
10
OVERHEAD BEAM
SAN
EJECTOR BACKUP GENERATOR
23' - 1"
SIDE
LOWER LEVEL
N TOWERCOURT
TOWER COURTCONDOMINIUMS
CONDOMINIUMS
OKW ARCHITECTS TOWER
TOWERCOURT
COURT
29
03
OKW ARCHITECTS SCALE: 1" = 20'
600 W. Jackson, Suite 250
600 W. Jackson, Suite 250
Chicago,ILIL
Chicago, 60661
60661
WINNETKA
WINNETKALLC
LLC GREEN BAY Court,
1011 Tower RD. WINNETKA, IL
Winnetka, IL
Architects 0 5' 10' 20'
May 12/19/25
07, 2026 Project #: 25057
Project #: 25057
PROJECT
Page 106 of 207
FLOOR PLANS 4' - 11"
SIDE NEIGHBORING BUILDING EGRESS TRANSFER
7 1/4"
SIDE
1' - 2" FRONT
EGRESS CORRIDOR 6"
1,512 SF REAR
TRASH
253 SF
REBEL HOUSE 7' - 8"
2,375 SF REAR COLUMN
BUILDING
CANTILEVER
8' - 6"
STAIR
TYP.
185 SF COMMERCIAL
9,620 SF
COMMERCIAL 20' - 0"
1,548 SF UPPER DECK
TYP.
ELEV
0' - 0" FRONT
STAIR
185 SF
1' - 2" FRONT
COMMERCIAL COMMERCIAL
1,473 SF 846 SF
21' - 4"
CONDO ENTRY
550 SF
8' - 2" RAMP DN
21' - 7 1/2" TYP.
21' - 4"
36' - 2"
TYP. PARALLEL PARKING
DRIVE AISLE (ONE WAY) SIDE
14 SPACES
1ST LEVEL
TOWER
TOWER COURTCONDOMINIUMS
COURT CONDOMINIUMS
OKW ARCHITECTS N
TOWER COURT
TOWER COURT
OKW ARCHITECTS
600 W.
600
Jackson, Suite 250
W. Jackson,
Chicago, Suite 250
IL 60661
Chicago, IL 60661
SCALE: 1" = 20'
WINNETKA LLC
WINNETKA LLC 1011 BAY
GREEN TowerRD.
Court, Winnetka,ILIL
WINNETKA, 30
04
Architects 0 5' 10' 20' May 07, 2026 Project #: 25057
5/52026 Project #: 25057
PROJECT
Page 107 of 207
FLOOR PLANS 5' - 7"
SIDE 3' - 4"
1' - 9 3/4" PRIVATE TERRACES, TYP. SIDE
FRONT
PRIVATE TERRACES, TYP.
201
204
4,128 SF STAIR 3,245 SF
185 SF
6' - 3"
REAR
CORRIDOR
776 SF
ELEV
STAIR
185 SF
202 203 205
3,150 SF 2,746 SF 3,070 SF
PRIVATE TERRACES, TYP.
36' - 8"
SIDE
2ND LEVEL
N TOWERCOURT
TOWER COURTCONDOMINIUMS
CONDOMINIUMS
OKW ARCHITECTS TOWER
TOWERCOURT
COURT
31
05
OKW ARCHITECTS SCALE: 1" = 20'
600 W. Jackson, Suite 250
600 W. Jackson, Suite 250
Chicago,ILIL
Chicago, 60661
60661
WINNETKA
WINNETKALLC
LLC GREEN BAY Court,
1011 Tower RD. WINNETKA, IL
Winnetka, IL
Architects 0 5' 10' 20'
May 12/19/25
07, 2026 Project #: 25057
Project #: 25057
PROJECT
Page 108 of 207
FLOOR PLANS 7"
5' - 7"
SIDE
FRONT PRIVATE TERRACES, TYP. 3' - 2"
SIDE
PRIVATE TERRACES, TYP.
301 304
4,126 SF STAIR 3,244 SF
185 SF
6' - 6"
REAR
CORRIDOR
778 SF
ELEV
STAIR
185 SF
302 303 305
3,150 SF 2,742 SF 3,068 SF
PRIVATE TERRACES, TYP.
37' - 7"
SIDE
3RD LEVEL
N TOWERCOURT
TOWER COURTCONDOMINIUMS
CONDOMINIUMS
OKW ARCHITECTS TOWER
TOWERCOURT
COURT
32
06
OKW ARCHITECTS SCALE: 1" = 20'
600 W. Jackson, Suite 250
600 W. Jackson, Suite 250
Chicago,ILIL
Chicago, 60661
60661
WINNETKA
WINNETKALLC
LLC GREEN BAY Court,
1011 Tower RD. WINNETKA, IL
Winnetka, IL
Architects 0 5' 10' 20'
May 12/19/25
07, 2026 Project #: 25057
Project #: 25057
PROJECT
Page 109 of 207
FLOOR PLANS 4' - 4"
SIDE 3' - 2"
PRIVATE TERRACES, TYP. SIDE
401 403
PRIVATE TERRACES, TYP. 3,721 SF STAIR 2,871 SF
185 SF
5' - 9 3/4"
REAR
CORRIDOR
778 SF
ELEV
STAIR
185 SF
402 303 404
3 3/4" 2,744 SF 2,742 SF 2,672 SF
FRONT
38' - 0"
SIDE
4TH LEVEL
N TOWERCOURT
TOWER COURTCONDOMINIUMS
CONDOMINIUMS
OKW ARCHITECTS TOWER
TOWERCOURT
COURT
33
07
OKW ARCHITECTS SCALE: 1" = 20'
600 W. Jackson, Suite 250
600 W. Jackson, Suite 250
Chicago,ILIL
Chicago, 60661
60661
WINNETKA
WINNETKALLC
LLC GREEN BAY Court,
1011 Tower RD. WINNETKA, IL
Winnetka, IL
Architects 0 5' 10' 20'
May 12/19/25
07, 2026 Project #: 25057
Project #: 25057
PROJECT
Page 110 of 207
ROOF PLAN
49' - 8"
T/O PARAPET ROOFTOP SOLAR ARRAY
55' - 3"
T/O ROOF ACCESS
46' - 5" 17' - 4"
ROOF 52' - 6" REAR
MECHANICAL UNITS
38' - 1" 48' - 11"
T/O BELOW T/O ELEVATOR OVERRUN
PARAPET
53' - 5"
T/O MECHANICAL SCREENING
12' - 10"
FRONT
37' - 3 3/4"
SIDE
N TOWERCOURT
TOWER COURTCONDOMINIUMS
CONDOMINIUMS
OKW ARCHITECTS TOWER
TOWERCOURT
COURT
34
08
OKW ARCHITECTS SCALE: 1" = 20'
600 W. Jackson, Suite 250
600 W. Jackson, Suite 250
Chicago,ILIL
Chicago, 60661
60661
WINNETKA
WINNETKALLC
LLC GREEN BAY Court,
1011 Tower RD. WINNETKA, IL
Winnetka, IL
Architects 0 5' 10' 20'
May 12/19/25
07, 2026 Project #: 25057
Project #: 25057
PROJECT
Page 111 of 207
BUILDING ELEVATIONS MTL-07
TOP OF STAIR ACCESS
55' - 3"
TOP OF PARAPET
MTL-04 49' - 8"
BR-01
ROOF
ST-01
46' - 5"
LEVEL 04
36' - 4"
BR-01
MTL-03 LEVEL 03
24' - 8"
MTL-02 ST-01
LEVEL 02
13' - 0"
ST-01
ST-01
GREEN BAY RD TOWER CT
ST-02 GROUND LEVEL
0' - 0"
FB-01 ST-01 MTL-01 ST-02 BR-01
SOUTH ELEVATION
1 SCALE: 1/16" = 1'-0"
MTL-01
MTL-02
MTL-05
TOP OF STAIR ACCESS
MTL-04 MTL-07 55' - 3"
TOP OF PARAPET
BR-01 BR-01 49' - 8"
MTL-02 ROOF
46' - 5"
MTL-03
LEVEL 04
BR-01 36' - 4"
ST-01
LEVEL 03
MTL-04 MTL-04 24' - 8"
LEVEL 02
13' - 0"
GROUND LEVEL
ST-01 0' - 0"
FB-01 ST-02
ST-02
WEST ELEVATION MTL-01 MTL-06 MTL-01 MTL-05 ST-01
2 SCALE: 1/16" = 1'-0"
MTL-04
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT TOWER COURT CONDOMINIUMS
600 W.
OKW Jackson, Suite 250
ARCHITECTS
Chicago, IL
600 W. 60661
Jackson, Suite 250
SCALE: 1/16" = 1' 0" TOWER COURT
WINNETKA LLC 1011 Tower Court, Winnetka, IL 35
09
Architects Chicago, IL 60661 0' 4' 8' 16' WINNETKA LLC GREEN BAY RD. WINNETKA, IL
May 07, 2026 Project #: 25057
12/19/25 Project #: 25057
Page 112 of 207
BUILDING ELEVATIONS MTL-07 TOP OF STAIR ACCESS
55' - 3"
TOP OF PARAPET
MTL-04 49' - 8"
BR-01
BR-01
ROOF
46' - 5"
MTL-03 MTL-03
ST-01 LEVEL 04
36' - 4"
MTL-02
ST-01
NEIGHBORING BUILDING LEVEL 03
OUTLINE 24' - 8"
BR-01 LEVEL 02
13' - 0"
BR-01 ST-01
TOWER CT GREEN BAY RD
ST-01 GROUND LEVEL
EXISTING EGRESS DOOR MTL-04 0' - 0"
ST-02
NORTH ELEVATION ST-01
1 SCALE: 1/16" = 1'-0"
MTL-07 TOP OF STAIR ACCESS
55' - 3"
TOP OF PARAPET
MTL-03 49' - 8"
BR-01 MTL-02 ROOF
46' - 5"
ST-01 LEVEL 04
36' - 4"
MTL-03
LEVEL 03
MTL-03
24' - 8"
MTL-02
LEVEL 02
ST-02 13' - 0"
GROUND LEVEL
0' - 0"
EAST ELEVATION
BR-01
2
ST-01
SCALE: 1/16" = 1'-0"
TOWERCOURT
TOWER COURTCONDOMINIUMS
CONDOMINIUMS
OKW ARCHITECTS TOWER
TOWERCOURT
COURT
OKW ARCHITECTS
600 W.
600 W.
Chicago,
Jackson, Suite 250
Jackson,
Chicago, IL 60661
Suite 250
IL 60661
SCALE: 1/16" = 1' 0"
0' 4' 8' 16'
WINNETKA LLC
WINNETKA LLC GREEN
1011 Tower Winnetka, IL
RD. WINNETKA,
BAY Court, 36
10
Architects May 12/09/25
07, 2026 Project #: 25057
Project #: 25057
Page 113 of 207
BUILDING SECTIONS
48' - 11" TOP OF STAIR ACCESS
T/O ELEVATOR OVERRUN 55' - 3"
TOP OF PARAPET
49' - 8"
ROOF
46' - 5"
4TH FLOOR RESIDENTIAL
LEVEL 04
36' - 4"
SIGHTLINE 3RD FLOOR RESIDENTIAL
LEVEL 03
24' - 8"
2ND FLOOR RESIDENTIAL
LEVEL 02
13' - 0"
GROUND FLOOR COMMERCIAL
GREEN BAY RD TOWER CT METRA RAIL LINE GROUND LEVEL
0' - 0"
LOWER LEVEL PARKING
LOWER LEVEL
-10' - 6"
SOUTH PROPERTY LINE
200' - 0"
TOP OF STAIR ACCESS
55' - 3"
TOP OF PARAPET
49' - 8"
ROOF
46' - 5"
SIGHTLINE LEVEL 04
36' - 4"
3RD FLOOR RESIDENTIAL
LEVEL 03
24' - 8"
2ND FLOOR RESIDENTIAL
LEVEL 02
13' - 0"
GROUND LEVEL
DRIVE AISLE COMMERCIAL
PARKING GROUND LEVEL
RAMP LOWER LEVEL
0' - 0"
PARKING
LOWER LEVEL
-10' - 6"
EAST PROPERTY LINE
105' - 0"
TOWERCOURT
TOWER COURTCONDOMINIUMS
CONDOMINIUMS
OKW ARCHITECTS TOWER
TOWERCOURT
COURT
37
NOT TO SCALE
OKW ARCHITECTS
600 W. Jackson, Suite 250
600 W. Jackson, Suite 250
Chicago,ILIL
Chicago, 60661
60661
SCALE: 1" = 30'
WINNETKA
WINNETKALLC
LLC
CONCEPTUAL SITE SECTIONS
GREEN BAY Court,
1011 Tower RD. WINNETKA, IL
Winnetka, IL
11
Architects 0 7.5' 15' 30'
May 12/09/25
07, 2026 Project #: 25057
Project #: 25057
Page 114 of 207
SUN STUDY
SUMMER 9AM FALL 9AM WINTER 9AM
SUMMER 12PM FALL 12PM WINTER 12PM
SUMMER 3PM FALL 3PM WINTER 3PM
TOWERCOURT
TOWER COURTCONDOMINIUMS
CONDOMINIUMS
OKW ARCHITECTS TOWER
TOWERCOURT
COURT
38
19
OKW ARCHITECTS
600 W. Jackson, Suite 250
600 W. Jackson, Suite 250
Chicago,ILIL
Chicago, 60661
60661
WINNETKA
WINNETKALLC
LLC GREEN BAY Court,
1011 Tower RD. WINNETKA, IL
Winnetka, IL
Architects
May 12/09/25
07, 2026 Project #: 25057
Project #: 25057
Page 115 of 207
STREET ELEVATION
GREEN BAY ROAD ELEVATION
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 39
May 07, 2026 Project #: 25057
Page 116 of 207
CONTEXTUAL REFERENCES ON GREEN BAY RD.
FABRIC AWNINGS
VARIETY OF BRICK COLOR AND PATTERNS
DOUBLE HUNG WINDOWS
W/ MUNTIN PATTERN
A VARIETY OF TUDOR, DECO, CLASSICAL, AND ITALIANATE STYLES
LARGE, OPEN STOREFRONTS FLUTED STONEWORK CORNICE DETAILS
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 40
May 07, 2026 Project #: 25057
Page 117 of 207
PRIMARY ARCHITECTURAL COMPONENTS - WEST CORNER ELEVATION
METAL COPING
PARAPET
SINGLE HUNG 49' - 8"
WINDOWS
ROOF
46' - 5"
STONE CORNICE
DECORATIVE
CAPITALS
FOURTH FLOOR
STONE FRAME 26' - 4"
AROUND WINDOWS
DECORATIVE
METAL BALCONIES
AND RAILING
BRICK DETAILS
BRICK NICHES THIRD FLOOR
24' - 8"
STONE PILASTERS STONE ARCADE
DECORATIVE
PANEL
BRONZE PORTAL
FABRIC AWNINGS SECOND FLOOR
13' - 0"
FLUTED PILASTERS
GRANITE BASE
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 41
May 07, 2026 Project #: 25057
Page 118 of 207
PRIMARY ARCHITECTURAL COMPONENTS - CONDO ENTRY METAL COPING
SINGLE HUNG
WINDOWS
PARAPET
49' - 8"
STONE FRAME ROOF
AROUND WINDOWS 46' - 5"
STONE CORNICE
FOURTH FLOOR
26' - 4"
BRICK NICHES
THIRD FLOOR
24' - 8"
SECOND FLOOR
13' - 0"
STONE CONDO
GRANITE BASES STONE PILASTERS FLUTED PILASTERS ENTRY
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 42
May 07, 2026 Project #: 25057
Page 119 of 207
SIGNAGE ELEVATION
10' - 8" 6' - 3"
LEVEL 02 LEVEL 02
13' - 0" 13' - 0"
1' - 7" 1' - 7"
SIGN AREA*
16.9 SF
SIGN AREA*
9.9 SF
GROUND LEVEL GROUND LEVEL
0' - 0" 0' - 0"
6' - 0"
LEVEL 02
13' - 0"
1' - 7"
LEVEL 02
SIGN AREA* 13' - 0"
9.5 SF SIGN AREA** 13' - 0"
20.58 SF
1' - 2"
*SIGN DESIGN BY OTHERS, FINAL DESIGN NOT TO
EXCEED SIZE SHOWN
GROUND LEVEL **FONT FOR REFERENCE ONLY, EXACT ADDRESS TBD
0' - 0"
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 N WINNETKA LLC TOWER 1011
COURT CONDOMINIUMS
Tower Court, Winnetka, IL 43
TOWER COURT
18
OKW ARCHITECTS May 07, 2026 Project #: 25057
SCALE: 1/8" = 1' 0"
600 W. Jackson, Suite 250
Architects Chicago, IL 60661 0' 2' 4' 8' WINNETKA
Page 120 of 207
LLC GREEN BAY RD. WINNETKA, IL
01/27/26 Project #: 25057
PROJECT
VIEW FROM SW CORNER
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 44
May 07, 2026 Project #: 25057
Page 121 of 207
VIEW FROM GREEN BAY RD.
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 45
May 07, 2026 Project #: 25057
Page 122 of 207
VIEW FROM NW CORNER
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 46
May 07, 2026 Project #: 25057
Page 123 of 207
VIEW FROM SE CORNER
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 47
May 07, 2026 Project #: 25057
Page 124 of 207
CONTEXTUAL STUDIES
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 48
May 07, 2026 Project #: 25057
Page 125 of 207
BUILDING MATERIALS
MTL-01,02,04,05,06
BRONZE ALUMINUM
ST-02
GRANITE WALL BASE
MTL-03
SUEDE ALUMINUM
RED, SAND FINISH
MTL-04
BUFF ANTIQUE BRASS
BR-01 ST-01
FACE BRICK CUT STONE
TAG DESCRIPTION COLOR MANUFACTURER MTL-07
BR-01 FACE BRICK RED OR EQUAL GLENN-GARY MID ATLANTIC OR EQUAL PRE-FINISHED METAL
ST-01 CUT STONE BUFF OR EQUAL ARRISCRAFT OR EQUAL
ST-02 STONE BASE GREY OR EQUAL ARCHITECTURAL CAST STONE OR EQUAL
MTL-01 ALUMINUM FRAMED STOREFRONT BRONZE OR EQUAL KAWNEER OR EQUAL
MTL-02 ALUMINUM FRAMED WINDOW BRONZE OR EQUAL MARVIN WINDOWS AND DOORS OR EQUAL
MTL-03 ALUMINUM RAILING SUEDE OR EQUAL CUSTOM FABRICATION FB-01
FABRIC CLOTH
MTL-04 ALUMINUM COPING BRONZE OR EQUAL PAC-CLAD OR EQUAL
MTL-05 STOREFRONT DOOR PORTAL/SIGNAGE ANTIQUE BRASS OR EQUAL PAC-CLAD OR EQUAL
MTL-06 METAL PANELING BRONZE OR EQUAL PAC-CLAD OR EQUAL
MTL-07 PRE-FINISHED METAL SILVER OR EQUAL CITYSCAPES OR EQUAL
FB-01 FABRIC AWNING STORM OR EQUAL SUNBRELLA OR EQUAL
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC 1011 Tower Court, Winnetka, IL 49
May 07, 2026 Project #: 25057
Page 126 of 207
ATTACHMENT B
EXCERPT OF MINUTES
WINNETKA VILLAGE COUNCIL
REGULAR MEETING
October 21, 2025
(Approved: December 2, 2025)
A record of a legally convened meeting of the Council of the Village of Winnetka, which was held
at Council Chambers on Tuesday, October 21, 2025, at 7:00 PM.
1) Call to Order. President Dearborn called the meeting to order at 7:00 PM. Village Manager
Kristin Kazenas called the roll. Present: Trustees Kirk Albinson, Rob Apatoff, Kim Handler,
Scott Myers and Bridget Orsic. Absent: Trustee Tina Dalman. Also present: Village
Attorney Peter Friedman, Assistant Community Development Director Ann Klaassen,
Sustainability Coordinator Elyse Steiner and approximately 35 persons in the audience.
9) Discussion.
a) Tower Court Condos Concept Review
Assistant Community Development Director Ann Klaassen advises Council of a planned
development concept plan application submitted by OKW Architects regarding a four-
story mixed use planned development. The four-story mixed use development consists of
15,400 square feet of commercial space, approximately 15 residential condominium units
on the three upper levels and a total of 36 parking spaces consisting of 7 spaces at street
level and 29 spaces on the lower underground level.
Ms. Klaassen provides information regarding the planned development process; concept
plan review, preliminary plan review, and final plan review, information regarding the
proposed site including zoning, commercial uses, and comprehensive plan standards.
Additionally, Ms. Klaassen states the requirements regarding rezoning, demolition, plat of
consolidation, zoning specifics, and special use permit requirements regarding parking and
parking exceptions.
Jon Talty, CEO of OKW Architects, provides Council information regarding property
specifics, collaboration of residential and commercial use, consideration of building mass,
intention of project to enhance vibrancy, residential specifications, proposed footprint,
matters related to parking, architectural components, and high demand for condominiums.
Council discusses residential unit specifications, building amenities, vehicular and
pedestrian traffic, commercial and residential components, architectural design, building
mass, and parking concerns.
Public Comment
Katie Stevens expresses concerns regarding parking and requests reconsideration of the
building height.
Ted Wynnychenko suggests lower level parking to accommodate both residential and
commercial parking.
Joanna Caratz requests additional information regarding access to the roof garden and
outdoor space.
Council provides feedback regarding parking consideration, consideration of setback
requirements, access for pedestrian, bicycle, and vehicular traffic, accommodation of
emergency vehicle access, and Page
building mass and height limitations.
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Agenda Item Executive Summary
TITLE: Tower Court Condos Concept Review
PRESENTER: Ann Klaassen
AGENDA DATE: October 21, 2025
CONSENT: No
ITEM TYPE: Presentation
ITEM HISTORY:
None
EXECUTIVE SUMMARY:
On October 21, 2025, the Village Council is scheduled to consider a planned development concept
plan application filed by OKW Architects (the “Applicant”), as the designee of the property owner,
Tower Court Winnetka LLC (the “Owner”), who owns 901-905 Green Bay Road and 1007-1011 Tower
Court. The Owner also has under contract 907-909 Green Bay Road and 911-913 Green Bay Road,
which together with the other properties make up the Subject Property. The Applicant is also the
designated architect for the project.
The Applicant has submitted for concept plan review by the Village Council a four-story mixed-use
planned development for the Subject Property, which consists of the following elements:
1. Ground floor level of approximately 15,400 square feet of commercial space;
2. Approximately 15 residential condominium units on the three upper levels; and
3. A total of 36 parking spaces consisting of 7 spaces at street level and 29 spaces on the lower
(underground) level.
Attached is a separate staff report providing further details regarding the Applicant's request. Included
in the staff report and attachments is additional information regarding the Applicant.
RECOMMENDATION:
At the October 21, 2025, Village Council meeting, staff recommends that the Village Council review
the Applicant’s concept plan application, and that Council members provide individual comments,
suggestions or recommendations on the proposed mixed-use development.
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ATTACHMENTS:
1. Memorandum: Tower Court Condos Concept Plan
2. Applicant's Concept Plan Application Materials
3. Existing Photos of Subject Property
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ATTACHMENT 1
MEMORANDUM
VILLAGE OF WINNETKA
COMMUNITY DEVELOPMENT DEPARTMENT
TO: VILLAGE COUNCIL
FROM: ANN KLAASSEN, ASSISTANT DIRECTOR
DATE: OCTOBER 15, 2025
SUBJECT: 901-913 GREEN BAY ROAD & 1007-1011 TOWER COURT
TOWER COURT CONDOMINIUMS - PLANNED DEVELOPMENT
CONCEPT PLAN REVIEW (CASE NO. 25-19-PD)
INTRODUCTION
On October 21, 2025, the Village Council is scheduled to consider a planned development concept plan
application filed by OKW Architects (the “Applicant”), as the designee of the property owner, Tower Court
Winnetka LLC (the “Owner”), who owns 901-905 Green Bay Road and 1007-1011 Tower Court. The Owner
also has under contract 907-909 Green Bay Road and 911-913 Green Bay Road, which together with the
other properties make up the Subject Property. The Applicant is also the designated architect for the
project.
The Applicant has submitted for concept plan review by the Village Council a four-story mixed-use
planned development for the Subject Property, which consists of the following elements:
a) Ground floor level of approximately 15,400 square feet of commercial space;
b) Approximately 15 residential condominium units on the three upper levels; and
c) A total of 36 parking spaces consisting of 7 spaces at street level and 29 spaces on the lower
(underground) level.
A Planned Development is required to construct a new building on parcels that have a combined area of
at least 10,000 square feet and are located in either of the multifamily residential zoning districts or the
commercial zoning districts. The Applicant’s concept plan application materials are included in
Attachment 2.
Figure 1
Proposed Concept Plan – Conceptual Green Bay Road Elevation
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Figure 5 – Concept Plan – Ground Floor Plan
Development of the architecture of the project is still preliminary. The Applicant notes that the style will
“speak to the eclectic context of Hubbard Woods and compliment, not dominate the streetscape.” The
proposed building materials include brick and stone on all four sides. During the preliminary plan review
process, the Applicant will need to provide further details regarding the design of all building facades.
Figure 6 – Concept Plan – Green Bay Road Elevation
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Figure 7 – Concept Plan – Drive Aisle Elevation (South)
REQUIRED ZONING RELIEF
Based upon staff’s initial review of the concept plan submitted to date, the following zoning and
subdivision relief has been identified; additional relief may be necessary as the plans evolve and become
more detailed:
A. Approval of a Plat of Consolidation to create one Lot of Record;
B. Map Amendment to rezone the 1007-1011 Tower Court parcel and a portion of the 901-905 Green
Bay Road parcel from D-Light Industrial to C-2 General Retail Commercial;
C. Approval of a Planned Development for a mixed-use development, which includes consideration
and approval of the following special uses and exceptions from the requirements of the Zoning
Ordinance:
a. The maximum building height allowed is 45 feet and 4 stories; the Applicant proposes a four-
story building with a penthouse that is 62’-0” to the top of the penthouse.
b. The maximum front yard setback shall be no more than three feet; the Applicant proposes
the building to be setback more than three feet from portions of the property line along Green
Bay Road.
c. No side yard is required, but when a side yard is provided it must be at least three feet; the
Applicant proposes a portion of the building to be setback less than three feet from a portion
of the north property line.
d. Building levels at the fourth level or higher must be setback 10 feet from the front property
line; the Applicant proposes a setback at the fourth level less than 10 feet from the Green Bay
Road property line.
e. The minimum required number of on-site parking spaces is 61; 30 spaces for the residential
units and 31 for the commercial uses. The Applicant proposes a total of 36 spaces; 29 below-
grade spaces for the residential units and 7 ground-level spaces for guest parking and
commercial tenant use.
f. The proposed parking located on the ground-level requires special use approval.
g. The interior design office (Rebel House Design) on the ground level requires special use
approval as a portion of the use would be located within Commercial Overlay District.
Given the development would consist of commercial space greater than 2,500 square feet, the
development is required to provide parking at 2 spaces per 1,000 square feet of gross floor area for the
commercial space. For calculating the number of required parking spaces, gross floor area is “…measured
from the interior faces of the exterior walls, excluding areas used for the storage of merchandise or
materials, mechanical equipment rooms, rest rooms, common area elements, including without
limitation hallways, and areas used for off street-parking and loading…” A calculation of the commercial
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gross floor area will be completed upon submittal of more detailed plans. Based on the concept plans
submitted, the total square footage of first floor commercial space requires 31 on-site parking spaces.
The Applicant is proposing 7 commercial spaces that would also be used as guest parking for the
residential units; therefore, an exception is required.
With respect to the residential units, the Zoning Ordinance requires 1.25 spaces per 1-bedroom unit, 1.5
spaces per 2-bedroom unit, and 2 spaces per 3-bedroom unit. The Applicant is estimating 15 residential
units and is proposing 29 parking spaces dedicated to the residential units. The size of the proposed units
has not been specified. However, if all 15 units contain 3-bedrooms, 30 on-site parking spaces will be
required. This shortage also contributes to the exception from the on-site parking requirements.
For reference, on October 6, 2020, the Village Council adopted Ordinance M-14-2020 granting a Special
Use Permit to allow Rebel House, LLC to operate an interior design office at 901-905 Green Bay Road.
This Special Use Permit is not transferable. To occupy commercial space within the first 50 feet of lot
depth from the front property line along Green Bay, Rebel House will need to receive approval of a Special
Use Permit.
As part of the request for planned development approval requiring exceptions, an applicant must provide
compensating benefits. The purpose of the compensating benefits is to advance the Village’s physical,
cultural, environmental, and social objectives in accordance with the Comprehensive Plan and other plans
and policies. The Applicant has identified on page 14 of the attached concept plan application materials
the following:
1. The construction of a new and relevant structure replacing the existing collection of buildings,
all in various stages of aging obsolescence, which currently occupy the site. Their purposes are
fragmented, and the condition of the buildings require profound investment simply to bring
them to current standards.
2. The village has a need for the for-sale, single-level housing typology proposed for the property.
These residents offer additional foot-traffic that does not currently exist, for the existing retail,
restaurants, and services found in the neighborhood.
3. The project offers modern, ground floor commercial environments to satisfy the current
marketplace. This commercial amenity includes higher ceilings, less structural impediments,
and the opportunity for indoor/outdoor integration of the spaces.
4. The housing allows Winnetka residents to stay in the community as they downsize from their
larger homes. It offers our friends and neighbors the chance to remain connected to their
friends, clubs, faith communities, and the fabric of the village.
5. The project will serve as a catalyst for streetscape improvements anticipated for the Hubbard
Woods district and will contribute in those improvements as outlined in Teska’s planning.
6. The site will include a single lane, one way connection to the Tower Court alley to the east of
the Green Bay Road properties. This cut-through serves as an opportunity to get traffic off
Green Bay Road for the proposed valet drop-off for an anticipated restaurant tenant, a direct
path to the front door of the condominiums above, and guest parking for visitors of the
residents. This connection and activation of the west, south, and east sides of the building will
contribute to a more pedestrian friendly experience, connecting this site and others to both
Green Bay Road and the train station and park to the north.
CONSIDERATION BY VILLAGE COUNCIL
Any member of the Village Council may make any comments, suggestions or recommendations regarding
the concept plan they deem necessary or appropriate. However, no final or binding action is taken at
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this concept plan review step. Any views expressed during the Village Council’s review of the concept
plan are only preliminary and advisory and only the individual views of the member expressing them.
Nothing said or done during the concept review shall be deemed to create, or to prejudice, any rights of
the Applicant or to obligate the Village Council to approve or deny any preliminary plan application.
RECOMMENDATION
Staff recommends that the Village Council review the Applicant’s concept plan application, and that
Council members provide individual comments, suggestions, or recommendations on the proposed
mixed-use development.
ATTACHMENTS
Attachment 2: Applicant’s Concept Plan Application Materials
Attachment 3: Existing Photos of Subject Property
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PLATS OF SURVEY:
901-905 GREEN BAY RD.
907-909 GREEN BAY RD.
911-913 GREEN BAY RD.
1007 TOWER COURT
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC
PLATS OF SURVEY
Green Bay Road, Winnetka, IL 17
October 14, 2025 Project #: 25057
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U
2,585 SF 3,750 SF 432 SF 432 SF
2,650 SF 3,300 SF 3,510 SF 432 SF 432 SF
UP DN
2ND FLOOR - 5 UNIT SCHEME ROOF PLAN
UP
UP
REBEL HOUSE 3,800 SF
2,330 SF
2,275 SF 2,600 SF 4,000 SF
3,625 SF
2,000 SF
3,000 SF 3,200 SF BASEMENT - 29 PARKING SPACES
4,365 SF FIRST FLOOR - 15,410 SF COMMERCIAL
N
SECOND FLOOR - 15,800 SF RESIDENTIAL
UP
UP DN
THIRD FLOOR - 15,800 SF RESIDENTIAL
FOURTH FLOOR - 15,800 SF RESIDENTIAL
ROOF - 1,728 SF RESIDENTIAL
TOTAL RESIDENTIAL - 49,128 SF
4TH FLOOR - 4 UNIT SCHEME
FIRST FLOOR PLAN
190'-0"
U UP DN
2,585 SF 3,750 SF
14 15 16 7 18 19 20 21 22 23 24 25 26 7 28 29
95'-9"
13 12 11 10 9 8 7 6 5 4 3 2 1
2,650 SF 3,300 SF 3,510 SF
UP DN
UP
BASEMENT PLAN 48'-0" 3RD FLOOR - 5 UNIT SCHEME
FOR REFERENCE TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
30
NOT TO SCALE
600 W. Jackson, Suite 250 CONCEPTUAL FLOOR PLANS
Chicago, IL 60661 WINNETKA LLC Green Bay Road, Winnetka, IL
October 14, 2025 Project #: 25057
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RESIDENTIAL PARKING REQUIREMENTS ESTIMATED # CONDO UNITS: 15
ONE BEDROOM: 1 41 SPACE / UNIT
TWO BEDROOM: 1 21 SPACE / UNIT PARKING SPACES REQUIRED: 30
THREE BEDROOM: 2 SPACES / UNIT PARKING SPACES PROVIDED: 29*
* POSSIBILITY OF UP TO 56 PARKING SPACES IF CONDO OWNERS CHOOSE TO
FORGO OPTIONAL STORAGE FOR EXTRA PARKING.
OPTIONAL OPTIONAL
STORAGE STORAGE
UP
5 11
11 2
TRASH
SPKLR. RAMP
OPTIONAL
STORAGE
UP
MECH. ELEC.
FOR REFERENCE TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
31
NOT TO SCALE
600 W. Jackson, Suite 250 CONCEPTUAL FLOOR PLANS
Chicago, IL 60661 WINNETKA LLC Green Bay Road, Winnetka, IL
October 14, 2025 Project #: 25057
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TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC
CONCEPTUAL MASSING FROM ACROSS GREEN BAY RD.
Green Bay Road, Winnetka, IL 32
October 14, 2025 Project #: 25057
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VIEW LOOKING DOWN VIEW LOOKING SOUTH
PROPOSED DRIVE AISLE DOWN GREEN BAY RD.
TOWER COURT CONDOMINIUMS
OKW ARCHITECTS TOWER COURT
600 W. Jackson, Suite 250
Chicago, IL 60661 WINNETKA LLC
CONCEPTUAL MASSING IMAGES
Green Bay Road, Winnetka, IL 33
October 14, 2025 Project #: 25057
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ATTACHMENT 3
Existing Photos of Subject Property
901-905 Green Bay Road (Rebel House & Red Spade – second floor) and 907-909 Green Bay Road
(Bella Bleu Bridal & Alexandra Kaehler Design – second floor)
901-905 Green Bay Road and 901-905 Green Bay Road
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911-913 Green Bay Road (Munder Skiles)
Residence on 911-913 Green Bay Road Parcel (behind Munder Skiles)
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1007 Tower Court – West Elevation of Europa Motors
1007 Tower Court – South Elevation of Europa Motors
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Attachment C
Design Review Guidelines Excerpts
The Village of
Winnetka
Design Guidelines
Amendments
• 01/17/2023 - Ordinance MC-01-2023 - Building Signage, pages 19 & 20
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Village of Winnetka Design Guidelines
Table of Contents
Introduction ......................................................................................................................1
Village Character ..............................................................................................................1
East/West Elm Street District ..............................................................................1
Hubbard Woods ...................................................................................................2
Indian Hill ............................................................................................................3
General Guidelines Intent .................................................................................................3
Design Guidelines
Building and Architecture.................................................................................................4
I. Contextual Design ...................................................................................................4
II. Uses .........................................................................................................................4
III. Historic Buildings and Building Elements ...............................................................5
IV. Style(s) .....................................................................................................................6
a. English Tudor ...................................................................................................6
b. Georgian ...........................................................................................................6
c. ArtDeco ............................................................................................................6
d. Dutch Colonial .................................................................................................7
e. Contemporary ...................................................................................................7
V. Building Mass...........................................................................................................7
a. Setbacks ............................................................................................................7
b. Height ...............................................................................................................8
c. Roof Forms ......................................................................................................9
VI. Proportion/Scale ....................................................................................................11
a. Horizontal Rhythm ........................................................................................11
b. Vertical Rhythms ...........................................................................................12
c. Facade Articulation ........................................................................................13
d. Fenestration ...................................................................................................14
e. Hierarchy .......................................................................................................15
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Village of Winnetka, Illinois
VII. Articulation ............................................................................................................16
a. Entries ............................................................................................................16
b. Window and Door Fenestration......................................................................17
c. Building Lighting ..........................................................................................18
d. Building Signage ...........................................................................................19
e. Awnings and Banners ....................................................................................21
f. ADA Compliance ..........................................................................................22
g. Mechanical Equipment ..................................................................................22
VIII. Materials ...............................................................................................................23
a. Primary Facade(s) ..........................................................................................24
b. Secondary Facades ........................................................................................24
c. Roof materials ................................................................................................24
d. Door and Window Materials .........................................................................25
IX. Service, Secondary Facades and Parking Structures
a. Service Areas ...................................................................................................26
b. Secondary Facade(s).........................................................................................26
c. Parking Structures ...........................................................................................26
1. Massing .............................................................................................26
2. Proportions and Rhythms ..................................................................26
3. Articulation ......................................................................................27
4. Materials ...........................................................................................27
Public Spaces/Streetscapes ............................................................................................27
X. Pedestrian Zones and Pedestrian Circulation .........................................................27
a. Minimum Sidewalk Width Standards ............................................................28
b. Minimum Sidewalk Material Standard ..........................................................28
c. Streetscape Elements .....................................................................................28
d. Pedestrian Zone Landscaping.........................................................................35
e. Special Pedestrian Zone/Streetscape Conditions............................................40
XI. Vehicular Zone .......................................................................................................42
a. Streets ............................................................................................................42
b. ADA Compliance ...........................................................................................43
c. Parking and Service Areas .............................................................................43
d. Vehicular Zone Landscape ............................................................................48
e. Lighting in Vehicular Use/Parking Areas ......................................................57
f. Special Conditions..........................................................................................58
XII. Multiple Family Residential Use Areas ................................................................59
a. On Green Bay Road........................................................................................59
b. In Business Districts .......................................................................................60
XIII. Institutional Use Areas ...........................................................................................61
Design Guidelines
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a. Site Landscaping.............................................................................................61
XIV. Village Signage ......................................................................................................62
a. Village Gateway Signage ...............................................................................62
b. Business District Ground Mounted Identity Signs ........................................63
c. Roadway Corridor Identity Signs ...................................................................64
d. Roadway Directional Signs ............................................................................64
e. Street Identity Signs........................................................................................65
f. Business District Directional Signage ............................................................65
g. Regulatory Signs ............................................................................................66
h. Informational Signs .......................................................................................66
XV. Open Space.............................................................................................................67
a. Purpose ...........................................................................................................67
b. Location ..........................................................................................................67
c. Open Space Types ..........................................................................................68
d. Components ....................................................................................................72
e. Location-Oriented Open Space Guidelines ...................................................73
XVI. Submission Requirements ......................................................................................74
Appendix A ...........................................................................................................75
Appendix B ............................................................................................................78
Appendix C ............................................................................................................83
Appendix D............................................................................................................84
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Introduction
For over thirty years, Winnetka has had a review board that examines proposed designs for
commercial, multiple-family, mixed use and institutional (including both public and quasi-
public) building projects. In recent years, this has been called the Design Review Board (DRB),
whose seven members are appointed by the Village Council.
The Village of Winnetka seeks to maintain the high quality of its business districts’ built
environment, with development that is attractive and consistent with a pedestrian-oriented town
center character. Whether a proposed project is for new development or an improvement to an
existing building or landscape, it is important that each proposal enhances the contextual
character of its surroundings and contributes positively to the goals of the community.
The Comprehensive Plan for the Village of Winnetka, Winnetka 2020, recognizes that the DRB,
residents, developers and architects will all benefit from guidelines that encourage high-quality
design that is sympathetic to its surroundings.
The following guidelines for site and building design are suggestive only and are not intended to
supplement or supercede the Village’s Codes or Ordinances nor do they represent a master plan
for any immediate development project.
Village Character
East/West Elm Street District
The East/West Elm Street Business District known locally
as “Winnetka” is the Village’s main commercial district.
The District conveys a strong image throughout the unified
composition of the existing streetscape, landscape, land-use
transitions and architecture. Visually and symbolically this
district, bisected by Green Bay Road and the Union Pacific
Train Line, is the heart of Winnetka’s business and civic
community.
Figure 1
The District’s landscaping and harmonious land use
transitions, anchored by Station Park at the intersection of
Green Bay Road and Elm Street, help create a district edge
and gateway. Neighborhood service and destination stores
along with most of the Village’s civic facilities are located
here. One of the defining landmarks of this district is the
open axis created by Chestnut Court west
of Village Hall.
Figure 2
1
Introduction/Village Character
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Village of Winnetka, Illinois
The pedestrian-oriented feel of the district is created in a
variety of ways. First, the buildings have significant
architectural consistency and scale that create an inviting
outdoor “room” for pedestrians. Storefronts contain large
retail windows and attractive displays, which encourage
strolling and window shopping. Sidewalks provide ample
room for pedestrian flow and streetscape features including
furniture and landscaping. (See figures 1,2,3)
Parking is located in several public parking lots and on the
street. Loading, servicing and additional parking generally Figure 3
occur in rear alley locations.
Hubbard Woods
The Hubbard Woods Business District is a linear business district built on both sides of a
regional arterial roadway, Green Bay Road. It has a smaller building scale than the East/West
Elm Street District, giving it a more intimate feel despite heavier traffic conditions. As with the
Elm Street District, the Hubbard Woods District has a pedestrian-oriented, neighborhood retail
character. The buildings exhibit architectural consistency, scale and storefront displays that
encourage strolling and window shopping. A significant number of multiple-family residential
units are located on the upper floors of the retail stores. (See figures 4,5,6)
In general, parking is provided on the streets, in
alleys behind buildings and in small public lots
including a two-level parking structure adjacent to
the railroad tracks. Loading and servicing occur in
rear alley locations.
Hubbard Woods Park and its Gazebo are actively
used and provide a major Village gathering area.
Figure 4
Figure 5 Figure 6
Design Guidelines 2
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Indian Hill
The Indian Hill Business District, the southern gateway
into the Village, is a predominantly auto-oriented business
corridor. South of Winnetka Avenue, the west side of
Green Bay Road is composed of predominantly single-
story buildings housing a variety of retail uses, while the
east side of Green Bay Road abuts the railroad tracks,
allowing for parking and buffer landscaping.
Circulation/traffic problems and safety hazards, especially
for New Trier High School students, exist due to fast-
moving traffic, winding roadways, and wide streets. As
with the Village’s northern Green Bay Road gateway at Figure 7
Hubbard Woods, the Village identity needs to be
communicated through the development of a gateway
feature, appropriate wayfinding signs, gateway architecture
and unified repetition of streetscape elements. (See figures
7,8)
Parking for the existing businesses generally occurs on
Green Bay Road. Multiple-family residential parking is
provided for in defined off-street lots.
Figure 8
General Guidelines Intent
The intent of these General Design Guidelines is to provide a standard that can be used to
evaluate proposed commercial, mixed-use, multiple-family and institutional development in the
Village of Winnetka. These guidelines require that new designs retain a contextual relationship
with the existing character of the three individual commercial districts.
The individual character of the commercial districts should be maintained and enhanced by
careful consideration of the architectural styles, materials, scale, massing, setbacks
and articulation and by proper attention to the surrounding landscaping and transitional zones
adjacent to residential areas.
Throughout the guidelines the terms primary and secondary facades are used. The definitions of
those terms are:
Primary facades face a street or pedestrian open space.
Secondary facades face pedestrian parking areas or alleys.
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Village of Winnetka, Illinois
Design Guidelines
Building and Architecture
I. Contextual Design
Commercial, mixed-use, institutional and multiple-family development projects should reflect an
understanding of the immediate site surroundings and the village-wide character. Contextual
design reflects existing features including massing, height, setbacks, proportions, scale, roof
forms, materials, articulation, lighting, signs and awnings while creating appropriate architectural
design.
The prevalence of the English Tudor style throughout the Village dictates smaller structural bays
and massing, limited building heights, variety in roof forms, mix of materials and special
attention to detailing and fenestration proportions and patterns. It is not the intent of these
guidelines to recreate traditional architectural styles that do not allow for contemporary
architectural designs or materials, but to provide a framework within which good design can
flourish in context and enhance the existing Village character.
II. Uses
The three districts have a mix of uses that includes commercial, mixed-use, institutional and
multiple-family facilities.
Exclusively commercial buildings make up a small percentage of the structures within the
districts. They are typically single-story buildings that house a single retailer with on street
frontage and a large expanse of storefront. These buildings are strongly horizontal with large
sign bands and varying stylistic detailing.
Most buildings in the commercial districts are mixed-use. The architectural designs are based on
a traditional two-part structure with retail on the ground floor and offices or residences above.
The facades clearly separate the two uses through changes in materials and wall plane as well as
changes in fenestration, with large glass storefronts on the street level and punched windows
above creating a hierarchy of public versus private spaces. In select locations, where large or
awkward site geometry suggest, alternatives to the existing mixed-uses may encourage the use of
first floor courtyards or pedestrian ways instead of uninterrupted commercial space.
Institutional buildings include a wide variety of building types and uses such as civic buildings
(Village Hall), schools, libraries, churches, recreational facilities and utilitarian public works
facilities. Most institutional structures located within the Elm Street District are designed in the
Classical Revival, Contemporary or Georgian styles. Most schools and churches are located
within residential neighborhoods. Typically, institutional structures are freestanding and larger
in scale as they represent unique aspects of community life: governmental, religious and
educational. The design of institutional buildings, whether new or an alteration to an existing
building, should reflect the context of their immediate surroundings and respect the existing
neighborhood while identifying their function.
Design Guidelines 4
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Multiple-family buildings are structures limited to residential use only including condominiums,
townhomes and apartment buildings.
III. Historic Buildings & Building Elements
Although the Village of Winnetka
developed from a plat recorded by
Charles E. Peck in the 1850’s, many
of the commercial structures in the
main shopping districts were built
during the 1920’s. Future project
designs should reinforce the
established character, massing and
scale. New developments and
alterations are encouraged to
incorporate historic building
elements and forms from adjacent
structures in order to maintain a
cohesive district. (See figures 9, 10,
11, 12, 13)
Figure 9 Figure 10
Figure 11 Figure 12 Figure 13
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Village of Winnetka, Illinois
IV. Style(s)
In Winnetka, a variety of architectural styles has
flourished, the most common of these are:
a. English Tudor. The most prominent
Winnetka architectural style is characterized
by a mixture of materials, medieval detailing,
human scale and proportion. A typical
commercial building has a heavy masonry
base with the upper floors articulated by
timber and stucco bays and punched windows.
Most of the Tudor buildings range from 1-½
to 2 -½ stories in height. The top story is
usually concealed under a steeply pitched roof
interrupted by cross gables and dormers. (See Figure 14 English Tudor
figures 14 & 15)
b. Georgian. Several prominent institutional Figure 14 – English Tudor
buildings reflect the Georgian style, which is
characterized by a symmetrical facade,
hipped roof with gabled entry, classical
detailing and the use of quoins to articulate
the corners. Georgian buildings are
generally constructed of brick with
limestone detailing. The fenestration pattern
on Georgian buildings is typically small
stacked punched openings with double-
hung, divided-light windows. (See figure
16)
Figure 15 English Tudor
c. Art Deco. Art Deco is a style of decoration
consisting largely of low-relief geometrical
designs of straight lines, zigzags, chevrons
and stylized floral motifs. The style is a
conscious expression of modernity and the
machine age. Exterior architectural materials
vary from smooth faced concrete and stone to
metal, terra cotta and glass. Predominant
Midwest Art Deco buildings, as exemplified
in Winnetka, are built of dressed limestone
and are generally horizontal, most often single
story commercial structures with low-relief
stylized designs at the sign band. (See figure
17)
Figure 16 Georgian
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d. Dutch Colonial. Dutch Colonial shares
some common elements with English Tudor
most notably the roofline. Most colonial
buildings range from 1 ½ to 2 stories and
have a steeply pitch roof with a gable or
dormer interrupting the roofline. Dutch
Colonial buildings are usually constructed of
brick with simple abstract detailing. (See Figure 17 Art Deco
figure 18)
e. Contemporary. Contemporary architectural
styles include buildings that were built within
the past forty years and vary greatly in
design, materials and detailing. They range
in height from 2-½ to 4 stories. Many have
not reflected Winnetka’s character in terms
of scale or design. The more recent
contemporary buildings incorporate historic
elements into facade articulation. (See figure
19)
Figure 18 Dutch Colonial
V. Building Mass
Massing of a building should acknowledge the size of
adjacent structures. Any changes in massing should
relate to the primary and secondary building facades,
the structural bay rhythms and the hierarchy of the use
of the building. Massing of additions should respect the
existing building volumes and contribute to the identity
and hierarchy of the original building.
Figure 19 Contemporary
a. Setbacks: Setbacks are defined as the relationship of the facade to the property line.
Upper level setbacks on the primary and secondary street fronts are not allowed except
as indicated below.
Commercial and Mixed Use: A continuous “streetwall” along primary commercial
thoroughfares should be provided and building facades should be located to create this
uniform setback. While commercial zoning standards provide for front setbacks of up
to 3 feet, new developments should align with adjacent buildings along the property
line. In the Indian Hill Business District, restricted sidewalk widths may warrant a
setback of 1 to 3 feet, to be evaluated on a case by case basis. Setbacks should be
provided where appropriate to enhance landscaped areas and/or widen restricted
sidewalks to provide appropriate widths. The main facade should be orientated to the
primary commercial thoroughfare.
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Upper level setbacks, which create continuous open terraces, are not allowed on the
primary facades. Small setbacks (such as 10’-0” maximum), no greater than one bay
width (maximum 20’-0”) with a continuous roof eave line, will be considered on upper
floors only. The ratio of upper level setbacks must be considered with regard to the
building’s proportions and scale. No continuous upper level setbacks or corner
setbacks will be considered.
Roof gables should be in the same plane as
the primary building facade except for the
6”-12” projections allowed under Section
VI.c, Articulation. Roof eaves should
10’-0”
meet and project beyond the primary
facade to create horizontal rhythm. (See
figure 20) Buildings located on corner 11’-0”
sites should hold the property line or
“streetwall” at the intersections of both
thoroughfares. Slightly rounded or angled 14’-0”
building corners at intersections are
acceptable to enhance the pedestrian flow
and visibility.
Figure 20
Institutional: Institutional buildings are located throughout the village in various
zoning districts and are most often freestanding structures. They frequently function as
a transitional element between zoning districts. If an institutional building is located
within a commercial district, the mass of the building is encouraged to break from the
“streetwall”, creating open public space, establishing the hierarchy of the building
within its context and creating both a focal point and a visual relief within the
commercial district. Additions to existing institutional structures should respect the
established setbacks of the original building and should be sensitive to the context of
the surrounding zoning area, particularly residential neighborhoods.
Multiple-family Residential: Multiple-family residential buildings are generally
located along Green Bay Road, creating a transition between a commercial
thoroughfare and single-family residential zones. The B-1 and B-2 multiple-family
residential zoning districts call for a 25’-0” front yard setback whereas multiple-family
buildings within the C-1 and C-2 zones require a 1’-0” to 3’-0” setback. New multiple-
family developments occurring at the edge of the C-1 and C-2 districts should have a
front yard setback of 1’-0” to 6’-0” to create a transition between the commercial and
residential districts. The primary facade should be located on the main thoroughfare for
all zoning districts.
b. Height: Existing building heights in the commercial districts vary between single-story
commercial buildings to 3-story mixed-use and institutional structures.
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Commercial and Mixed Use: The existing building heights are consistent at 2-3 stories
within the heart of the commercial district. Buildings of this height are appropriately
located within dense pedestrian districts and along Green Bay Road whereas buildings
of 1 and 2 stories function well as transitions to single-family residential areas. Single-
story buildings are appropriately located along the automobile-oriented south end of
Green Bay Road at Indian Hill. Based on existing building heights, new buildings or
building additions should have transitional elements or bays such that the new building
height will not vary more than ½ story lower than the immediate adjacent buildings
while complying with the requirements of the zoning ordinance. (See figure 21) The
current zoning restricts all building heights to 2 ½ stories within the B and C zoning
districts.
Figure 21
Institutional: The height of institutional buildings will vary depending on the use and
location of the structure. Institutional buildings located within the commercial zoning
districts (C-1 and C-2) are typically more monumental in scale and massing, and the
minimum height to the eave line or parapet should not be less than 30% of the length of
the primary facade or 25 feet, whichever is greater. The maximum height must
conform to the existing zoning requirements. The height of institutional buildings
located in the multiple-family (B-1 and B-2) or single family (R-1 through R-5) zones
should be sensitive to the surrounding buildings and must conform to the existing
zoning requirements. Additions to existing facilities should respect the existing heights
and not differ from the established eave line by more than ½ story. Additions and
alterations should be sensitive to the context of the surrounding zoning area.
Multiple-family Residential: Many of the older multiple-family residential buildings are
built to the outdated zoning standard height of four stories, whereas the height of recent
and new multiple-family developments is limited to 35 feet and 2 ½ stories.
c. Roof Forms: Roof forms contribute to the massing, scale and proportions of all
buildings. Manipulation of the form can help distinguish between residential,
commercial and institutional structures. Sloped roof systems, while containing the
commercial ½ story defined by the zoning ordinance, should have eave lines that
extend to the perimeter of the building eliminating upper story setbacks at the primary
elevation. The continuous length of any roof on a primary facade should be limited to
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20’0”, without a break in plane using dormers, gables or hip roofs. These should be
designed in conjunction with the Vertical Rhythm, Section VIb.
Commercial and Mixed Use, Multiple-family Residential: The predominant roof form
within the districts is a pitched shingle roof with cross gables, projecting eave line and
brackets reflecting the structural bay rhythm of the building. Variations of the gable
and roof pitch contribute to the general breakdown of the building mass and contribute
to the steady streetwall rhythm. No roof pitch is to be greater than 60 degrees (21:12) or
less than 35 degrees (8:12). (See figures 22 & 23)
Figure 22
Figure 23
Institutional: The roofs of the institutional buildings should have shallower sloped
roofs than the commercial structures and be composed of basic gable, hipped or flat
roofs. The pitch of sloped roof systems should range between 25 degrees (6:12) and 45
degrees (12:12). Contextual sloped and gabled roofs are preferred. Flat roof systems
must be concealed from view by a decorative parapet. The roof structures should not
break up the mass of the structure, but emphasize overall volume through a uniform
ridge, eave or parapet line. A cross or open gable can be introduced to provide
hierarchy to the facade and identify the entry or wings. Additions to institutional
structures should respect the existing roof form and slope, however, the height of the
ridge, eave and parapet line can vary per the height restrictions outlined in Section V.b.
(See figures 24 & 25)
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Figure 24
Figure 25
VI. Proportion/Scale
Winnetka’s original 1920’s comprehensive plan was designed before the prevalence of the
automobile and therefore was pedestrian oriented. Although the automobile dominates life in the
21st century, it is the intent of the Village to retain a positive pedestrian experience within the
Village commercial centers. The character of the Village requires that a pedestrian balance be
retained and encouraged. Unless noted otherwise, any alteration to the commercial districts must
be designed to fulfill this goal.
a. Horizontal Rhythm: The breakdown of the building facade into horizontal bands
provides human scale and proportion to the facade. The relationship of horizontal
banding among buildings can unify the street elevation.
Commercial and Mixed Use: The commercial district must convey the hierarchy
of the pedestrian experience through the development of horizontal rhythms. The
height of the street level elevations (floor to floor) should be 20% greater than the
upper floor to floor dimensions. A building base, middle and top should be
strongly articulated through materials, details and changes in the plane of the wall.
The retail storefront façade should be differentiated from the facade of the upper
stories. (See figure 26) The street and storefront facade should be horizontal,
contiguous and harmonious with the adjacent and facing structures. Storefront
systems, awnings, and entrance doors should be selected to be harmonious and
similar to the adjacent buildings’ scale and proportion.
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EQ.
EQ.
10’-0”
11’-0”
14’-0”
Figure 26
Institutional: Institutional structures such as civic buildings and churches convey
hierarchy through larger massing, scale and proportion. The base of the building
should be articulated separately from the upper floors to give the building weight
and an appearance of solidity, reliability and endurance. The height of the first
floor should be a minimum 20% greater than the height of the upper floors. To
add to the formality of an institutional structure, an elevated first floor should be
considered while complying with Federal and State ADA requirements (refer to
Section VII.f). Additions to existing structures should respect the existing
horizontal rhythms in order to maintain and enhance the original scale and
proportion of the structure.
b. Vertical Rhythms: The breakdown of the building facades into vertical bays
creates a sense of progression and scale to the streetwall as well as individual
buildings. Vertical rhythms break down the length of a building while unifying the
floors from grade to eave. Fenestration patterns will emphasize the vertical
rhythms, see Section VI.d.
Commercial, Mixed Use, Multi Family Residential: Facades are to be articulated
to express a vertical rhythm that is directly related to the structural columns and
bays. Structural bays should not exceed 20 feet in width.
Structural elements and bays should be architecturally articulated on the facade to
add interest, scale, proportion and detail. Structural bays should be recessed and/or
projected approximately 6”– 12” to provide a variety of changes of plane, interest
in light and shadow and to establish a hierarchy with the architectural elements.
Some variation of facade materials from bay to bay is encouraged. No building
facade that faces a street or pedestrian open space may have a blank uninterrupted
length greater than 20 feet.
Institutional: The scale and proportion of institutional buildings should be
appropriate to the function and use of the building. The scale of prominent civic
buildings such as a village hall or central library would differ from a recreation
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center. The facades of prominent civic buildings are to be articulated so as to
distinguish them from their context. Emphasis of the vertical rhythms and
structural bays should be minimized to provide a larger building mass to establish
the hierarchy of the building. Vertical rhythms should reinforce the importance of
the structure with 1 to 10 foot projections restricted to larger building masses that
span 40-60 feet. The large-scale change in mass will establish hierarchy within the
building facade. (See figure 27) Educational, recreational and public works
facilities located near or adjacent to a residential district, should provide a
contextual design sensitive to the neighborhood.
Figure 27
c. Facade Articulation: Articulation is achieved through the combination of
materials, introduction of detailing and changes in plane of the facade.
Commercial, Mixed Use and Multiple-Family Residential: Facade elements should
be recessed and/or projected to provide a variety of changes of plane, interest in
light and shadow and to establish a hierarchy with the architectural elements.
Building facades are to be proportioned to respect human scale and the existing
prevalent scale of the Village’s architecture. No building facade that faces a street
or pedestrian open space should have a blank uninterrupted length of wall greater
than 20 feet. In addition, the proportion of the fenestration should comply with
Section VI.d.
Commercial and Mixed Use: Ground floor /storefronts that face public streets,
adjacent development or pedestrian open space should be subdivided using
fenestration along no less than 60% of the facade.
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Institutional: Civic and religious institutional buildings tend to be larger and the
facade articulation should be restrained so that the massing is emphasized. Vertical
rhythm should be created by the articulation of stacked windows and doors.
d. Fenestration: The pattern of wall penetrations is created by window and door
openings.
Primary facades are defined as facades facing a street or pedestrian open space.
Secondary facades are defined as facades facing pedestrian parking areas or alleys.
Windows should be recessed back from the overall plane of the building facade at the
window head and sill to create additional articulation and shadow.
Strip windows are not allowed.
Commercial and Mixed Use: In order to provide a desired proportion of fenestration the
following guidelines should be met:
Primary facade: At least 60% of the first floor facade is to be windows/storefront or
entrances. (See figure 28) At least 25% but no more than 40% of the upper floors are
to be windows or doors. (See figures 29 & 30) Note: Percentage is based on the total
facade square footage, which is calculated from the top of the first or ground floor to
the top of second floor.
10’-0” 10’-0”
11’-0” 11’-0”
14’-0”
Figure 28 Figure 29 Figure 30
Secondary facades: At least 25% of the first floor facade is to be windows/storefront
or entries. At least 25% of the upper floors are to be windows or doors. Note:
Percentage is based on the total facade square footage, which is calculated from the
top of the second floor to the underside of roof eave.
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Institutional: Since most institutional buildings are freestanding and larger in scale, the
fenestration pattern does not vary much between the primary and secondary facades.
To provide a desired proportion of fenestration and to promote an appearance of
solidity:
Ground floor façade: Windows or doors should interrupt 25% but not more the 50%
of the wall area. Uninterrupted wall area should not extend for more than 20 feet
without the introduction of blind niches or windows. Note: Percentage is based on
the total facade square footage, which is calculated from the top of the first or ground
floor to the top of second floor. (See figure 31)
Figure 31
Upper floor facades: At least 20% but not more the 50% of the upper floor’s wall area
should be interrupted by windows. Uninterrupted wall area should not extend for
more than 20 feet. Note: Percentage is based on the total facade square footage,
which is calculated from the top of second floor to the underside of roof eave. (See
figure 31)
Multiple-family Residential: In order to provide a desired proportion of fenestration the
following guidelines should be met:
Ground and upper floor facades: At least 35% but no more the 60% of the façade
should be windows or doors.
e. Hierarchy: The prioritization of certain building masses, components or elements over
others.
Commercial and Mixed Use: The hierarchy of public over private spaces should be
conveyed by the facade. Public or retail spaces should be open and inviting through the
introduction of storefronts with doors integral to the system. Private or
office/residential spaces should have a separate entrance articulated independently from
the storefront. (See figure 32)
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Institutional: The primary facade
should have a distinct public main
entrance.
Multiple-family Residential:
Multiple-family residences should
have a distinct and articulated
common entrance on the main
facade(s). Town homes should have
individually articulated entrances.
Figure 32
VII. Articulation
a. Entries: Proportion, scale, location and details should be used to differentiate public
entrances from private or semi-private entrances at all uses.
1. Hierarchy
Commercial, Mixed Use and Institutional: The identity of the public entrance
should be evident from the public way and differentiated from the semi-public
and private entrances. Public entries should have a large-scale approach and be
open and inviting whereas semi-public and private entries are integral to the
adjacent building facade and more opaque.
Multiple-family Residential: Proportion, scale, location and details should be used
to differentiate common entrances from private entrances.
2. Location
Commercial and Mixed Use: Public entrances should be located along the main
thoroughfares and at corners. Private or semi-private entrances should be located
either to the side of a single bay building or centrally for a multiple bay building.
Institutional: Public entrances, both main and secondary, should be located in a
central location on the main facade or along major access routes or vistas.
Services entrances should be remotely located from the open public space and not
visible from the main public approach.
Multiple-Family Residential: Common entries will be oriented toward the main
street or thoroughfare. Garage entrances should be oriented toward a secondary
street, alley or away from the pedestrian way.
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3. Detail
Commercial and Mixed Use: Typically, private or semi-private entrances should
have a predominately solid door and be set in a masonry opening nearly flush to
the building facade whereas the public or storefront doorway should be recessed
and have an awning so as to provide protection from the elements for shoppers.
Building entrances can be further defined by using subtle streetscape
improvements such as pavers. Residential entrances should be clearly identified
and dignified.
Institutional: Generally the public entrances are detailed to stand out on a facade
through the use of articulation and location. In order to be open and inviting,
public entrances should incorporate larger expanses of glass than secondary
entrances.
b. Window and Door Fenestration:
Commercial, Mixed Use, Institutional and
Multiple-family Residential: Punched
single or ganged windows are required at
upper floors but not allowed at street level
on primary facades in commercial buildings.
A combination of ganged and single units
within the punched opening is encouraged to
provide hierarchy to the facade. It is
encouraged that the sill height of upper level
windows align with adjacent buildings but
should not be higher than 30” above finish
floor elevation. See Section VI.d. Mullion
and muntin divisions are required to
maintain the scale of the districts and reduce Figure 33
large expanses of glass at the upper floors.
(See figure 33) Strip windows are not
allowed.
Commercial and Mixed Use: Storefront
windows are required in commercial
buildings on the primary facade at street
level. Storefront windowsill heights cannot
exceed 18”. Secondary facades are
encouraged to provide punched display
windows to define the hierarchy of the
primary facade over the secondary. (See
figure 34)
Figure 34
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Mixed Use and Multiple-Family
Residential: Bay windows are
allowed on upper stories of mixed-
use buildings if the upper floors are
designated residential and on upper
stories of multiple-family residential
buildings. Bay windows are to
project a maximum of 12”. (See
figure 35)
Figure 35
c. Building Lighting
Commercial, Mixed Use, Institutional, Multiple-Family Residential:
1. Exterior Uses and Types: Exterior building lighting
should be carefully designed. Incandescent and low
voltage lighting may be allowed. Fixtures should be
contextual with the building and adjacent building
design. Building lighting should focus on providing
light on building signs and enhancing architectural
details on the facade. All lighting shall be located
and shielded from direct visibility from any
dwelling or public street per the Winnetka Village
Code. Wall lanterns and architectural highlighting
should be considered. Sodium and fluorescent
lighting is not allowed. (See figures 36 & 37)
2. Sign Illumination: Signs located within 100 feet of Figure 36
the boundary of any residential zoning district may
not be illuminated, per the Village Code.
3. Interior: Fluorescent lighting with exposed
fluorescent lamps is discouraged in street-level
interiors where visible from the public way.
Figure 37
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d. Building Signage
Commercial signs should reflect the character of the building style, while expressing
each store’s individuality. There are several prominent sign styles that are appropriate to
Winnetka: surface mounted, pin-mounted, interior, decal and projecting blade signs.
Sign materials are limited to painted wood, canvas, architectural glass and metal. Sign
color must harmonize with the building upon which it is mounted and adjacent
structures. Lettering color can be unique to the image of the retailer/user. Metal sign
and plaque material such as brushed bronze, antique bronze, aluminum, stainless steel
and painted cast iron or similarly appearing materials are preferred. Highly reflective
metallic signs are not allowed. Signs should be lit by marquee or spot lighting; neon
lighting is not permitted. Spot lighting should be minimal and unobtrusive and, per the
Village Code, the source of illumination shall not be visible from any street, sidewalk or
dwelling. Simplified industrial light fixtures are not permitted. Contextual solutions are
recommended. The majority of the signs will be mounted within the building’s sign
band, defined as the wall area located above the ground floor storefront opening and
below the second floor windowsill, and is located a minimum of 8’-0” above grade and a
maximum of 15’-0” above grade. (MC-01-2023, amended, 01/17/2023)
Signs must comply with the general provisions of the Winnetka Sign Ordinance as well
as design provisions contained within these Design Guidelines.
1. Surface mounted commercial signs are either fabricated from painted wood or cast
metal plaques and are to be mounted within the sign band or within the storefront
transom. The height of the sign is restricted to 75% of the area of the sign band or
14 inches - whichever is less. The sign band of a building consists of the area
located above the ground floor storefront opening and below the second floor
windowsill, and is located a minimum of 8’-0” and a maximum of 15’-0” above
grade. Refer to figures 28, 29, and 30 for location. Surface mounted or pin-
mounted signs are not permitted on secondary elevations without a defined sign
band.
2. Pin-mounted commercial signs consist of
reverse channel, cast metal and flat cut
metal letters mounted above the storefront
in the masonry sign band or suspended in
front of the storefront at the transom or
recessed entry. The size of the lettering is
restricted so that the height of the letters
does not exceed 75% of the height of the
sign band or 14 inches - whichever is less.
The length of the lettering is to be
Figure 38
contained within 75% of the length of the
sign band. (See figure 38)
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Figure 39 & 40
3. Projecting blade commercial signs can MC-01-2023, Removed, 01/17/2023
be round, square or vertical, mounted
from the face of the building at the
second floor level between the windows
or at the head of the storefront and are
oriented to pedestrian scale. The signs
are to be mounted on fixed hardware; no
swinging or chain-mounted signs are
allowed. The dimensions of the sign are
not to exceed 6 square feet (36”
high and 24” deep) (See figure 41). If
illuminated, the signs should be lit with
an unobtrusive light source. Figure 41
4. Incidental wall signs such as building management identification and directory
signs should be integrated into a single sign and be constructed of brushed bronze,
antique bronze or painted cast iron. Such signs should not be placed on the
prominent street front facade and should be directed to public residential entries
(MC-01-2023, amended, 01/17/2023)
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e. Awnings and Banners
Awning scale and proportions are to be
appropriate for the building on which they
are mounted as well as the adjacent
structures. It is highly recommended that
awnings be uniform in size, shape (except
for arched openings, see “Forms” below)
and color in order to unify multiple
storefronts within a single building. The
length of the awning is to be restricted to
the length of the storefront opening;
awnings must not continue over masonry
piers. The vertical and horizontal
dimension should be proportional to the
overall projection of the awning. (See
figure 42)
Figure 42
Awning projection is preferred at 36 inches, but awnings will be considered which
range from a minimum of 24 inches to a maximum of 36 inches. Projection depth
should match the existing adjacent awnings provided they comply with the acceptable
minimum and maximum projection. Awnings should be placed at a minimum height of
8 feet above the sidewalk. If awnings are lit it should be from an outside source; no
backlit awnings are allowed.
Forms: Awning forms are to conform to the general shape of the opening.
Arched openings are to receive ½-round domed awnings, whereas rectangular
openings are to receive rectangular, gently sloping; planar forms with closed ends.
Valances may be fixed or loose.
Mounting: Awnings may be fixed or retractable. Retractable awnings must be
kept either in the fully projected position or the fully closed position. Fixed
awnings are to have concealed rigid metal frames. Retractable awnings should
have a canopy cover and automatic retractable rollers mounted to the building.
Underpanels are not desired. Frames should be painted to match or compliment
the color of the awning cover material or its underside.
Materials: The awning material should be taut, not relaxed. Awning materials
may include matte finish painted army duck, vinyl-coated cotton, acrylic-coated
polyester, and vinyl-coated polyester or cotton and solution-dyed acrylic. All
materials should receive silkscreen, painted, cutout lettering, heat color-transfer,
pressure sensitive vinyl films or sewn appliqué signs. Awning signs and logos are
limited to a height of six inches, and may be placed on the valence only.
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Colors: Awning and banner colors must take into account the color selection of
the surrounding materials, buildings, signs, awnings, and image of the
retailer/user and district. All awnings located on the same building must be the
same color. Colors should enhance and compliment the building and are
restricted to earthtones and primary and secondary colors. Final color selection is
contingent on approval by the Design Review Board and compliance with the
Village awning ordinance.
Banners should be considered as identification of commercial districts. Banners
may be location, event, holiday or sponsor specific and can create a unifying
thread between the independent districts. Banners are to be mounted on existing
poles by fixed brackets and hardware. The Design Review Board must approve
the final design.
All new or replacement Awnings and Banners must comply with Village Ordinances and
the Design Guidelines.
f. ADA Compliance:
Federal and State regulations require all public spaces to be accessible. Accessibility
alterations shall allow access from either the primary or the secondary facade; additions
of elevators or ramps should be designed as an integral element of the building.
Entrances: Commercial and mixed-use facilities should provide first floor access from
the primary or secondary facade.
Elevators: Where possible, elevators should be incorporated into the existing building
envelope. If physically impossible, the elevator and stair core can be located on the
exterior of the building but should be located so as not visible from the main public
way.
Ramps: Where required, the slope of the ramp should be as gradual as possible to
eliminate the need for handrails. Although a 1:12 slope is permitted, 1:20 is
encouraged. A ramp should be an integral design element, reflecting the design of the
building it serves and surrounding site. This can be accomplished by concealing the
ramp behind a low screen wall.
g. Mechanical Equipment
1. Location
Mechanical Equipment must not be visible from pedestrian view. Roof top
equipment should be located either in the center of the roof or in one corner away
from the street elevation so as not to be visible from the primary or secondary
approach.
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2. Screening
For at-grade equipment screening, see Sections IX.a (p.26), X.c.9 (p. 33), and
XI.d.5 (p.57).
Mechanical equipment located at grade should be screened from view with a
fence or wall that is constructed of the same materials as the adjacent building.
Rooftop equipment that cannot be located out of view should be screened by
walls constructed of materials sympathetic to those of the primary facade.
VIII. Materials
Building materials throughout the districts consist primarily of masonry and stucco. The existing
buildings currently have a good palette of colors, textures and material mixes from which new
materials should be selected. The masonry palette consists of wirecut, smooth and textured
modular brick and rough-face and dressed limestone veneer. Rough-faced limestone should be
limited to accent or base pieces only. The brick color palette should be restricted to those present
in the district but can vary in color from reds to yellows and have varying levels of iron spotting.
Pink or orange brick is not allowed.
English Tudor buildings obtain some of their character from the mix of materials used in the
upper floors. Creative use of material combinations is encouraged to break up the massing. The
number of facade colors should be minimized to maintain unified districts – white and cream
stucco with reds and browns, emphasizing earth tones and eliminating saturated colors.
Commercial and Mixed Use: Acceptable materials include modular brick, rough-faced or
dressed limestone and exterior grade stucco with wood trim. Wood, aluminum or vinyl
siding, metals, rough/random lannon stone, concrete block (split face or smooth) and
glassblock are not acceptable materials. EIFS may be allowed if the location is limited to the
second floor facades or higher and the finish and articulation are acceptable. The finish of
the EIFS must resemble exterior grade stucco of the historic English Tudor buildings in the
Village.
Institutional: Institutional buildings are encouraged to have monochromatic material
selection such as modular brick, or rough-faced or dressed stone. Wood, aluminum or vinyl
siding, metals, rough/random lannon stone, concrete block (split-face or smooth) and
glassblock are not acceptable materials. EIFS may be allowed if the location is limited to the
second floor facades or higher on secondary facades only and the finish and articulation are
acceptable. The finish of the EIFS must resemble exterior grade stucco of the historic
English Tudor buildings in the Village.
Multiple-Family Residential: Acceptable material for multiple-family structures includes
modular brick, limited areas of dressed limestone, and exterior grade stucco with wood trim.
Wood siding is allowed on secondary facades on upper floors only. Aluminum or vinyl
siding, metals, rough/ random lannon stone, concrete block (split face or smooth) and
glassblock are not acceptable materials. EIFS may be allowed if the location is limited to the
second floor facades or higher and the finish and articulation are acceptable. The finish of
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Village of Winnetka, Illinois
the EIFS must resemble exterior grade stucco of the historic English Tudor buildings in the
Village.
Acceptable Materials:
a. Primary Facade
Commercial, Mixed Use, Multiple-Family
and Institutional
Modular face brick (See figure 43)
Limestone (Limited to partial first
floor only. Limestone is to be
integrated with brick for multiple-
family residential) (See figure 44)
Cast stone, which clearly simulates
stone, is limited to accent pieces such
as belt courses, sills and shoes. (Split
face or rusticated are not permitted.)
Exterior grade stucco with wood trim
(See figure 45)
Wood siding (Multi family Residential Figure 43
only)
b. Secondary Facade
Commercial, Mixed Use, Multiple-Family
and Institutional
Modular face brick (See figure 43)
Modular common brick
Dressed limestone (Limited to first
floor only) (See figure 44)
Cast stone, which clearly simulates
stone, is limited to accent pieces such as
belt courses, sills and shoes. (Split face
or rusticated are not permitted.)
Exterior grade Stucco with wood trim
(See figure 45)
Figure 44
EIFS (upper floors only, troweled texture
to resemble stucco) (See figure 46)
c. Roof materials
Commercial, Mixed Use, Multiple-Family
and Institutional.
Clay Tiles (See figure 47)
Cement Tiles and Shingles
Ceramic Tiles that simulate natural
materials.
Figure 45
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Architectural Series of Asphalt Shingles
(3 ply) (See figure 49)
Wood Shingles (Fire treated)
Slate (See figure 48)
Real Copper (No other metal roofs are
allowed)
Figure 46
Institutional only
Flat roofs must be hidden by parapet
on primary / secondary facades.
Commercial and Multiple- Family
Flat roof must not be visible from
street, pedestrian, or open spaces.
d. Door and Window Materials:
Commercial, Mixed Use, Institutional,
Multiple- Family Residential: Entry
doors should be wood or aluminum
stile and rail with varying degrees of
glass. Public entry doors should be Figure 47
fully glazed whereas private and semi-
private entries should be primarily
solid panel doors. Storefront window
units should be either paneled
aluminum or brass. Many original
storefronts, some with transom
windows, remain in the districts.
Efforts should be taken to
repair and renovate these systems
Figure 48
where feasible. Window frames should
be wood, steel or aluminum. Vinyl
windows are not acceptable. Muntin
divisions should be real divided glass
or simulated with spacer bars. Snap-in
muntins are not acceptable. Color
selection should be sympathetic with
the overall building color palette and
take into account the adjacent building
materials within the structure,
immediately adjacent structures,
structures within the same block and Figure 49
structures across the street.
Entry door hardware is to be exterior grade with weather-resistant finish. Hardware
design and finish is to be appropriate with facade articulation, color palette and
district character. Glazing should be clear glass without tint or film.
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Village of Winnetka, Illinois
Garage doors should be designed to replicate stile and rail paneled doors if they are in
view of the public or pedestrian way. The doors can be constructed of wood.
Overhead rolling doors are allowed.
IX. Service, Secondary Facades and Parking Structures
a. Service Areas: Service areas allow for loading zones and dumpster placement.
Commercial, Mixed Use, Institutional, and Multiple-Family Residential: Service areas
are to be located off secondary streets or alleys out of public view. If a service area is
visible from the public view, the service area is to be treated with screening
approximately 6’-8’ tall to match adjacent building elevations.
b. Secondary Facade(s): Fenestration of secondary facades should comply with Section
VI.d. When a secondary public entrance is located off a parking area or alley, the alley
is to be treated as an extension of the public walkway, and the building entrance is to be
articulated to differentiate it from private or semi-private entrances.
c. Parking Structures: As new developments occur within the business districts,
multiple-family residential and institutional areas, parking structures may be
incorporated into their designs in order to meet parking needs. Parking structures
should be located remotely from primary streets and should not be visible from the
public way. All parking structures should provide a safe and pleasant pedestrian
entrance and exit from the structure. Parking structures servicing the commercial
districts should integrate into the surrounding architectural fabric. Structures serving
residential buildings should relate to the architectural fabric.
Parking structures at a commercial development should be incorporated into the design
of the development so that they blend into the building’s architecture, scale, and
surrounding streetscape context. Integrated parking structures should provide a
seamless and non-evident appearance of parking. Their scale and mass should be
compatible with the standards set forth in these design guidelines. Building materials,
details, and articulation should be consistent with that of the overall development and
surrounding context when visible from the public way.
Adequate vehicular and pedestrian access into the structure, ADA compatibility, safety,
lighting, and ventilation issues must be addressed.
Please see Vehicular Zone Landscape in Section XI.d for information on parking
structure landscape requirements.
1. Massing: The parking structure should comply with the general commercial and
mixed-use building massing guidelines (Section V) with the following exceptions. The
parking structure should contribute to the continuous “streetwall” along the primary
thoroughfares and respect the adjacent setbacks of existing buildings. Heights of the
parking structure are delineated in this guideline under Parking Lot Standards.
Freestanding residential parking structures should be adequately screened from view.
2. Proportions and Rhythms: Parking structures are to conform to the general
commercial and mixed-use proportions and scale guidelines as outlined in Section VI.
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The horizontal and vertical rhythms of the structure should enforce the rhythms
established by the immediately adjacent and facing structures in order to unify the
streetwall. Structures abutting a primary or secondary way should maintain a screen
wall with a maximum of 20% openings and a maximum frontage at grade of 30 feet.
Parking structures with street frontage that exceeds 30 feet should incorporate sales tax
generating uses at the ground level so that the streetwall continues to offer the
pedestrian shopping experience. The storefront at the sales tax generating use should
comply with the General Commercial and Mixed-Use Guidelines. Off the primary and
secondary streets, the parking structure expansion is limited by the current zoning
ordinance. Parking structures serving residential units should also contain a screen wall
and conform to the general multiple-family design guidelines. Freestanding parking
structures should not exceed 14 feet in height above adjacent average grade or top of
curb to the upper parking deck.
3. Articulation: The pedestrian entrance should be clearly articulated independent of
the adjacent screen wall. The first floor screen wall should display the proportions and
rhythms as indicated above while incorporating appropriate articulation. Shallow blind
niches and recesses as well as expressed columns are encouraged to break down the
screen wall and provide scale. Integral way-finding signs, street furniture, trash
receptacles, newspaper corrals, drinking fountains and public art are encouraged as
design elements at the screen wall.
4. Materials: The parking structure must be clad in the materials palette identified in
Section VIII. Monochromatic or limited material combination is encouraged to
downplay the hierarchy of the structure. Exposed concrete facades are not permitted,
although cast stone accent and cladding materials units are acceptable. Parking
structures serving residential units must apply creative material selection per the
general multiple-family design guidelines. Material selection may be limited to less
expensive material when not visible from the public way.
Public Spaces/Streetscapes
GENERAL GUIDELINES
X. Pedestrian Zones and Pedestrian Circulation
As part of Winnetka’s Business Districts, Multiple Family Residential and Institutional areas, the
pedestrian-friendly character of the streetscape lends to the charm and ambience of these
districts. Elements that are characteristic of a pedestrian-oriented street include narrow rights-of-
way, numerous storefronts with display windows and a high volume of pedestrian traffic. Care
should be taken to maintain and enhance these elements within Winnetka.
Attention should be paid to all existing streetscape/pedestrian zones and to ensure that those
created, altered and amended by future developments continue to enhance Winnetka’s
pedestrian-friendly character. Special consideration must be given to enhancing and providing
safe, efficient movement for these districts’ users.
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Village of Winnetka, Illinois
1. Location/Orientation and Access for
Parking Areas: New parking should be
located behind, within or underneath
structures and buildings. (See Figures 65a
and 65b) Off-street surface parking lots in
front of new buildings and along street
frontages are prohibited. Access to all
parking and loading areas must be
provided off secondary streets or existing
alleys/service drives. Access to
underground parking facilities should also New surface parking opportunity located
be provided from an alley or service drive. behind the building
Figure 65a
If appropriate and feasible, on street
parking within the district should be
provided within the public rights-of-way
in front of new buildings.
Curb cuts and vehicular entrances should
be minimized throughout the business
districts. Building owners are encouraged
to share access points to their parking lots.
Each curb cut location should be safe,
efficient and approved by the Village
Engineer.
Access should be provided from mid-
block alleys and secondary streets. Access
should not be from main district streets
unless deemed appropriate by the Village
Engineer. These larger entrances should be
defined with adequately designed and
coordinated signs, landscaping or Defined and articulated alley gateway in character with
architectural elements that complement the business district, leads to service and parking in rear
design of the development and add visual Figure 65b
interest to the street. (See Figure 65c and
65d)
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Shared parking should be provided, where
possible, between adjacent land uses and
businesses, especially on blocks that have
varied parking needs. (See Figure 66) For
example, a business with daytime
employee and shopper parking may allow
evening use of the same lot by apartment
dwellers, shoppers or restaurant patrons.
Shared parking should be considered if a
public/semi-public parking structure is
anticipated as part of future development Clear and visible,
in the districts. coordinated public signage element
Figure 65d
Mid-block alleyway with landscaping
The Village Standard for parking stalls is 9’x18’ as established by and signage enhancements
ITE (Institute of Traffic Engineers). A 9’x19’ stall is encouraged Figure 65c
for all new parking areas.
2. Location/Orientation and Access for Loading Areas: All service areas should be
located at the rear or side yard of new developments within the business districts.
Access should be provided via mid-block alleys/driveways or from secondary streets.
Exterior mechanical systems, loading/service, and trash storage areas should also be
located out of sight from public roads. To the extent possible, these elements should be
contained within the new building.
If these elements are located outside the building envelope, all efforts should be made
to visually screen and buffer them with permanent year-round screening from street and
sidewalk views (See section XId5 for more information on screening).
Service areas/trash storage areas should be clustered together between businesses
wherever possible.
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