Plan and Design Commission

PUBLIC NOTICE In accordance with the statutes of the State of Illinois and the ordinances of the City of Highland Park, the next regular meeting of the Plan & Design Commission of the City of Highland Park is scheduled to be held at the hour of 7:00 P.M. on Tuesday, April 7, 2026, at City Hall, 1707 St Johns Avenue, Highland Park, Illinois. Individuals with questions or feedback about an agenda item may email Karl Burhop, Senior Planner, with the Community Development Department, at kburhop@cityhpil.com. All emails and comments submitted for the Commission will be made public. The City, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe or participate in this hearing, or who have questions about the accessibility of the meeting facilities, contact the City’s ADA coordinator Emily Taub at etaub@cityhpil.com or 847.926.1005. The City encourages individuals to sign-up for its eNews for important information from the City and its government partners. The City updates its web site daily and also posts on social media daily. To sign-up for the eNews, visit www.cityhpil.com. At the meeting, it is anticipated that there will be a discussion of the following items: City of Highland Park Regular Meeting of the Plan and Design Commission Highland Park City Hall, 1707 St Johns Avenue April 7, 2026 7:00 P.M. MEETING AGENDA I. Call to Order II. Roll Call III. Approval of Minutes a. Consideration of Plan and Design Commission Minutes i. Regular Meeting on Feb. 17, 2026 IV. Scheduled Business a. Public Hearing #PUD-2025-00081 for a Special Use Permit in the Nature of a Planned Development with Modifications from City Code; and a Plat of Re-Subdivision, with Variances from City Code (147 Central Ave.) b. DES-2025-00090 Design Review & Sign Package Amendment with Variations from City Code (1411 Park Ave W.) V. Other Business a. Information Item: Administrative Design Review Update b. Next Meeting – April 21, 2026, A Regular Meeting at City Hall c. Case Briefing VI. Business from the Public VII. Adjournment Page 1 of 1 Page 1 of 46  1 MINUTES OF A REGULAR MEETING 2 PLAN AND DESIGN COMMISSION 3 OF THE CITY OF HIGHLAND PARK, ILLINOIS 4 5 6 MEETING DATE: Tuesday, February 17, 2026 7 8 MEETING LOCATION: Council Chambers, City Hall, 1707 St. Johns Avenue, Highland Park, IL 9 10 CALL TO ORDER 11 At 7 p.m., Chairperson Kerch called the meeting to order. Staff was asked to call the roll. 12 13 ROLL CALL 14 Commissioners Present: Chairperson Kerch; Commissioners Fettner, Henry, Ihnchak, Mantis, Moore, & 15 Nanus 16 17 Councilmember Present: Ross 18 19 Student Council Present: Pielet 20 21 Staff declared that a quorum was present. 22 23 Guests Present: Corey Glasson, Owner/Twinkle Twinkle Little One 24 25 Staff Present: Fontane, Burhop, & Mistretta 26 27 Others Present: Marcus Martinez, Corporation Counsel/Elrod Friedman LLP 28 Gale Cerabona/Recorder 29 30 APPROVAL OF MINUTES 31 Regular Meeting of the Plan and Design Commission – February 3, 2026 32 33 Commissioner Ihnchak moved to approve the February 3, 2026, PDC regular meeting minutes. 34 Commissioner Henry seconded the motion. 35 36 On a voice vote 37 Voting Yea Chairperson Kerch; Commissioners Fettner, Henry, Ihnchak, Mantis, & Nanus 38 Voting Nay: None 39 40 Chairperson Kerch declared that the motion passed unanimously. 41 42 SCHEDULED BUSINESS 43 Chairperson Kerch rearranged the order of tonight’s two cases. 44 45 1. PUD-2025-00081 for a Special Use Permit in the Nature of a Planned Development with Modifications 46 from City Code; and a Plat of Re-Subdivision, with Variances from City Code (147 Central Avenue) 47 48 Chairperson Kerch advised that this Petitioner asked to continue this case to the April 7, 2026, PDC meeting. Plan and Design Review Commission Minutes February 17, 2026 - Page 1 Page 2 of 46  1 2 Commissioner Fettner moved to continue this matter to the next PDC meeting on April 7, 2026. 3 Commissioner Nanus seconded the motion. 4 5 On a voice vote 6 Voting Yea Chairperson Kerch; Commissioners Fettner, Henry, Ihnchak, Mantis, & Nanus 7 Voting Nay: None 8 9 Director Fontane declared that the motion passed unanimously, there would be no new notice, and the 10 next meeting would take place at City Hall in Highland Park, at 7 p.m. 11 12 2. DES-2026-00086 for Design Review & Sign Package with Variations (1849 Green Bay Road) 13 Planner Mistretta reviewed the proposal: 14 • Existing Property 15 o sign package in Renaissance Place 16 o occupying 2 tenant spaces 17 • Aerial View was shown 18 • Existing Sign Package 19 o Unit 112 (two frontages) 20 • Proposed Amendments 21 o 4 signs (2 wall, 2 awning) 22 23 Commissioner Moore arrived at 7:07 p.m. 24 25 • Proposed Awnings 26 o extension from northern facade 27 • Light Fixture Removal 28 o 1 existing light fixture will be removed 29 • Proposed Renderings (west & north) 30 • Existing Photos 31 • Staff Photos (surrounding area) 32 • Standards for Sign Packages 33 • Approval Process & Recommendation 34 35 Petitioner, Corey Glasson, owner of Twinkle Twinkle Little One, said this store represents the growth of their 36 19-year business. He explained the revisions. 37 38 Chairperson Kerch asked if anyone in the audience wishes to speak. There was no one. 39 40 Commissioner Moore moved to adopt the Certificate of Approval. Commissioner Mantis seconded the 41 motion. 42 43 On a roll call vote 44 Voting Yea Chairperson Kerch; Commissioners Fettner, Henry, Ihnchak, Mantis, Moore, & 45 Nanus 46 Voting Nay: None 47 Plan and Design Review Commission Minutes February 17, 2026 - Page 2 Page 3 of 46  1 Director Fontane declared that the motion passed unanimously. 2 3 OTHER BUSINESS 4 1. Information Item: Administrative Design Review Update 5 There were no updates. 6 7 2. Next Regular Meeting – March 3, 2026 8 Senior Planner Burhop advised this meeting may be cancelled. 9 10 3. Case Briefing 11 Director Fontane advised that City Council approved the Habitat development at 1700 Old Deerfield Road. 12 13 BUSINESS FROM THE PUBLIC 14 There was no Business from the Public. 15 16 ADJOURNMENT 17 Commissioner Henry moved to adjourn at 7:16 p.m. Commissioner Fettner seconded the motion. 18 19 On a voice vote 20 Voting Yea Chairperson Kerch; Commissioners Henry, Ihnchak, Mantis, Moore, & Nanus 21 Voting Nay: None 22 23 Chairperson Kerch declared that the motion passed unanimously. 24 25 Respectfully Submitted, 26 27 28 Gale Cerabona 29 Recorder 30 31 MINUTES OF A REGULAR MEETING ON FEBRUARY 3, 2026, WERE APPROVED WITHOUT CORRECTIONS. Plan and Design Review Commission Minutes February 17, 2026 - Page 3 Page 4 of 46  REQUEST FOR PLAN AND DESIGN COMMISSION ACTION DATE REFERRED: For the April 7, 2026 Plan and Design Commission (“Commission”) ORIGINATED BY: Community Development Department SUBJECT: Consideration of a Planned Development and Plat of Subdivision with Variations for 147 Central Ave. RECOMMENDATION:  City staff request a continuation to the April 21, 2026 Commission meeting. The Historic Preservation Commission (“HPC”) is considering the related item at its April 15, 2026 meeting, and the item should be continued so the Commission can receive and review the full HPC recommendation. The HPC’s recommendation will be attached to the April 21, 2026 meeting packet along with any public comments received for both the Commission and HPC. This item has been previously considered at the January 6, 2026 PDC meeting and was continued at the Feb. 17 Commission meeting to the April 7 meeting. Page 1 of 1 Page 5 of 46  MEMORANDUM – PLAN & DESIGN COMMISSION TO: Plan and Design Commission (“Commission”) FROM: Community Development Department DATE: for the April 7th Plan & Design Commission meeting RE: DES-2025-00090 Design Review & Sign Package Amendment with Variations from the City Code (1411 Park Ave W.) RECOMMENDATION: Staff recommend the Commission carefully review the submitted materials and discuss the proposed design changes. A draft Cert. of Approval is included as Attachment 8 that adopts the Design Review and Sign Package Amendment as proposed1. Project Summary: Ryan Razowsky (the “Applicant”), acting as an agent for RDK Ventures LLC (the “Property Owner”), proposes new design features and signage at 1411 Park Ave W. (the “Property”). The Applicant proposes the following changes: 1. Repaint the exterior of the convenience store to match the Rmarts branding. 2. Replace the existing signs noting ‘Food Mart’ on the north and south façades with static non illuminated wall signs. 3. Add internally-illuminated ‘Rmarts’ sign to western façade of the convenience store. The site is one tax parcel with frontage on Skokie Valley Road (also known as Highway 41) & Park Ave W, and is located at the northeast corner of the intersection of the aforementioned roads. The site is an existing gasoline fuel station currently dressed with the “Shell” branding. The proposed amendment to the sign package would now include signage that showcases a new branding, which will be “Rmarts” Commission Consideration:  The following considerations are before the Commission: 1. Design Review for the proposed improvements, including design, materials, landscaping, layout, and exterior lighting – see Attachment 2. a. A request to repaint portions of the property to reflect new branding. b. New painting / color scheme on convenience store structure. 2. Sign Package. a. 3 new wall signs on the convenience building. i. There is existing signage on the north and south façade but the proposed sign on the western façade is new. 1 Cert. of Approvals are provided for Design Review and Sign applications and are not a recommendation by staff. The Commission may approve, approve with conditions, continue an item for more information, or deny the request. Page 6 of 46 Existing Sign Package The existing sign package for the property was approved on 8/16/16 by the then Design Review Commission. The package encompasses the entirety of the signage that is currently on site. The sign package has not been modified since its original approval. It is worth noting that the original sign package has a digital sign for the fuel prices included. The existing Sign Package is included in Attachment 5 Proposed Sign Package Amendment The proposed sign package is included in Attachment 2. The proposed sign package will replace the following signage:  Two existing wall signs on the central convenience store, plus add an additional wall sign on the rear façade of the convenience store. The three existing canopy signage will remain. o Therefore, the total number of wall signs will increase from 5 to 6.  For the ground signage, the existing ground-mounted sign at the southeast corner will remain the same size with no proposed changes. o Total of 1 ground sign – already existing.  In total, the sign package will account for 7 total signs. Total Wall Sign Area  Existing Total Sign Area: 92.7 Sq. Ft. o This accounts for the three existing canopy signs (15.5 Sq. Ft each) as well as the two existing wall signs (23.2 Sq. Ft. Each) on the convenience store building; for a total of 5 wall & canopy signs.  Proposed Total Sign Area: 108.1 Sq. Ft. o This accounts for the replacement of the two existing wall signs that will be replaced with (2) 2.7’ x 7.7’ non illuminated wall signs (20.79 Sq. Ft each), and an additional (1) 8’ x 2.5’ internally illuminated wall sign (20 Sq. Ft.) on the west façade of the convenience store facing Skokie Valley Road. There was not a sign on the west façade previously.  AMENDMENT: +15.4 Sq. Ft in total sign area and one additional sign. NOTE: Sign Code Sec 150.2025 allows for 15% of the horizontal area or 125 Sq. Ft, whichever is the lesser. In this case 73.8 Sq. Ft. (15% of 492) would be the maximum allowed for the North & South Façade individually; and it would be 43.2 Sq. Ft (15% of 288) for the Western Facade. This context is provided by way of comparison as to what would be allowed ‘by-right’. In addition, Sign Code Sec 150.2007 allows for internal illumination of channel letters. Also, per Sec. 150.2025(2)(d), “One Wall Sign for each principal and accessory use with a separate building entrance on the Lot and, in the event the Lot has Frontage on more than one public street, an additional Wall Sign shall be allowed for each additional public street upon which any principal and accessory use has Frontage. In a building with multiple uses, the Wall Sign must be located on that portion of the building in which the use for which the Wall Sign is maintained is located, which Wall Sign shall be located either (i) no higher than the bottom of the second story window of the building or the top of the wall of a one-story building or (ii) immediately below the top of the roof or parapet of the building. For the purpose of this Subparagraph, frontage on a parking area may be considered the same as Frontage provided there is direct access to the use from the parking area and that the access is the primary access to the use.” [Emphasis added.] Total Ground Sign Area  Existing Total Sign Area: 108.96 Sq. Ft  Proposed Total Sign Area: 108.96 Sq. Ft.  AMENDMENT: NO CHANGE 2 Page 7 of 46 NOTE: Sign Code Sec 150.2025 allows for 75 Sq. Ft per sign. If the property were to have multiple frontages then a sign would be allowed per frontage if the frontage is at least 100 feet. The property at 10 Skokie Valley Road has two frontages, STANDARDS OF APPROVAL: The applicant has submitted a (1) Sign Package and (2) Design Review. The following provide the standard of review for this consideration. The Commission must consider all the standards and all standards must be met, as appropriate and indicated in the below sections of City Code. Chapter 176, ARTICLE II. - DESIGN REVIEW STANDARDS Sign Package Standards. – ARTICLE XX SEC 150.2030 “(D)Standards. No Sign package shall be approved by the Plan and Design Commission unless the Plan and Design Commission shall find that the Sign package incorporates Signage that is:1.unified and consistent throughout the building or property; and 2.of a higher quality than would be otherwise required under the applicable Sign regulations; and 3.compatible with the design and materials of the building or buildings, and consistent with the area surrounding the building or property.” DESIGN REVIEW – CHAPTER 176 STANDARDS OF REVIEW: This project is subject to the provisions in Chapter 176 of the City Code, “Design Review.” These include the following: (A) Site Plan. (1) The site shall be planned to (a) provide a desirable transition from the streetscape, (b) meet the parking design requirements of Article VIII of Chapter 150 of this Code, and (c) meet the landscape planting and screening requirements of Article XXII of Chapter 150 of this Code. (2) Buildings shall be oriented so that the principal entry is visible and accessible from the primary street frontage. (3) Building configurations that tend to catch and accumulate debris, leaves, dirt, trash and rubbish shall be avoided. (4) Service yards, storage yards, exterior work areas, and utility meters shall either be (i) screened from view from public rights-of-way with dense planting or other materials harmonious with the building, or (ii) otherwise be located so as not to be visible from any public rights-of-way. Staff Comment & Review: The principal entry ways are not hindered by any proposed signage. (B) Site Treatment. (1) Where natural or existing topographic patterns contribute to beauty and utility of a development, they shall be preserved and enhanced, subject to the requirements set forth in Article XVIII of Chapter 150 of this Code. (2) Grades of walks, parking spaces, terraces, and other paved areas shall provide a safe and stable surface for walking. (3) Sidewalks, plazas, and pedestrian pathways shall be distinguished from Vehicular Use Areas through the use of materials, such as curbs, pavers, and brick or brushed or scored concrete, in order to ensure pedestrian safety and comfort. (4) Newly installed utility services and service revisions necessitated by a modification to an Exterior Design Feature shall be place underground. Staff Comment & Review: This standard does not apply to this proposal (C) Building Design. (1) Building mass, scale, and lines, including roof forms, shall be designed to be harmonious with the design of adjacent buildings. 3 Page 8 of 46  (2) Buildings shall be designed to avoid monotony with respect to roof line, windows, location and size of principal entry, location and orientation of garage entries, and cladding material and color. (3) Building materials shall be durable and conducive to easy maintenance and upkeep. (4) Mechanical or other utility equipment. (a) Mechanical and utility equipment located on the roof or exterior of a building shall either be: (i) screened from view from public rights-of-way with materials harmonious to the building; or (ii) located as to not be visible from public rights-of-way or residential zoning districts. (b) Ground-mounted mechanical or utility equipment shall comply with the screening requirements set forth in Article XXII of Chapter 150 of this Code. (5) Building additions and modifications shall maintain safe access and pathways, and allow for the functional use of spaces between buildings. Staff Comment & Review: This standard does not apply to this proposal. The applicant is only painting the exterior of the central food mart. There are no proposed structural changes. (D) Lighting. (1) Lighting fixtures shall be of a scale and finish, and shall be mounted at a height, that are appropriate to the building design and lighting function. (2) Light sources shall be shielded from view from public rights-of-way and residential districts. (3) Light poles located within a Vehicular Use Area shall be located between parking spaces. (4) Lighting levels and light fixture design shall meet the standards of Article VI of Chapter 150 of this Code. Staff Comment& Review: This standard does not apply to this proposal. (F) Fences. Fences shall be constructed to meet the requirements of Article XXII of Chapter 150 of this Code and of Chapter 173 of this Code. Staff Comment& Review: This standard does not apply to this proposal. 4 Page 9 of 46  Rmarts LLC | 608 Academy Dr., Northbrook, IL 60062 | 847-236-0930 3/13/26 RE: 1411 Park Ave W Highland Park, IL 60035 Dear Plan & Design Commission, Please find the attached documents regarding our proposed improvement of the façade and signage at the Shell station located at 1411 Park Ave W, Highland Park, IL 60035. We are seeking approval of a Sign Package, updating the existing approved Sign Package from appx 10 years ago. The improvements, including those proposed for the interior and exterior of the store, represent the first significant investment in the property since it was redeveloped in 1995. The scope of work is as follows: -Repaint the exterior of the convenience store to match the Rmarts image, as noted in the supplied pictures -Add an illuminated ‘Rmarts’ sign to the west facing facade of the building, per the attached specifications -Add a static non-illuminated ‘Rmarts’ sign to the North and South facing entrances of the convenience store, per the attached specifications We have engaged an architect and licensed general contractor in the City of Highland Park to complete the project. All work will be completed in accordance to the design standards noted in Chapter 176 of the City Code. All work will be completed in accordance with ADA requirements, and all handicap signage and accessibility requirements will be updated. Thank you for your time and consideration. Please let me know if any further information is required. I can be reached at 312-208-8448 or via email at ryan@rmarts.net. Sincerely, Ryan Razowsky President, Park/41 LLC Page 10 of 46 ***New signage is identified on slides 1-4, existing signage that has already been approved in 2016 is on slides 5-7. Page 11 of 46  24 ft ~96 in x 30 in 12 ft ~7 ft 4 in Western Facade Edited by Anthony Mistretta Page 12 of 46  41 ft ~92 in x 32 in 12 ft ~7 ft 4 in Southern Facade Edited by Anthony Mistretta Page 13 of 46  41 ft ~92 in x 32 in 12 ft ~7 ft 4 in Northern Facade Edited by Anthony Mistretta Page 14 of 46  21 ft 4 in 10 ft Eastern Facade Edited by Anthony Mistretta Page 15 of 46 The site will remain a Shell station and the proposed MID sign, canopy and dispensers will remain unchanged and as they were proposed in the approved 2016 sign package. The current MID Sign, as proposed in 2016, will remain unchanged. Page 16 of 46 The current existing canopy and dispensers, as proposed in 2016, will remain unchanged Page 17 of 46 Page 18 of 46 Page 19 of 46 1411 Park Ave W., Highland Park, IL 60035 Site Overhead – 3/17/26 North Page 20 of 46 Page 21 of 46 Page 22 of 46 Page 23 of 46 Page 24 of 46 Page 25 of 46 Page 26 of 46 Page 27 of 46 Page 28 of 46 Page 29 of 46 Page 30 of 46 Page 31 of 46 Page 32 of 46 Page 33 of 46 Page 34 of 46 Page 35 of 46 Page 36 of 46 Page 37 of 46 Page 38 of 46 Page 39 of 46 Page 40 of 46 Page 41 of 46  POST MOUNT, FRONT LIT CHANNEL LETTER 5" 5 1 2 6 7 3 8 4 9 1. TRANSLUSCENT ACRYLIC FACE 2. LED LIGHTING 3. ON / OFF BLADE SWITCH 4. TRIM CAP 5. 120V / 20 AMP CIRCUIT 6. STRAIGHT THROUGH WIRING KIT 7. LED POWER SUPPLY 8. POST / WALL ANCHOR 9. WALL Page 42 of 46  FLUSH MOUNT CHANNEL LETTER 5" 1 3 2 4 1. TRANSLUSCENT ACRYLIC FACE 2. TRIM CAP 3. WALL ANCHOR 4. WALL Page 43 of 46 Page 44 of 46  CERTIFICATE OF DESIGN REVIEW APPROVAL Date Approved: April 7th, 2026 Project Address: 1411 Park Ave W (the “Property”) Applicant: Ryan Razowsky, on behalf of RDK Ventures LLC Project Name / Description: Sign Package Amendment & Design Review for Shell/Rmarts Application Summary The Plan & Design Commission approved the Design Review and the Sign Package Amendment to amend the sign package regulations to allow the signage as specifically proposed in Attachment 2 of the packet. This proposal supersedes the prior signage regulations for the subject property. Conditions of Approval:  Must comply with size and method of internal illumination as stipulated in proposed Sign Package and Attachment 7.  The changes for signage are only those identified in Attachment 2 and the staff report.  Applicant must obtain necessary building permits to proceed with installation of the signage shown in the attached sign plans. Approved Plans:  Approved Sign Package– per Attachment 2 in the posted packet for April 7th, 2026W Approved Plans Attached. See next page for notes and signature. Page 1 of 2 Page 45 of 46 This is to verify that on this date, an approval was given by the Plan & Design Commission of the City of Highland Park, Illinois for this project. It is the responsibility of the Petitioner to ensure that all necessary permits are filed with the City. Plan & Design Commission approval does not imply that the project has met all code requirements of the City as subsequent approvals by the Building Division, Public Safety or Public Works may be required. Anthony Mistretta Planner I Community Development Page 46 of 46