Commission backs rezoning and variance to allow two‑lane drive‑through at Lewis Avenue shopping center
February 13, 2026 | Waukegan, DuPage County, Illinois
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The Waukegan Planning & Zoning Commission on Feb. 12 recommended that city council approve a map amendment to rezone 1620 and 1700 North Lewis Avenue from B2 (Community Shopping) to B3 (General Commercial) and recommended approval of a variance that would reduce the typical 10‑foot landscaping buffer to about 4–4.5 feet in order to accommodate a two‑lane drive‑through coffee operation.
Tyler Williams, the city planner, explained that the rezoning to B3 is sought because B3 permits drive‑through facilities as a permitted use; staff noted that detailed building and permitting review of the drive‑through configuration will happen during the building permit process. The applicant’s representative said the drive‑through would be a ground‑leased outlot and described a two‑lane, high‑throughput model intended to serve vehicles only (no interior dining).
Why it matters: The applicant, Hubrew / 7 brew (franchisee Matt Nwaida and entitlement coordinator Laura Pacino), said the double‑lane arrangement is necessary to maintain throughput while preserving a functional drive aisle in the shopping center. Commissioners and members of the public asked about pedestrian safety near the sidewalk, potential congestion inside the plaza, loss of parking spaces and whether rezoning a portion of a shopping center sets a precedent for other outlots.
On site specifics, planning staff said the drive‑through footprint encroaches into an existing landscape strip; the applicant requested a variance to allow the encroachment and proposed to keep primary access internal to the parking lot so there would be no direct curb cuts onto Lewis Avenue. In response to traffic concerns, the applicant said managers are trained to manage queues, that overflow traffic studies and diagrams would be prepared, and that on busy days the operator may coordinate with local law enforcement to manage traffic.
Commission action: Commissioners voted to recommend the rezoning (ZC‑2825) and to recommend approval of the variance (ZC‑2826) with the conditions in the staff report. Both items were forwarded to city council for a March 2 hearing.
What’s next: If council approves the rezoning and variance, the applicant will proceed with building permit applications and any required traffic or safety mitigation identified during staff review. The transcript identifies this hearing as Feb. 12; the record does not specify the year.
Tyler Williams, the city planner, explained that the rezoning to B3 is sought because B3 permits drive‑through facilities as a permitted use; staff noted that detailed building and permitting review of the drive‑through configuration will happen during the building permit process. The applicant’s representative said the drive‑through would be a ground‑leased outlot and described a two‑lane, high‑throughput model intended to serve vehicles only (no interior dining).
Why it matters: The applicant, Hubrew / 7 brew (franchisee Matt Nwaida and entitlement coordinator Laura Pacino), said the double‑lane arrangement is necessary to maintain throughput while preserving a functional drive aisle in the shopping center. Commissioners and members of the public asked about pedestrian safety near the sidewalk, potential congestion inside the plaza, loss of parking spaces and whether rezoning a portion of a shopping center sets a precedent for other outlots.
On site specifics, planning staff said the drive‑through footprint encroaches into an existing landscape strip; the applicant requested a variance to allow the encroachment and proposed to keep primary access internal to the parking lot so there would be no direct curb cuts onto Lewis Avenue. In response to traffic concerns, the applicant said managers are trained to manage queues, that overflow traffic studies and diagrams would be prepared, and that on busy days the operator may coordinate with local law enforcement to manage traffic.
Commission action: Commissioners voted to recommend the rezoning (ZC‑2825) and to recommend approval of the variance (ZC‑2826) with the conditions in the staff report. Both items were forwarded to city council for a March 2 hearing.
What’s next: If council approves the rezoning and variance, the applicant will proceed with building permit applications and any required traffic or safety mitigation identified during staff review. The transcript identifies this hearing as Feb. 12; the record does not specify the year.
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