Plan Commission

Regular Meeting

Deerfield, IL · January 12, 2017

Minutes

APPROVED PLAN COMMISSION VILLAGE OF DEERFIELD The Plan Commission of the Village of Deerfield held a Public Hearing Meeting at 7:30 P.M. on January 12th, 2017 at the Village Hall, 850 Waukegan Road, Deerfield, Illinois. Present were: Larry Berg, Chairperson Pro Tem Al Bromberg Elaine Jacoby Jim Moyer Stuart Shayman Absent were: Mary Oppenheim, Chairperson Bob Benton Also present: Jeff Ryckaert, Principal Planner Dan Nakahara, Associate Planner Public Comment on a Non-Agenda Item No public comment on a non-agenda item (1) Public Hearing on the Request for a Special Use for a Proposed Accounting Office to be Located at 711 Orchard Street (business owner Robert Gassman and property owner Dr. Al LaPelusa) Michael Collins, petitioner and resident, commented that his small family business accounting firm would like to relocate to the 711 Orchard Street tenant space. Their business has been run out of home office in Deerfield for about fifty years. The business has grown to the point where they could use extra office space. The 711 Orchard Street property fits their needs perfectly. The space is an efficient size space for their four employees to conduct their business. Mr. Collins noted that their business is appointment based with only a few customers visiting the office on a daily basis. The petitioner was granted a waiver for a parking and traffic study since their parking demand would have little impact and there is adequate parking spaces to meet their parking needs. Chairman Pro Tem Berg asked how many parking spaces the petitioners were anticipating to utilize on a typical business day. Mr. Collins responded that their employees’ vehicles would occupy four spaces during their business hours, and another one or two parking spaces would be used by their customers at different times throughout the day. Customer appointments are staggered throughout the day. Public Hearing Meeting January 12, 2017 Page 2 Chairman Pro Tem Berg asked if there were going to be any changes to the exterior of the building. Mr. Collins responded that there would be no changes to the building. Commissioner Jacoby asked if the stenciled window signage was the only signage that the petitioners were requesting. Mr. Collins confirmed this. There being no further business to discuss a motion was made and seconded to close the public hearing. Respectfully Submitted, Mary Glowacz APPROVED PLAN COMMISSION VILLAGE OF DEERFIELD The Plan Commission of the Village of Deerfield held a Workshop Meeting at 7:30 P.M. on January 12, 2017 at the Village Hall, 850 Waukegan Road, Deerfield, Illinois. Present were: Larry Berg, Chairperson Pro Tem Al Bromberg Elaine Jacoby Jim Moyer Stuart Shayman Absent were: Mary Oppenheim, Chairperson Bob Benton Also present: Jeff Ryckaert, Principal Planner Dan Nakahara, Associate Planner (1a) Discussion of 711 Orchard Street The Commissioners discussed their support of the petition amongst themselves. Commissioner Shayman commented that the petition is consistent with the type of business office use the Commissioners had previously discussed with the C-1 zoning update going into that size tenant space in the Village Center. Commissioner Jacoby motioned to approve the request for a Special Use for a proposed accounting office to be located at 711 Orchard Street. Commissioner Moyer seconded the motion. The vote was as follows: Ayes: (5) Bromberg, Jacoby, Moyer, Shayman, Berg Nays: (0) None The motions passed and will be on the February 6th Village Board of Trustees Meeting agenda. (2) Prefiling Conference for a Resubdivision of the Property at 1530 Woodland Drive and 1509 Wilmot Road Lawrence Freedman, attorney, Ash, Anos, Freedman & Logan, L.L.C., commented that the petitioners are requesting a resubdivision of the two lots at 1530 Woodland Drive and 1509 Wilmot Road into three lots. He noted that the proposed plat of resubdivision is in full compliance with all of the codes, ordinances and subdivision code, and no variations are being sought. Jason Doland, Doland Engineering, LLC., commented that the subdivision is located at the northeast corner of Woodland Drive and Wilmot Road. Workshop Meeting January 12, 2017 Page 2 The subdivision is currently devised of two lots that are being divided into three lots that follow the R-3 Zoning standards. R-3 Zoning standards require a lot size of 9,000 square feet, and the proposed three lots are all going to be 12,000 plus square feet, which exceeds the minimum required square footage. He noted that the lots meet the R-3 Zoning standards and the intent is to have homes that are complimentary to the surrounding neighborhood, built on each of the lots. The petitioners are working with the Village’s Planning and Engineering Departments to ensure that the resubdivision is done in an efficient manner. Commissioner Bromberg asked how long the 1509 Wilmot Road lot has been vacant. Mr. Doland responded that, from his recollection, it has been vacant for quite some time. Commissioner Bromberg asked if the houses to be built on the site will be consistent with the other homes in the neighborhood. Mr. Doland confirmed that they would be consistent. Commissioner Jacoby asked what the proposed square footage for each of the houses would be. Matt Pollack, President, Red Rock Custom Homes, confirmed that the homes will be consistent with the neighborhood. He noted that Red Rock Custom Homes have built the majority of the homes on the south side of Woodland Drive and the new homes will be in the range of 4,000 to 4,800 square feet, including the garage. The homes alone will be between the high 3,000 to the low 4,000 square foot range. Chairman Pro Tem Berg asked if Red Rock has talked to staff about tree replacement for the property. Mr. Pollack responded that they have started to work on the engineering for the site, and tree replacement will be a part of their overall engineering plans. Chairman Pro Tem Berg asked if the houses will be conforming in regards to height, lot lines, setbacks and so forth. Mr. Pollack confirmed. Commissioner Bromberg asked if the corner lot has different setback requirements. Mr. Pollack confirmed that the corner lot has two front yard setbacks; one on the south and the other on the west. The setback on the west side of Wilmot Road is 40 feet and the corner side yard of this lot will keep this 40 foot building line. The Commissioners discussed the front yard setbacks of the new lots. The average front yard setback for the other homes on the block is 45 feet. Chairman Pro Tem Berg pointed out that the petitioner’s materials reflected a front yard setback of 40 feet. Mr. Doland noted that the average front yard setback was determined after they submitted their plans and they will comply with the 45 feet setback and set the building line to 45 feet. Commissioner Shayman asked if the petitioners could discuss the storm sewer situation on Woodland Drive, and clarify if the storm water detention depicted in their materials reflects the current storm sewer or a proposed updated storm sewer. Mr. Doland explained that the detention chamber shown on the lots is what was originally proposed. However, after discussing the storm sewer with the Village’s Engineering Department, they determined that the storm water main in the street needs to be upgraded, and the will share the cost with the Village of upgrading the storm sewer section serving the three proposed lots. Commissioner Shayman asked if the developer is going to pay for the new storm sewer upgrades. Mr. Doland confirmed that Red Rock will be paying for Workshop Meeting January 12, 2017 Page 3 part of the storm sewer in front of their property as a partnership with the Village, and assured the Commissioners that the developer is going to collaborate with the Village to ensure that the new storm sewer is put in prior to the construction of the homes. Bob Phillips, Deputy Director of Public Works and Engineering, Village of Deerfield, commented that the Village’s Engineering Department met with the petitioner last week, and they have come to the conclusion that they’re going to work together to rebuild the section of the storm sewer that will serve the proposed subdivision. They are going to add capacity to the Village’s storm main that runs along Woodland Drive, and the Village will be facilitating the work. This work will be incorporated as a part of a Village capital improvements project. Over the last few years, the Village has considered upgrading the storm sewer along Woodland Drive with all of the new development going up in that area. The Engineering Department is also concerned about the overall drainage in that area, since that storm main in the right of way is near capacity. Mr. Phillips commented that adding capacity to the storm main would be a benefit to the Village and especially that neighborhood, by improving the drainage in that area. He noted that the cooperation between the petitioner and the Engineering Department has been a positive. Chairman Pro Tem Berg asked if they were replacing the existing storm water main. Mr. Phillips confirmed, and commented that the new storm main is going to go in the same location as the existing and the new infrastructure is going to consist of a larger pipe. He commented that the new homes for the proposed subdivision will tie into the water main and will not have underground retention basins on each lot. The Engineering Department looks at each individual residential building site, and determines the drainage demands of each lot. Mr. Phillips commented that the new houses are most likely going to have standard straight connections with the front sump pumps and down spouts tying right into the new storm main, and the back down spouts having a swale that drains to the south. Commissioner Jacoby asked how long it takes to install a new storm sewer. Mr. Phillips responded that the Engineering Department has discussed a time frame with the petitioner. The Village’s Engineering Department’s projects are usually let in March and April, and the new storm sewer would be included as one of the projects. Once the Engineering is complete, and a contractor is selected, the work will begin around July/August, and run into the end of the construction season around September/October. The petitioner has confirmed that the summer would be a good timeframe for them as well. Chairman Pro Tem Berg asked if they anticipate an overall improvement in the drainage, even with the additional houses tying into the storm sewer. Mr. Phillips responded that they expect an overall drainage improvement with the upgrade of the storm sewer. The engineering plans for the project will include a capacity analysis on the storm main along Wilmot Road, which the new storm main will tie into. The engineering study is going to be done on in this area to ensure that capacity is sufficient and that the pipe on Woodland can be effectively upsized. Mr. Phillips commented that the Village’s Engineering Department is confident that increasing the pipe size on the storm sewer is going to greatly improve drainage in the Workshop Meeting January 12, 2017 Page 4 area. Commissioner Moyer asked if the storm sewer upgrade was contingent upon the petitioners receiving approval to move forward with their resubdivision. Mr. Phillips confirmed that if the development doesn’t go through then the Engineering Department is not going to move forward with the storm sewer upgrade this year, but if the petitioners are granted approval to build the three houses, then they will partner up with the petitioner and move forward with the improvement. Commissioner Shayman asked if there would be modifications to the grading to keep the storm water runoff to the south and west, in order to protect the neighbors to the north. Mr. Phillips commented that the majority of the run off will be directed to the south, and once the grading is complete and the down spouts are tied into the storm sewers the neighbors to the north should not have any issues with the drainage runoff. Commissioner Bromberg advised the petitioners that there was a similar subdivision built in that area a couple of years ago, and many of the neighbors were upset about it because the neighbors felt it was too dense for that area. Mr. Freedman commented that it’s his understanding that the subdivision is not seeking a rezoning, map amendment or any variations and meets all of the requirements. The petitioner would be happy to meet with neighbors to discuss any of their concerns, but since the subdivision meets the code there shouldn’t be any discretion in this petition being approved. Commissioner Moyer commented that the biggest issue is the drainage, but the petitioner and the Village already have a plan in place to improve the drainage situation. Mr. Freedman commented that the Engineering Department has indicated that the new storm sewer is going to improve the area as a whole, and that is contingent upon the subdivision being approved and built. Commissioner Moyer commented that it was indicated tonight that the existing storm sewer is at maximum capacity. Mr. Ryckaert inquired if a sidewalk waiver is required along Woodland Drive. Chairman Pro Tem Berg asked the petitioners to address their request for a sidewalk waiver on Woodland Drive. Mr. Freedman commented that there is not currently a sidewalk on Woodland Drive, so the petitioners are requesting a sidewalk waiver for the new development, since the sidewalk would not have any other sidewalk to connect to on Woodland Drive. Chairman Pro Tem Berg commented that the petition is conforming in every aspect; however, like Commissioner Bromberg, he also recommends meeting with neighbors prior to the Public Hearing. Mr. Freedman confirmed that the petitioners would try and set up a neighbor meeting. Commissioner Shayman commented that his main concern was the tree replacement, since trees will be lost. Commissioner Bromberg commented that the real estate tax revenue should increase for these properties once the new homes are built. Workshop Meeting January 12, 2017 Page 5 (3) Prefiling Conference for the Request for an Amendment to a Commercial PUD to Allow the Removal of the Restaurant Prohibition at Cadwell’s Corners, and Approval of a Special Use for Brunch Café Rob Costello, Principal, Torch Architecture, Inc., commented that the ownership is requesting removing the prohibition on restaurants at Cadwell’s Corners that was a part of the original ordinance for the development in 1981. The property is currently zoned C-2 Outlying Commercial District which has its own zoning requirements for restaurants under a certain size. There are two potential tenants that are interested in leasing space in Cadwell’s Corners; one would be a Special Use and the other would be a Permitted Use under the C-2 Zoning requirements. He explained the Deerfield Public Library vacated the space in 2013; it was located on the far south end of the center. Since then, tenants have moved in along the north side, but the south side (about 16,000 square feet) has remained vacant. The greenhouse structure on the south end is currently under construction to remove the glass, and enclose it with a solid roof and walls to match the rest of the building. The construction should be done in about a month. He noted in 2014, twelve additional parking spaces were added to the parking lot as an effort to try and attract tenants by improving the parking in the center. Cadwell’s Corners has received a number of inquiries from restaurants over the years; however, the restaurant prohibition has always scared those potential tenants away. Fresh Thyme is a large anchor tenant in the center of the space. The north end has seen some change in tenants but has been mostly full over the years. The pet store is the tenant space (furthest to the south) that has been occupied for the longest amount of time (about 2 years). However, the rest of the tenant space to the south has remained vacant, since the library left. The greenhouse has been transformed into three new tenant spaces, which are going to face Lake Cook Road. The proposed Brunch Café would be located to the right of the Pet Supplies Plus; and the proposed Firehouse Subs would be located in the new tenant space in the lower south corner. Commissioner Jacoby asked if the new tenant spaces would consist of more space than the greenhouse. Mr. Costello explained that the greenhouse was only about twenty-five feet from front to back, and the new tenant spaces are about sixty-five feet deep from front to back. The greenhouse was reconstructed so that the new tenant space entrances would be facing Lake Cook Road, which was appealing to prospective tenants. In addition to the potential Firehouse Subs, there would be two other tenant spaces facing Lake Cook. The back of the building consists of service drives. There is a small amount of parking in that back of the building that can be used as employee parking. Brunch Café would share a dividing wall with Pet Supplies Plus, and their entrance would be facing Waukegan Road. There is an existing landlord sprinkler room in the back of that space; and all service doors would be located in the back. The proposed Firehouse Subs restaurant would be located in the corner tenant space facing the south and west, and would not have access to the service drive. Firehouse Subs would have two entrances; a south and a west entrance. Mr. Costello confirmed, and explained that the main entrance to Firehouse Subs would be facing Lake Cook Workshop Meeting January 12, 2017 Page 6 Road, and the side entrance would be facing Waukegan Road. He commented that some parking for Firehouse Subs would be to the north, so the side access facing west would definitely be utilized. Commissioner Bromberg asked if Brunch Café would receive their deliveries through the back service drive, and Firehouse Subs would receive their deliveries through the front entrance. Mr. Costello confirmed. Commissioner Bromberg asked if any of the south tenant spaces would ever request a drive thru. Mr. Costello responded that those tenant spaces are on the wrong side of the road so a drive thru would never work. Commissioner Jacoby asked if Brunch Café would have their own trash enclosure, or if there would be a shared trash area in the back. Mr. Costello explained that instead of allowing each tenant to have their own individual dumpster, the existing trash enclosure is large enough to hold a number of dumpsters, so ownership is going to centralize the enclosure to have one managed trash area. Commissioner Jacoby asked if the trash area is enclosed to keep animals out. Mr. Costello confirmed that the dumpsters are fenced in. Commissioner Moyer asked if ownership would consider supplying a compact dumpster similar to Fresh Thyme’s compactor, to ensure that the trash area is being kept in the most modern, efficient manner. Mr. Costello ensured the Commissioners that the existing trash enclosure would sufficiently serve the café and the other businesses; the dumpsters are enclosed behind two large gates. Commissioner Jacoby asked about Bruch Café’s delivery schedule; advising that starting deliveries as early as 6:00 AM to 7:30 AM (as proposed) may be an issue for neighbors that back up to Cadwell’s Corners. Mr. Costello responded that it will most likely come in off of Waukegan Road, since there’s a median on Lake Cook Road that restricts vehicles traveling east from turning into Cadwell’s Corners. Cadwell’s Corners is designed to have large trucks go behind the building rather than through the parking lot. Commissioner Jacoby asked if the trucks would enter behind the building on the northern most part and come down south. Mr. Costello confirmed. Commissioner Bromberg pointed out that Fresh Thyme has restricted delivery times (no earlier than 8:00 AM). Mr. Ryckaert commented that there was an ordinance specifically for Fresh Thyme that restricted their delivery times from 8:00 AM to 5:00 PM, Monday through Saturday. Mr. Costello commented that the tenant would be willing to have their delivery door as far south as possible. Commissioner Shayman commented that early and late delivery times are a concern, since the truck traffic is routed over the back of a number of homes. The Commissioners agreed that the issue was the noise that the delivery trucks generate for neighbors. Mr. Costello asked if the restrictions for Fresh Thyme were specifically for delivery times. Chairman Pro Tem Berg explained that the restrictions were on delivery times, and this included associated noise with deliveries. The ordinance further reads that if delivery trucks arrive prior to the delivery hour (8:00 AM) then the trucks need to stage in the parking lot in front of the building (away from the homes). If deliveries occur after 5:00 PM and the deliveries have not been completed, then the trucks need to vacate the service drives. Chairman Pro Tem Berg asked the petitioners if they would Workshop Meeting January 12, 2017 Page 7 be amenable to conform to those restrictions for deliveries for Brunch Cafe; explaining that as a practical matter, it would be very difficult to police different delivery restrictions for tenants in the same shopping center. Andy Zatos, Owner, Bruch Café, explained that Brunch Café’s deliveries are determined by the delivery companies (Sysco and Gordon Food Service) and their delivery schedules. Brunch Café receives deliveries about three times a week in the early morning, and each delivery takes about fifteen minutes. Commissioner Shayman asked how large are the delivery trucks. Mr. Zatos responded that the size of the delivery trucks ranged from small semi-trucks to small box trucks, depending on the trucks route and delivery schedule. Commissioner Jacoby asked what days the deliveries are typically made. Mr. Zatos responded usually Monday, Wednesday and Friday. Commissioner Bromberg asked if the deliveries consisted of fresh food that’s needed in the restaurant that morning, or if the delivery days and times were determined by the delivery service companies to fit in according to their schedules. Mr. Zatos explained that delivery times and days were determined by the delivery service companies, and when their trucks are scheduled to come through the Deerfield area. However, he would be willing to request specific delivery time(s) and day(s), in accordance with the Village’s preferred delivery times for that area. Chairman Pro Tem Berg advised the petitioner that conforming to the same restricted delivery times as Fresh Thyme, in order to appease the surrounding residential neighborhoods, would be beneficial to the Village’s consideration of their request to remove the prohibition of restaurants in Cadwell’s Corners. Mr. Zatos assured the Commissioners that he would definitely look into the matter, and find out if their delivery services could conform to those hours. There was a discussion amongst the Commissioners about potentially having the early morning deliveries dropped off at the front entrance of Brunch Café. Mr. Zatos commented that deliveries through the front entrance would not be feasible because of concern about getting the dining room dirty on the way to the kitchen. He assured the Commissioners once again that the delivery process was a quick in and out standard routine. Commissioner Moyer explained that the Village has to be consistent with their decisions and recommendations for that location, and advised the petitioners that a crucial element of their final approval would be their ability to conform to the delivery hours currently in place for Cadwell’s Corners (specifically Fresh Thyme). Commissioner Bromberg commented that if the petition is approved, the new ordinance is likely going to set the delivery restrictions of 8:00 AM to 5:00 PM for all of Cadwell’s Corners, and Brunch Café would have to comply with that ordinance if they choose to occupy that tenant space. David Meek, attorney for Newcastle Properties, asked if the issue with truck traffic (in the past) was the movement of trucks around the site or the type of trucks and the duration of time the trucks are at the site and the level of noise the trucks make. Specifically, he asked was the (Village’s and the surrounding residential neighborhood’s) main concern the fact that Fresh Thyme had large trucks staged for longer periods of time in a location more adjacent to the neighborhood. If so, there may Workshop Meeting January 12, 2017 Page 8 be a basis for ownership to argue about distinguishing that the restaurants on the south side of the property would have smaller trucks, further away from the neighbors, for a much shorter duration of time. Commissioner Moyer clarified that the primary concern was the noise created by the delivery trucks, and the unloading of the trucks. Chairman Pro Tem Berg commented that the truck traffic was the main concern. Commissioner Bromberg commented that the north drive off of Waukegan Road that the delivery trucks come in on is pretty close to those homes, and the issue is the trucks driving through early in the morning or late at night. Commissioner Jacoby commented that the construction hours during the week in Deerfield start at 7:30 AM. Chairman Pro Tem Berg commented that he thinks it’s important that the restriction is consistent with Fresh Thyme’s delivery hours, which is 8:00 AM to 5 PM, Monday thru Saturday. Commissioner Bromberg asked if Firehouse Subs would have deliveries after 5:00 PM. Mr. Costello advised that all of the Firehouse Subs deliveries would be coming through the front entrance. A representative from Firehouse Subs, commented that each location generally receives two deliveries per week anytime between 10:30 PM to 6:00 AM. Their central distribution center is in Danville, IL. Deliveries take about twelve minutes; and the custom delivery service make their deliveries through the front entrance. Their other delivery is produce, and this delivery is determined by the delivery company’s schedule. The produce deliveries, which consist of one dolly per delivery, come in smaller trucks between the hours of 8:00 AM to 5:00 PM. Commissioner Moyer asked if their delivery trucks will be able to easily maneuver in the parking lot area. The Firehouse restaurant representative confirmed, and added that the deliveries are done in a quick and efficient manner. The drivers know the stores, and have a key to the restaurant to get in and unload the products in their respective areas (fridge, freezer, restaurant area), and quickly move on to the next location. There are 1,038 Firehouse restaurants that are all delivered to in the same way. Chairman Pro Tem Berg asked staff if Deerfield has any restrictions in regards to overnight deliveries, even if the business is away from residential areas and not conflicting with another delivery time restriction. Mr. Ryckaert commented that the Village’s noise ordinance doesn’t have any specifics about the timing of deliveries, but rather that deliveries need to be done in a manner not making loud and raucous noise when unloading the vehicle. Conditions for deliveries can be made as a part of the Special Use approval. Commissioner Bromberg commented that it’s a great plan, and the delivery times are the main issue. Chairman Pro Tem Berg commented that one other issue that he foresees is that currently the entire center has the prohibition on restaurant use, and there may be objections from the surrounding residential neighborhoods to having restaurants located in an area that abuts their properties. The proposed restaurants (Brunch Café and Firehouse Subs) fortunately are on the south end and do not back up to the residential neighborhood. Chairman Pro Tem Berg asked ownership if they would have any objection if the Plan Commission recommended lifting the prohibition for restaurant use only in the area where their currently requesting having restaurant use on the south end Workshop Meeting January 12, 2017 Page 9 of the property (essentially from the Brunch Café space to the south). Mr. Costello confirmed that ownership would consider restricting restaurant use to only the south end of the center. Commissioner Jacoby asked about wall signage for the proposed restaurants. Mr. Costello commented that their intent is to have the wall signage meet the Village’s signage requirements; and more signage details are to come. Ownership is requesting a variation to add four more signage spots on the pylons at the bottom of the existing sign panels on both Waukegan Road and Lake Cook Road, in order to allow their new tenants to have signage closer to the street front. The tenant spaces can be difficult to see from the street, especially with the orientation of Just Tires at the front of the center, and additional signage can help to attract new tenants. Additional signage that can be easily seen from the street is a recurring tenant request that ownership has taken note of over the years. The petitioner noted that the additional sign panels will match the existing pylon sign panels. Chairman Pro Tem Berg asked if the proposed panels are going to appear seamless on the signage. Mr. Costello assured the Commissioners that the additional panels are going to be the same exact color and type of box, and it will fit directly under the existing signage. Commissioner Shayman suggested that the Plan Commission should look at the approval of the pylon signage at Deerfield Park Plaza, since the signage is similar. Chairman Pro Tem Berg asked if the petitioners were also going to request a variance for the height of the Brunch Café signage. Mr. Costello confirmed, and explained that the signage for Brunch Café would be centered in the existing sign band. Commissioner Jacoby asked if any of the lighting is going to be changed. Mr. Costello responded that the recent changes to the south end matched the new lighting, so everything in the center is going to remain that same. Chairman Pro Tem Berg asked if the petitioners were going to have a traffic study done. Mr. Costello confirmed, and explained that the traffic engineer wasn’t able to start taking a traffic counts until this week because of the holidays. He added that the traffic study will be completed for the Public Hearing. Chairman Pro Tem Berg asked how many employees will be at each location at any given time. Mr. Costello responded that Firehouse Subs has five employees (on average) per shift, and Brunch Café would have eighteen to twenty employees during peak times (on the weekend) and twelve employees on average during the week. Commissioner Jacoby asked if the employees would be required to park in the back of the lot. The petitioners confirmed. Chairman Pro Tem Berg advised the petitioners that it would be beneficial to their traffic study to take careful consideration of the parking spaces in front of Brunch Café and how that area of the parking lot affects the overall traffic flow. Chairman Pro Tem Berg asked if any of the neighbors have approached ownership about their proposal at this time. Mr. Costello commented that ownerships intent is to set up a meeting with neighbors to answer any of their questions prior to the Public Hearing. Chairman Pro Tem Berg asked if any alcohol was going to be served at either establishment. The petitioners confirmed that there would not be any alcohol served at either the Brunch Café or Firehouse Subs restaurant. Workshop Meeting January 12, 2017 Page 10 There being no further business to discuss the meeting adjourned. Respectfully Submitted, Mary Glowacz

Agenda

PLAN COMMISSION Village of Deerfield Agenda January 12, 2017 Deerfield Village Hall, Franz Council Chambers Public Hearing and Workshop Meeting 7:30 p.m. Public Comment on a Non-Agenda Item PUBLIC HEARING (1) Public Hearing on the Request for a Special Use for a Proposed Accounting Office to be Located at 711 Orchard Street (business owner Robert Gassman and property owner Dr. Al LaPelusa) WORKSHOP MEETING (1a) Discussion of 711 Orchard Street (2) Prefiling Conference for a Resubdivision of the Property at 1530 Woodland Drive and 1509 Wilmot Road (3) Prefiling Conference for the Request of the Removal of the Restaurant Prohibition at Cadwell’s Corners, and Approval of a Special Use for Brunch Café Document Approval Items from the Commission Items from the Staff Designation of Representative for the next Board of Trustees Meeting Adjournment MEMORANDUM TO: Plan Commission FROM: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner DATE: January 5, 2017 RE: Special Use for a Proposed Accounting Office to be located at 711 Orchard Street (business owner Robert Gassman and property owner Dr. Al LaPelusa) Subject Property The subject property consists of the vacant tenant space at 711 Orchard Street. The 711 Orchard property is located east of the American Legion building and north of Marshall Mall. The subject property consists of a 1,194 square foot tenant space in a one-story building which is zoned C-1 Village Center District. Surrounding Land Use and Zoning North: R-5 General Residence District – Multi-Family Residential & R-4, Single & Two Family District – Single Family Residential South: C-1 Village Center District – Marshall Mall East: C-1 Village Center District – Single Family Residential West: C-1 Village Center District – American Legion Building and apartment building Proposed Plan The petitioner is proposing to relocate their small family owned accounting practice to 711 Orchard Street. This accounting firm has been in business for over 50 years and has been operating as a home based business in Deerfield since 1980. The business has grown in the last 10 years and they are in need of a larger space and would like to relocate to downtown Deerfield to better serve their local clientele. The proposed accounting firm is made up of three partners and one support staff person and they offer a wide variety of accounting, tax and consulting services. The tenant space is 1,194 square feet in area, and no changes to the exterior of the building are proposed other than a window stencil identifying their business. The petitioner’s materials indicate that the maximum number of employees on site at one time would be four (4). The office hours are Monday thru Friday 9:00 a.m. – 5:00 p.m. with additional hours of 9:00 a.m. – 12:00 p.m. on Saturday during peak filing season of February, March and April. The materials indicate that client meetings are usually staggered with no more than two (2) at any given time during peak season. The business is appointment based. Zoning Conformance The first floor retail ordinance in the C-1 Village Center District allows only retail as a Permitted Use on the first floor, an accounting office falls into a Special Use as it is a non-retail use/office use. Office uses are Special Uses when located on the ground floor in the C-1 Village Center District. The proposed accounting office use is a Class A Special Use in the C-1 Village Center District. In the C-1 Village Center District, a Class A Special Use is allowed as a Special Use on the first floor, and as a Permitted Use if located above the first floor. Attached are the Special Use standards. Traffic & Parking Deerfield’s parking requirement for an office use is one parking space for each 200 square feet of gross floor area. Six (6) parking spaces are required for the 1,194 square foot space (1,194/200=5.97=6). The petitioner’s materials indicate that ten (10) parking spaces will be allocated for the proposed accounting office. The existing uses on the property are dental uses. The parking requirement for a medical or dental offices is four (4) patient parking spaces for each staff doctor, plus two (2) parking spaces for each three (3) employees, plus one (1) parking space for each staff doctor. The proposed accounting office will share parking with two dental offices which currently occupy the 711 Orchard Street building. Since the parking will be shared, the parking requirements for the existing dental offices must be considered. The two dental offices have a total of 2 staff doctors and 3 employees. Therefore, eight (8) patient parking spaces are needed in addition to two (2) parking spaces for every three (3) employees. Two (2) parking spaces are required for the staff doctors. A total of twelve (12) parking spaces are needed for dental offices (8+2+2 = 12). Eighteen (18) parking spaces are required for the site (6 for proposed accounting office and 12 for the dental offices). The subject property has a total of twenty-two (22) parking spaces including three (3) accessible parking spaces. There is a provision in the Zoning Ordinance which addresses parking requirements in the C-1 Village Center District when a change in use occurs. The Zoning Ordinance states: “Whenever the existing use of a building, structure or premises shall hereafter be changed to a new use, parking and loading facilities shall be provided as required for such new use. However, if the building or structure was lawfully erected prior to the effective date of this Ordinance, and it is located in the C-1 Village Center District, additional parking or loading facilities are mandatory only in the event the floor area of the building or structure is increased, and then only to the extent required by the additional space. Notwithstanding anything in the foregoing paragraph, all special use standards set forth in Article 13.11-D shall be applicable.” The petitioners are not planning to increase the floor area of the building; therefore, no additional parking would be required on the property for the proposed use based on the above provision. 2 Signage The petitioners have indicated that the signage will be a window stencil and will meet Village sign requirements. Any window signage must follow the approved window sign regulations, which allows for 20 percent of the window area to have signage. Prefiling Conference Minutes Attached are the prefiling conference minutes. At the prefiling conference, the Plan Commission agreed that a parking and traffic study is not needed because of this uses low impact. 3 Workshop Meeting December 8, 2016 Page 3 Ayes: (5) Benton, Berg, Jacoby, Shayman, Oppenheim Nays: (0) None The motions passed and will be on the January 3rd Village Board of Trustees Meeting agenda. (2) Prefiling Conference on the Request for a Special Use for a Proposed Accounting Office to be Located at 711 Orchard Street (business owner Robert Gassman and property owner Dr. Al LaPelusa) Michael Collins, petitioner & resident, commented that his family has a small accounting firm currently operating out of a house in Deerfield. His father-in-law started the business fifty years ago, and today himself, his father-in-law, mother-in-law and sister- in-law run the business together. Their business has been growing over the last decade so they’re looking to relocate their office to 711 Orchard Street in downtown Deerfield. The petitioners don’t generate a lot of traffic so their parking needs will be adequately provided with the on-site parking lot so they are requesting a waiver for the traffic and parking study. Commissioner Jacoby asked if the cement planters in the parking lot, to prevent trucks from cutting through that lot, will remain there. Mr. Collins responded that Dr. Al LaPelusa, the owner of the property is better equipped to answer this question and should be present for the public hearing and he will be able to answer any questions about this matter. Commissioner Jacoby asked if the petitioners were concerned about their clients potentially having difficulty maneuvering on the site. Mr. Collins assured the Commissioners that he did not have any issues with the cement blocks. Their business is made up of four employees, and they only have a couple of clients that come in and out a few times a day, so they’re not concerned about traffic or access issues. Chairperson Oppenheim commented that a traffic study shouldn’t be necessary since the business generates such a small amount of traffic. Mr. Collins commented that the tenant space is the perfect space for them to operate their business. Chairperson Oppenheim explained that the petitioners have to request a Special Use to operate their business because the ordinance only allows retail businesses as a Permitted Use on the first floor in the C-1 Village Center District. Chairperson Oppenheim informed the petitioners that the next step in the process is their Public Hearing at which time the Commissioners will make a recommendation to the Board of Trustees. The Board votes on approving or rejecting their recommendation and then there would be two readings of the ordinance approving this Special Use. Mr. Nakahara asked the petitioners if they had any signage plans. Mr. Collins responded that their signage will be very minimal and possibly looking at window stenciling. He added that they are an accounting firm that with a majority of their business coming from referrals. Chairperson Oppenheim advised the petitioners to inquire about the window signage regulations, so they’re aware of the size and type of signage that is permitted in the C-1 Village Center District. CAR 711 Orchard Street RD S T RC H A O Subject Property ± Marshall Mall 0 10 20 40 60 80 Feet 1 inch = 40 feet 711 Orchard Street KE WAU GAN CAROLINE CT RD ARD ST O RC H Subject Property Village Hall JEWETT PARK DR Marshall Mall First Presbyterian Church E WAUK GAN R D 0 25 50 100 1 inch = 100 feet 150 200 Feet ± Village of Deerfield 2017 Zoning Ordinance Map Subject Property MEMORANDUM TO: Plan Commission FROM: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner DATE: January 4, 2017 RE: Prefiling Conference for a Resubdivision of the Property at 1530 Woodland Drive and 1509 Wilmot Road The purpose of the prefiling conference is to give the petitioners some direction and feedback on the proposal. Subject Property The subject property is located at the northeast corner of Wilmot Road and Woodland Drive and consists of 1530 Woodland Drive and 1509 Wilmot Road. The properties are zoned R-3 Single Family Residential District. The 1530 Woodland Drive property is currently developed with one single family home and the 1509 Wilmot Road property is a vacant lot. The subject properties have a combined 250.07 feet in width and 127.25 feet in depth on the west property line and 183.12 feet in depth on the east property line and are approximately 41,656 square feet in area (just under an acre in size). Surrounding Land Use and Zoning The properties to the east, north and the propery to the south (across Woodland Drive) are zoned R-3 Single Family Residential District. The property to the west (across Wilmot Road) is unincorporated Lake County and developed with a Montessori school. The surrounding properties to the north, south and east are developed with single family homes. Proposed Plan The petitioners are proposing to resubdivide the subject properties from two (2) lots into three (3) buildable lots three fronting on Woodland Drive. Two of the new lots will be interior lots, and one new lot (the westernmost lot) will be a corner lot. The existing home on the 1530 Woodland Drive property will be torn down. A new house will be constructed on each of the three new lots. 1 Zoning Conformance Minimum Lot Area Required: 9,000 s.f. Proposed: Lot 1 (new corner lot): 15,553 s.f. Lot 2 (new interior lot): 12,694 s.f. Lot 3 (new interior lot): 13,409 s.f. Lot Width Required: 75’ Proposed: Lot 1: 100’ Lot 2: 75’ Lot 3: 75’ Lot Depth Required: 110’ Proposed: Lot 1: 155’ Lot 2: 168’ Lot 3: 178’ Minimum Yards (For Future Buildings Constructed on the Lots) Front Yard Required: The R-3 District requirement is 25’. The Zoning Ordinance has a provision that if 40% or more of the houses on a block have front yards of greater depth than required for the zoning district in which they are located, new buildings shall not be erected closer to the street than the average front yard established by the existing buildings. There is an existing 40’ building line in place along Woodland Drive, and that will remain in place. The average front yard setback is 45’. Proposed: Lot 1: 40’ Lot 2: 40’ Lot 3: 40’ The petitioner’s plans show a 40’ building line but the established average front yard setback is 45’ and the petitioner will not be able to erect a home any closer to the street than 45’. Note: On a corner lot (new Lot 1 is a corner lot), by Zoning Ordinance definition, is the lot line having the shorter length abutting street which is Woodland Drive. 2 Corner Side Yards (New Lot 1) Required: Not less than 15’, but there is an existing 40’ building line that remains in place. Proposed: Lot 1: 40’ building line will remain in place. Lot 2: Not applicable as it is not a corner lot. Lot 3: Not applicable as it is not a corner lot. Interior Side Yards Required: Not less than 8’ on one side and a combined total of not less than 20’ for both side yards. Proposed: Lot 1: As required when a new house is constructed. Lot 2: As required when a new house is constructed. Lot 3: As required when a new house is constructed. Rear Yard Required: 25’ Proposed: Lot 1: As required when a new house is constructed. Lot 2: As required when a new house is constructed. Lot 3: As required when a new house is constructed. Bulk Requirements Required: .40 FAR (floor area ratio), 35% maximum lot coverage, sideyard setback plane, and 35’ maximum height. Proposed: Lot 1: As required when a new house is constructed. Lot 2: As required when a new house is constructed. Lot 3: As required when a new house is constructed. Sidewalks Sidewalks (in the public right-of-way) are required by the Subdivision Code when a property is subdivided. Sidewalks are not currently provided in the right-of-way and would be out of place with the character of the rest of the neighborhood if provided. A waiver will be needed if the sidewalks are not installed. Stormwater Drainage and Utilities The petitioners have submitted preliminary engineering plans showing how the proposed storm water generated by the new development will be handled. Village Engineering staff reviewed the engineering plans for the proposed 3-lot subdivision and determined that the current storm sewer (running east-west) on the 3 north side of Woodland Drive is at capacity and will not be able to accommodate the subdivision. Infrastructure improvements were being planned for this area. The petitioner and Village staff held a meeting on January 3, 2017 and discussed a public- private partnership to rebuild the section of the storm sewer that will service the 3-lot subdivision. The petitioner is willing to partner with the Village to rebuild and share in the cost of the section of the storm sewer that will service the 3-lot subdivision. The section of storm sewer that will service the 3-lot subdivision extends approximately 260’ along Woodland Drive from the west property line of Lot 1 to the east property line of Lot 3. The proposed storm chambers on the petitioner’s engineering plans (pg. C-3) will not be necessary with the rebuilding of the storm sewer along Woodland Drive. Tree Preservation The Village’s tree ordinance applies to residentially zoned properties. Any tree over 8 inches in diameter at 4 ½ feet above the ground is considered to be a protected tree. The petitioners would be required to replace (mitigate) the protected trees they remove. The amount of tree replacement is dependent upon the species and condition of the trees to be removed as outlined in the tree manual. The trees to be removed are shown with an “X” on the preliminary engineering plan. 4 Village of Deerfield 2017 Zoning Ordinance Map Subject Property December 15, 2016 Daniel Nakahara Associate Planner Village of Deerfield 850 Waukegan Road Deerfield, IL 60015 RE: 1530 Woodland Drive – 3 Lot Subdivision Dear Mr. Nakahara, We hereby submit for your consideration, a three (3) lot subdivision of property located at the northeast corner of Wilmot Road and Woodland Drive. The subject property currently consists of two (2) parcels. The two parcels are as follows:  1509 Wilmot Road o P.I.N. 16-29-101-019 o Lot 12 in block 6 in Branigar Brothers Woodland Park, being a subdivision of part of the North half of Section 29, Township 43 north, Range 12, East of the Third Principal Meridian, according to the plat thereof recorded August 5, 1924, as document 243980 in book "M" of plats, pages 84 and 85, in Lake County, Illinois.  1530 Woodland Drive o P.I.N. 16-29-101-007 o Lot 11 in block 6 in Branigar Brothers Woodland Park, being a subdivision of part of the North half of Section 29, Township 43 north, Range 12, East of the Third Principal Meridian, according to the plat thereof recorded August 5, 1924, as document 243980 in book "M" of plats, pages 84 and 85, in Lake County, Illinois. This property lies within an “R-3” Zoning District. The zoning requirements for this district are as follows:  Min. Lot Area = 9,000 sq.ft.  Min. Lot Width = 75 ft.  Ma. Lot Coverage = 35%  Building Setbacks: o Front = 25 ft. o Sides = 8 ft. minimum with a combined total of 20 ft. o Corner Side = 15 ft. o Rear = 25 ft.  Max. Building Heights = 35 ft. The re-subdivision of this property is in accordance with the R-3 Zoning District standards. We have included herewith the following subdivision documentation:  Plat of Subdivision  Engineering Plans (with generic house footprints for future custom home design)  Tree Inventory (included as Sheet 2 of Engr. plans) Feel free to call me to further discuss this matter. Sincerely, Jason R. Doland, P.E., P.L.S. 1 T. OT .F L S Q 5 3 1 5 ,5 RED ROCK SUBDIVISION PROPOSED 3 LOT SUBDIVISION AT WOODLAND ROAD AND WILMOT ROAD DEERFIELD, ILLINOIS C1 COVER SHEET C2 TREE PRESERVATION PLAN C3 UTILITY PLAN C4 GRADING PLAN -- SUBDIVISION PLAT LOCATION MAP 1 T. OT .F L S Q 5 3 1 5 ,5 MEMORANDUM TO: Plan Commission FROM: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner DATE: January 5, 2017 RE: Prefiling Conference for the Request of the Removal of the Restaurant Prohibition at Cadwell’s Corners, and Approval of a Special Use for Brunch Café. The purpose of the prefiling conference is to give the petitioner direction and feedback on their proposal. Subject Property The subject property consists of Cadwell’s Corners shopping center. The subject property is zoned C-2 Outlying Commercial District and is a Commercial Planned Unit Development. The subject property is approximately 8 acres in size and currently developed with a 79,774 square foot shopping center. Ordinance O-81-28 prohibited restaurant uses in the center. The recent work at the south end of the shopping center involved the removal of the greenhouse roof which was approved by the Appearance Review Commission. No expansion of the building footprint occurred with this improvement. Surrounding Land Use and Zoning North: R-3 Single Family District – Deer Run Subdivision, single family homes South: C-2 Outlying Commercial District (across Lake Cook Road) – North Shore University Health System medical offices East: R-2 Single Family District – Briarwood Subdivision, single family homes, and North Suburban Evangelical Free Church West: C-2 Outlying Commercial District (across Waukegan Road) – McDonalds, Parkway Bank and other commercial uses Southwest: C-2 Outlying Commercial District – Just Tires and BP Gas Station Proposed Plan The petitioner is seeking removal of the restaurant prohibition for Cadwell’s Corners. The petitioner is also seeking a special use to allow a 5,110 square foot sit-down restaurant known as Brunch Cafe to be located at the south end of the Cadwell's Corners shopping center. A Firehouse Subs is also proposed at the south end of the shopping center. If the restaurant prohibition is removed, the Fireshouse Subs restaurant can go in as a Permitted Use. The proposed restaurants will be located at the south end of the property and adjacent to the North Suburban Evangelical church. The petitioner is also seeking a variation to the pylon sign criteria for the Cadwell’s Corners commercial planned unit development to allow for a larger sign face for the two (2) existing pylon signs which would allow additional tenant panels. The proposed 5,110 square foot Brunch Café is a breakfast and lunch restaurant that does not serve liquor. Brunch Café has 6 locations in the Chicagoland area and propose to lease the tenant space next to Pet Supplies Plus at the south end of the shopping center. The restaurant will be open daily from 6:30 a.m. to 2:30 p.m.. The petitioner’s material indicate that the menu will feature traditional breakfast and lunch favorites, along with decadent twists on the regulars such as stuffed French toast, blueberry bliss cakes and berry explosion waffles. Brunch Café also features a full service catering company, providing food for business meetings, corporate functions and social gatherings. Brunch Cafe is primarily a sit-down restaurant with carryout orders making up 5% of customers. On average, the restaurant will employ approximately 25 persons, with 18- 20 people maximum per shift. The restaurant will provide seating for approximately 150 customers and projected annual sales for this location is expected to be approximately $2,000,000 to $2,400,000. The petitioner’s material indicates that Brunch Café receives about 3 deliveries per week, typically between 6:00 a.m. and 7:30 a.m., depending upon the deliverer's route schedule. The Firehouse Subs restaurant is proposing to lease one of the newly constructed end- cap spaces facing Lake Cook Road. The 1,500 square foot fast casual restaurant will be open 7 days a week from 10:30 a.m. - 9:00 p.m. with peak hours being Monday- Friday from 11:30 a.m. – 1:30 p.m. There are currently 21 Firehouse locations open in the greater Chicagoland and Northwest Indiana markets with the closest location to Cadwell’s Corner located in Vernon Hills. Firehouse Subs does not sell any alcoholic beverages. The petitioner’s material indicate that Firehouse will employ approximately 18 persons, including both full-time and part-time employees, with an average of 5 employees working at any given time. The restaurant will provide seating for approximately 38 customers and the typical customer mix is 60% carry-out and 40% dine-in. The projected first year annual sales for this location is $550,000-$600,000. Firehouse Subs restaurants receive 2 large deliveries per week. These deliveries are typically scheduled for the evening and dependent upon the deliverers route schedule. In addition, they receive 3 small fresh produce deliveries per week, typically during daytime business hours. A grease trap will be installed within the interior of the Firehouse Subs tenant space. Firehouse Subs does not have a kitchen hood required for their operation. Rooftop mechanicals will be fully screened to meet Deerfield requirements. Zoning Conformance Restaurant Use The petitioners will be requesting the removal of the restaurant prohibition currently in place at Cadwell’s Corners shopping center. The current prohibition for restaurants in this development goes back to 1981 (see explanation below). The property owner will be requesting removal of the restaurant prohibition and then a Special Use for Brunch Café (5,110 square feet requiring a Special Use in C-2 District) and Firehouse Subs (1,500 square feet which is a Permitted Use because it is under 3,000 square feet in area in C-2 District and has no drive-thru). Staff is concerned about removing the restaurant restriction for the entire Cadwell’s Corners property. The Village granted an exception to the restaurant restriction for a restaurant in the mid 1990’s (for LaMadeleine Restaurant at the north end of the shopping center) and there were some issues with that use. When the restaurant approval was granted in 1995, the restaurant operator committed to restrictions during the zoning approval process, but did not abide by many of these limitations as time went on. Village staff asked the Village attorney for his opinion regarding removing the restaurant restriction at the south portion of the property only. Village attorney Coblentz did not see a problem with removing the restaurant restriction at the south portion of the property, while leaving the restaurant prohibition intact as to the north end. The restaurant prohibition was approved as part of the original PUD, and the application can seek to have this modified as part of the requested amendment to this PUD. Mr. Coblentz believed there is some planning value in restricting restaurants from the north portion of the PUD nearest the residential areas due to the possible impacts of noise and late hour activities associated with restaurants. Approval Background for Cadwell’s Corners The Village has on file the November 8, 1979 judgement order for Cadwell’s Corners. A portion of the development in the northeast corner of the property was intended to be single-family residential and the remainder was to be commercial. According to page 13 of the judgement order, if the developer failed to apply for a building permit from the Village within 179 days from the date of the November 8, 1979 date, the judgement order would become null and void and the subject property would be classified as R-2 Single Family on the north 5 acres, and C-2 Outlying Commercial on the south 3 acres, and the Village would vacate the plat of subdivision for the single family area. The developer did not act in 179 days after November 8, 1979 and therefore they had to go through the Village approval process in late 1980 and early 1981 to rezone the property for the proposed Cadwell’s Corners commercial planned unit development. This process resulted in Ordinance 0-81-28 (dated April 20, 1981) that approved Cadwell’s Corners which restricted this commercial development to no restaurant use. Major renovations were made to the Cadwell’s Corners PUD in 1996 (Ordinance 0-96-26), but the restaurant use restriction was not removed in 1996 as page 4 (B) of the 1996 ordinance indicated that Ordinance 0-81-28 remained in effect. Parking According to Village Code, the required parking for the shopping center is based on the total amount of parking required for the uses in the shopping center. Grocery stores require one (1) parking space for each 175 square feet of gross floor area. Retail requires one (1) parking space per 200 square feet of gross floor area. Professional office requires one (1) parking space for each 250 square feet of gross floor area. Beauty shops require one (1) parking space for each 150 square feet of gross floor area. Sit-down restaurants require one (1) parking space for each 60 square feet of gross floor area, and carry-out restaurants require one (1) parking space for each 120 square feet of gross floor area. Recreational uses require one (1) parking space for each three (3) employees based on the design capacity in terms of largest number of patrons to be served at one time. The current requirement for uses in the shopping center is based on the total amount of parking required for the uses in the shopping center. When Cadwell’s Corners was approved in 1981, a 15% parking reduction factor was granted for non-sales areas in the shopping center. According to Village records, the current parking requirements for the uses in the shopping center are as follows: Fresh Thyme: 175.90 spaces (30,784 s.f. / 175 = 175.90 spaces) Pet Supply Plus: 44.66 spaces (8,933 s.f./ 200 = 44.66 spaces) Calico Corners: 19.85 parking spaces (6,655 s.f. = 1 space for the first 1,000 s.f., and 18.85 spaces for the remainder 5,655 s.f. / 300 = 18.85 spaces) Mattress Firm: 22.21 spaces (4,442 s.f. / 200 = 22.21spaces) Wheelhouse Chicago: 23.80 spaces Club Champion: 13.78 spaces (2,756 s.f. / 200 = 13.78 spaces) Accelerated Physical Therapy: 10.00 spaces (2,500 s.f / 250 = 10 spaces) Queens Nails: 12 spaces (1,800 s.f. / 150 = 12 spaces) Studio A Hair Salon: 11.52 spaces (1,729 s.f. / 150 = 11.52 spaces) Sports Clips: 10.29 spaces (1,544 s.f. /150 = 10.29 spaces) Vacant Space: 42.25 spaces* (8,450 s.f. / 200 = 42.25 spaces) *All of the vacant space in the shopping center was figured at the retail requirement of one (1) parking space for each 200 square feet of gross floor area. Proposed Restaurants at South End of Shopping Center Brunch Café (5,110 s.f.): 83.03 spaces (95% Sit-Down or 4,854 s.f. / 60 = 80.90 spaces plus 5% Carry-Out or 256 s.f. /120 = 2.13 spaces for a total of 83.03 spaces) Firehouse Subs (1,500 s.f.): 20 spaces (60% Sit-Down or 900 s.f. /60 = 15 spaces plus 40% Carry-Out or 600 s.f./120 = 5 spaces for a total of 20 spaces) Total Parking Spaces Required with a 15% Reduction: 416 parking spaces In 1996, when major renovations were made to the Cadwell's Corners PUD, a parking variation was granted for the PUD to provide 340 spaces on the property in lieu of the required 423 spaces. The calculation for the current and proposed uses indicate 416 spaces are required which is below the previous variation granted. Parking Provided: The revised parking lot configuration and vehicular connection approved in 2014 resulted in a net gain of 12 parking spaces for the Cadwell’s Corners PUD and no change in the total number of parking spaces for the Just Tires parcel. Cadwell’s Corners has 339 spaces under the most recently approved site plan in 2014, when 12 spaces were added to Cadwell’s Corners. Access The vehicular access points on Waukegan Road will not change as a result of the proposed site plan changes. There is a vehicular connection between Cadwell’s Corners and Just Tires that was approved in 2014 as part of the reconfiguration of the parking lot (the developer owns both of these properties). Recall that with the 2014 Waukegan roadway improvements, there is now a barrier median which cannot be crossed in middle of Waukegan Road, so cars exiting Just Tires will only be able to make a right turn out to exit northbound onto Waukegan Road, and no left turn can be made out of Just Tires due to the barrier median. Traffic and Parking Study The petitioners have retained a traffic and parking consultant and their study is underway. Signage for Brunch Café and Firehouse Subs Tenants Signage Wall signs The petitioner’s materials indicate that they are proposing wall signs and the signage plans are still being developed. Number: Permitted: For each use occupying a ground floor, one (1) sign facing a public street, public right-of-way, or parking area. Allowed: Brunch Cafe West Wall: One (1) Brunch Cafe wall sign is allowed. Firehouse Subs West Wall: One (1) Firehouse Subs wall sign is allowed. South Wall: One (1) Firehouse Subs wall sign is allowed. Area: Permitted: The Zoning Ordinance allows 8% of the area of the wall or 80 square feet for a front wall sign whichever is greater, and 4% of the area of the wall or 40 square feet for a side wall sign, whichever is greater. The area of the signage is measured by placing a box around all the sign elements, including any gaps. Proposed: Brunch Cafe: The signage plan is being developed. Proposed: Firehouse Subs: The petitioner’s material indicates a 50 square foot wall sign. Location: Permitted: Walls signs may be located on the outermost wall of the principal building fronting a public street, public right-way, easement for access or parking area. Proposed: Located on the west and south walls of the building. Height: Permitted: Wall signs may not project higher than the parapet line of the roof (roof deck) or more than 30 feet above curb level, whichever is lower. Proposed: The signage plan is being developed. Any proposed wall signs that are above the roof deck will require a sign modification. Background of Pet Supplies Plus Wall Sign Granted 6’ Above the Roof Deck In 2014, Pet Supplies Plus proposed a wall sign that was within the Village sign ordinance and Cadwell’s Corners sign criteria with the exception of the sign exceeding the maximum height. The Appearance Review Commission (ARC) can grant a height variation that is 3 feet above the roof deck. The ARC reviewed the petitioner’s plans which conformed to the requirements of allowing the wall sign to extend above the roof deck by up to 3 feet, but the ARC concluded that the wall sign would look better if it were centered in the sign band on the wall. Recall that this wall sign is on a section of the wall that is higher (built up) than most of the other signs in Cadwell’s Corners. Centering the wall sign would go beyond the 3 feet above the roof deck that the ARC can grant. The ARC asked the petitioner to pursue a wall sign variation with the Plan Commission to allow the wall sign to be centered in the sign band area. The petitioners requested a wall sign variation to allow the proposed wall sign for Pet Supplies Plus to be located 6 feet above the roof deck in order for the sign to be centered in the sign band on the wall. In 2014, the Plan Commission reviewed the request to allow the wall sign for Pet Supplies Plus, to be located above the roof deck. They believed the request was reasonable and appropriate to allow this sign modification to place the sign above the roof deck. The Plan Commission believed the petitioners demonstrated that the sign modification to allow the sign above the roof deck was warranted and believed allowing the wall sign to be centered would be aesthetically pleasing. Brunch Café’s wall sign would be located on a wall that is higher (built up) than the surrounding tenants (see photo in petitioner’s packet) and they would need to seek a variation to be above the roof deck if they want wall signage similar to Pet Supplies Plus Illumination: Permitted: The signs may be illuminated provided that any illuminated sign located within 120 feet of a residential district shall be extinguished at the close of business or 11:00 p.m. whichever is later. Proposed: The signage plan is still being developed and will be addressed at the public hearing. Existing Pylon Signs Along Waukegan Road and Lake Cook Road The petitioners are planning to increase the size of the pylon signs by adding a panel to the bottom of both existing pylon signs. Staff has indicated to the petitioner the new panels need to be as seamless as possible so it does not look like an add on. The existing pylon signs are at the maximum allowed size of 120 square feet per face (see attached Exhibit J in the petitioner’s material). If the petitioners wish to go beyond this size, a sign variation will be needed. The proposed plans indicate 23.5 square feet per face is proposed to be added (10’1-1/4” X 2’4”). The new panel area can accommodate 4 new tenants on the pylon signs, as shown on the drawings. The measurement of the pylon sign face is found in the attached Cadwell’s Corner Pylon Sign Criteria. Approved Sign Criteria for Cadwell’s Corners Shopping Center Cadwell’s Corners has approved sign criteria for wall signs, as well as approved sign criteria for pylon signs. Attached are both of these criteria. Appearance Review Commission (ARC) The ARC will have to review and approve the exterior signage and any exterior changes to the building. Submittal List Attached is a submittal list used for this project. Cadwell's Corners Shopping Center McDonalds u Cadwell's Wa Corners ke Text ga nR oa North Suburban d Just Evangelical Church Tires BP Gas Shell Gas Station Station Lake Cook Road 0 87.5 175 350 525 700 ¯ Feet 1 inch = 128 feet Cadwell's Corners Shopping Center Mattress Fresh Firm Thyme McDonalds Cadwell's uk Corners Wa Calico Corners ega Text Pet Supply Plus nR oad Proposed North Suburban Brunch Cafe Evangelical Church Proposed Firehouse Shell Gas Subs Station Lake Cook Road 0 65 130 260 390 520 ¯ Feet 1 inch = 96 feet Village of Deerfield 2017 Zoning Ordinance Map Subject Property Lake Cook Road Cadwell's Corners Sign Criteria Cadwell's Corners Pylon Sign Criteria Pylon Sign Face Measurement Calculation 120 Square Feet Maximum Sign Face Size Pylon Sign Face Measurement Calculation 120 Square Feet Maximum Sign Face Size 2014 Approved Site Plan - Cadwell's Corners 2014 Approved Parking Plan - Cadwell's Corners 2014 Approved Landscape Plan - Cadwell's Corners December 7, 2016 Submittals for Proposed Brunch Café in Cadwells Corners  A detailed written description of the proposed restaurant operations at this location will need to be submitted. The written description needs to include items such as: a description of the restaurant concept proposed; hours of operation, maximum seating capacity of the restaurant, peak hours (busiest times) of the restaurant, total number of employees (include the maximum working at one time), gross square footage of the restaurant, estimated percentage (%) of business for carry-out versus sit-down, information about deliveries/loading (location, hours of delivery), projected annual sales at this location, company background, restaurant menu if available, etc.  A scaled site plan of the property will need to be submitted. Provide a data table that indicates the gross square footage of the restaurant. If any adjustments to the previously approved site plan are to be made for the proposed restaurant (e.g. more handicapped spaces, larger refuse/trash area, additional landscaping, sidewalks, or revising lighting plan, etc.), these changes need to be detailed out on the site plan. Please also consider if any new bike racks and benches might be needed and show these on the site plan.  If the restaurant serves alcohol, an application for a liquor license must be obtained from the Village Manager’s office. The Liquor Control Ordinance allows only one (1) sign per wall advertising alcoholic beverages (see attached regulations).  A traffic and parking study prepared by a professional traffic engineer is necessary for the proposed restaurant. The traffic engineer must testify at the public meetings. We have example studies if you need them. I believe the last traffic and parking study done for this shopping center was for Fresh Thyme.  Address the Plan Commission’s Special Use standards in writing.  The details of the proposed outdoor seating area, if any, will need to be submitted. The details for an outdoor seating area include: - A scaled plan of the proposed outdoor seating area. - The number of tables proposed and the seating capacity. - The type of outdoor furniture proposed (provide a picture or some type of drawing to show the style of furniture). - The details of the proposed enclosure for the outdoor seating area (e.g. fence, railings, posts with chains, planter boxes, etc.). A scaled drawing of the proposed enclosure will need to be submitted. - If umbrellas are to be used, the color of the umbrellas needs to be known and a color and material sample needs to be brought to the meeting (no signage of any type is allowed on the umbrellas). - Where will the outdoor furniture be stored when the outdoor seating area is closed for the season? (Inside the building or off-site storage of the furniture is preferred.) 1 - If any changes are proposed to the existing property to accommodate the outdoor seating area (e.g. parking spaces, lighting, landscaping, trash areas, etc.) these will need to be shown on the site plan. - If any alcohol is to be served in the outdoor seating area, the Village has regulations in the Municipal Code regarding the serving of alcohol in outdoor seating areas. Attached are those regulations and the following is a summary of those regulations for outdoor seating areas: The Liquor Control Ordinance (which is part of the Municipal Code) allows liquor to be served in an outdoor seating area of licensed restaurants provided that the service of alcohol be incidental and complementary to the sale of a meal, and outdoor service hours must coincide with restaurant hours of a complete meal with access to outdoor seating areas being gained solely from the interior of the restaurant and the outdoor seating area has to be fully enclosed (as stated above, the proposed enclosure of the outdoor seating area must be shown on the plans). Please contact the Village Manager’s office at (847) 719-7400 if you wish to serve alcohol in the outdoor seating area, as the Village Manager’s Office handles matters relating liquor licenses. Outdoor seating areas are included in the required number of parking spaces for a restaurant unless it is demonstrated that outdoor seating should not be counted toward the parking requirement for a restaurant. See attached section from the Zoning Ordinance. An example submittal of the outdoor seating area can be provided to show the level of detail needed.  If additional landscaping will be provided as a part of this project, then the type of planting materials, location, quantity and size at the time of planting need to be indicated on the landscaping plan. If any existing landscaping is to be removed for any improvements, that needs to be shown on the site plan and mitigated.  Scaled elevation drawings of each wall of the restaurant. If there are any changes that are proposed to the existing exterior materials of the building, a new entrance, new lighting, new awnings, or relocation of an entrance to the building, etc., all of those changes have to be shown on the detailed, scaled elevation drawings with an exterior materials legend provided on the elevation drawings. For any changes to the exterior of the building, all color and material samples must be brought to the meetings. The elevation drawings must show all exterior materials and colors, and all the proposed wall signs. Full sized color elevation drawings and a materials board showing all exterior materials and colors must be brought to the meetings.  All new roof top mechanical equipment must be screened from view. Show all roof screening on the elevation drawings. Also a roof plan showing the location of the roof top mechanical equipment will need to be submitted. 2  The proposed exterior wall signs must be shown on the elevation drawings. Scaled drawings showing all of the proposed exterior wall signage including the size, content, colors, lighting, and materials are required. The size of sign letters need to be indicated on the plans. Walls signs must be in proportion to the wall on which they are placed. Front and rear wall signs cannot exceed 8% of the area of the wall to which the sign is affixed or 80 square feet whichever is greater. Side wall signs cannot exceed 4% of the area of the wall to which the sign is affixed, or 40 square feet whichever is greater. Signs are measured by placing a box/rectangle around all sign elements. The area of the wall is measured from grade to the top of the roof deck. Bring all color and material samples of all the proposed exterior wall signage to the meetings. The proposed exterior wall signage must be shown on the elevation drawings. Wall signs are not allowed to project above the roof deck of a building. The top of the roof deck of the building must also be shown on the building elevation drawings with a dashed line. Cadwells Corners has an approved set of sign criteria that must be followed for the wall signs and also for the pylon signs - if any signage is proposed for the existing pylon signs. If signage is proposed for these pylon signs, detail, scaled drawings need to be submitted.  The Village also has window sign regulations which are available online at www.deerfield.il.us. Click on Businesses, New Business, Regulations, then Window Sign Regulations.  An elevation drawing of the proposed ground sign will need to be submitted with all the details (the size, content, colors, lighting, and the materials the sign is made of). If a new ground sign is proposed, the sign will need to be indicated on the site plan, and the proposed landscaping at the base of the sign will need to be indicated on the landscape plan.  A scaled floor plan of the proposed restaurant will need to be submitted (please include the location of the grease trap on the plans). Please also submit the floor plans to Clint Case, Code Enforcement Officer to determine compliance with the Village’s Liquor Control Ordinance, if liquor is served.  Trash/refuse areas must be fully screened from view. If any changes will be made to the existing trash/refuse area, an elevation drawing must be submitted and the trash/refuse area must be shown on the site plan. The trash/refuse area needs to be big enough to hold all the trash containers inside the screened area, including any recycling containers and bins.  An issue that often comes up with a restaurant is smell/odors. You need to indicate how this will be handled. You can contact Clint Case, the Code Enforcement Officer, to determine if filters or scrubbers will need to be put on the restaurant’s ventilation system. Also, if the restaurant would need any new side exhaust that needs to be included on the building elevation drawings. You should provide the location of the greese trap on your plans and also discuss the location of the greese trap with the Building Department.  Please include any sustainable (green) elements in your written materials and on the plans. This could include things such as energy efficient lighting, recycled materials and fixtures, etc. The Village encourages the use of green 3 design elements in your plans to lesson the impact of the development on the environment.  You should begin discussions with the Village Engineering Department regarding any sanitary sewer issues or stormwater drainage issues, and any other issues they might have. They may also want to know the location of the greese trap. The contact is Bob Phillips (Deputy Director of Public Works and Engineer) or Barbara Little (Director of Public Works and Engineering) at (847) 317-2490.  The Deerfield Fire Department must approve the site plan for emergency vehicle accessibility if there are any changes made to the site plan. Submit a site plan directly to the Deerfield Fire Department. The Fire Department will also need to determine the maximum occupant load of the restaurant. The Plan Commission will need a letter from the Fire Department approving the site plan for emergency vehicle accessibility if any changes are made to the existing site plan.  The Village contracts with the Lake County Health Department for restaurant health inspections. You should contact the Lake County Health Department at (847) 360-6760 directly for their requirements for restaurants, including an outdoor seating area. In general, the more information you provide, the better off you will be for the Meetings. The Plan Commission is a recommending body of the Village Board of Trustees. The Village Center Development Commission is also a recommending body to the Board of Trustees. The Village Board of Trustees will consider both recommendations and has a final decision on the matter. If the Village Board approves the Special Use, an ordinance is prepared by the Village Attorney that goes through two readings at the next two Board meetings. Only after the second reading of the ordinance is passed, is the restaurant approved. In addition to being present at the Board of Trustees meeting where the Plan Commission and Village center development Commission recommendations are considered, the petitioners must also be present at both readings of the ordinance to answer any additional questions that might come up. After approval of the second reading of the ordinance, a building permit can be turned into the Building Department for review. Review time varies depending on the time of the year - the building review time can run up to four to six weeks. A prefiling conference (a workshop meeting) will be needed to get feedback and input from the Plan Commission prior to a public hearing. For the prefiling conference, you will need a detailed written project description, a scaled site plan with a data table, scaled elevation drawings indicating all the exterior materials and proposed exterior signage. If you have some traffic and parking analysis at this time, you should also submit those materials as part of the prefiling conference. 4 Attached is the Plan Commission application. The Board Room presentation requirements are explained in the materials. The Village has an Appearance Review Commission (ARC) which must approve the exterior elements of the project (e.g. elevations, signage, etc). The contact for this group is Jean Spagnoli at (847) 719-7483. If you have questions about the ARC preliminary review and final review, please contact Jean. For larger projects, the ARC holds a preliminary meeting and then if the Special Use is approved, the petitioners come back to the ARC for final approval. I would recommend sharing your plans with the surrounding neighboring property owners through a meeting. Please provide this list to your development team so they are aware of the submittal requirements. Your consultants have to testify at the meetings. Questions regarding building permits and building codes, can be directed to Clint Case, Building Code Enforcement Officer, at (847) 719-7472. Before getting too far along in the zoning approval process, planning staff recommends an initial contact from with the Building Department from your architect designing the space regarding questions the tenant or the landlord has regarding the tenant build out and building codes. If you have questions, please call us at (847) 719-7482 or email me at jryckaert@deerfield.il.us or dnakahara@deerfield.il.us Jeff Ryckaert, Principal Planner and Dan Nakahara, Associate Planner 5 Introduction See enclosed Landlord Letter Exhibit A Special Use Request The petitioner is seeking approval for (1) 1,500 square foot quick serve restaurant concept known as Firehouse Subs and (1) 5,110 square foot sit down restaurant concept known as Brunch Cafe to be located in Cadwell's Corners at the corner of Waukegan Road and Lake Cook Road. The inclusion of restaurant uses was specifically prohibited in the original PUD agreement. Previous approval had been given for an amendment to the PUD allowing a restaurant user. The petitioner as also seeking a variance for modification to their (2) existing pylon signs for additional tenant panels. Site plan drawings are attached as Exhibit B and aerial image attached as Exhibit C. Tenant Operations See enclosed Firehouse Tenant operations, attached as Exhibit D , proposed floor plan Exhibit E and typical menu Exhibit F See enclosed Brunch Cafe tenant operations, attached as Exhibit G, proposed floor plan Exhibit H and typical menu Exhibit I Pylon Signage The petitioner is seeking a variance from the Board for additional tenant signage panels to be located on the existing pylon signs located on Waukegan Road and Lake Cook Road. The signs currently contain 1 anchor panel for Fresh Thyme and 7 panels for additional tenants. The tenant panels are divided between 3 full panels and 4 half panels. The petitioner is seeking a variance for an additional 4 tenant panels to be located directly below the existing panels. The new panels will match the existing panels. Pylon sign renderings are attached as Exhibit J. Building Signage The proposed tenants have provided representative signage graphics examples for each of their brands. Specific signs are intended to meet Deerfield & Cadwell's Corners signage requirements. Graphic samples are attached as Exhibit K Parking & Traffic Analysis The petitioner will engage with a traffic and parking consultant to provide an analysis Special Use Criteria 1. Compatible with existing development - The subject use is clearly compatible with the development and should benefit the Village and existing retailers by increasing sales and overall numbers of patrons visiting the center. 2. Lot of Sufficient Size - The subject property is a PUD and lot size is sufficient 3. Traffic - See parking and traffic analysis above 4. Parking & Access - See parking and traffic analysis above 5. Effect on Neighborhood - The subject use will not be detrimental or injurious to surrounding property owners 6. Adequate Facilities - The subject property is fully improved and contains adequate facilities for the intended use 7. Adequate Buffering - The subject property is currently buffered with landscape buffering at the rear of the proposed Brunch Cafe to the adjacent North Suburban Evangelical Church. The proposed Firehouse tenant is interior to the development and does not face neighboring properties to the rear. Conclusion The petitioner is of the opinion that the subject use is appropriate for the center and the space. We respectfully ask for the Board's approval. Application for Restaurants at Cadwell’s Corners Background Information: On April 20th 1981, the Plan Commission of the Village of Deerfield approved a Special Use- Commercial Planned Unit- Development, which was a Final Development Plan to create a Retail Center on the South End of the Cadwell’s Corners Development. The ordinance included a number of conditions applicable to the original applicant as well as any successors or assignees. A violation of any of these conditions would be grounds for revocation of the Special Use establishing the Shopping Center. Ownership is asking for a Special Use to allow Restaurants at Cadwell’s Corners from the PUD. Current Status: Since the original development of the property, the center has grown to a total square footage of 79,774 sf with the construction of small shop spaces on the West end of the property. This helped the Center thrive. Due to factors in the retail industry this 30,000 sf anchor unit has seen several retailers vacate the premises including Stein Mart. The most conspicuous development on the South end of the Center was the construction of a Barnes and Noble Book Store. Unfortunately, the Barnes and Noble relocated to a larger site in Deerfield leaving a tremendous void in the Center of over 30,000 sf at the South end. In 2014 a lease was executed with Fresh Thyme Market creating a highly desired grocery store anchor tenant to help attract additional tenants to the Center. Shortly thereafter Pet Supplies Plus opened and Calico Corners continued in the Center. Since then Mattress Firm, Queens Nails, Wheel Power, Sport Clips, and Club Champion have leased space in the West end of the Center. Retail Climate: In spite of being able to fill some vacancy in the Center marketing has been unsuccessful in being able to attract new tenants to the remaining 13,234 sf at the South end. To help ameliorate a situation where retailers complained about a lack of visibility due to sight line obstruction from Just Tires, the Board approved and Ownership is now constructing three spaces on the South end facing Lake Cook Road. This will help address some of the concerns of prospective tenants. However, the retail climate has changed and there are few soft good or general merchandise retailers left to lease the remaining vacancy. - Online retail has reduced the need for brick and mortar stores, hence retailers are more diligent in finding locations with easy access and high visibility. - The remaining spaces at Cadwell Corners are considered Destination Oriented since the customer typically has to know the store is there and make the effort to access it. - Over 50% of all new retail entities are food related, as shown by the majority of new uses at Deerbrook Mall. - There is substantial retail space available in the Deerfield Market, however most are in the 2,000 to 5,000 sf range. In spite of extensive marketing, Ownership has only received Letters of Intent to lease space from restaurants. Ownership has entered into a Letter of Intent with Brunch Café, a breakfast and lunch restaurant that does not serve liquor. Brunch Café has 6 locations in the Chicagoland area and propose to lease about 5,110 sf next to Pet Supplies Plus in the South end. Additionally, Firehouse Subs submitted a Letter of Intent to lease 1,500 sf in one of the newly constructed end-cap spaces facing Lake Cook Road. Being on the south end of the property, these Restaurants will have a minimal impact to the residential neighbors in terms of any disturbances or nuisances. With recent changes in the parking area at the South end of the Center, these Restaurant uses will not prove to be a hardship for customers. For the reasons outlined hereinabove, Ownership is requesting a Special Use to allow Restaurants at Cadwell’s Corners for both Brunch Café and Firehouse Subs. Respectfully Submitted Norcor Cadwell Associates LLC Landlord. EXHIBIT B EXHIBIT C Exhibit D ALL ABOUT FIREHOUSE SUBS Firehouse Subs was founded in 1994 by Chris and Robin Sorensen, both Firemen for the Jacksonville, Florida Fire Dept. Both men have always had a passion for hearty and flavorful food, heartfelt service, and public safety. They created Firehouse Subs and have grown to over 1,000 stores in just over 20 years. There are 3 primary reasons why Firehouse has been so successful; 1. Food Quality - We use only the finest quality meats and cheeses, which are steamed to perfection while our bread is being toasted, so the sandwich is hot, the bread is toasty, and the meat and cheese is steaming and moist. 2. Service – We are extremely attentive to our customers, and offer a level of customer service not typically offered or expected in a fast casual restaurant concept. 3. Public Service – Created out of the Firehouse brand is the Firehouse Public Safety Foundation. The Sorensen brothers are firmly committed to public safety, as the Foundation has donated numerous items of firefighting equipment, educational grants, and financial assistance to Fire Departments all over the U.S. In fact, our customers have the option of leaving their spare change to help contribute to the great work the Public Safety Foundation does. In the past couple of years, just in the greater Chicago area, the Public Safety Foundation has provided over $250,000 to various Fire Departments in the Chicago area, as well as the donation of firefighting equipment to communities such as Wheaton, Mt. Prospect, Stone Park, Vernon Hills, and others. 4. How We Operate – Our standard store hours are; 10:30am – 9:00pm, 7 days per week. At Firehouse, every store must be owned by an operating franchisee. In other words, Firehouse does not have franchisees that are simply silent investors, they must be directly involved in the daily business of their operations. We also make certain we Exhibit D space out our locations so they serve a real trade area, unlike some of our competitors which open stores literally blocks from each other. Firehouse requires our franchisees to choose locations that have very specific characteristics that, over time have proved to give the structure for a successful store. Some of these characteristics are; great locations with high visibility, good access, trade areas with strong daytime populations, locations in communities that have a commitment to public service and public safety. Deerfield is a community that fits this description perfectly. We operate a very clean environment. We do not fry anything. We steam our meats and cheeses, and we toast our bread, therefore our restaurants do not smell greasy, and they always look and feel fresh & clean. Firehouse has been consistently honored for several years now by numerous trade journals for our successful growth and our fabulous food quality. In fact, Fast Casual.com rated Firehouse as the number 1 “mover & shaker” in the fast casual restaurant business in the entire country. We also are experiencing new growth in both Canada and Mexico. Our typical store size runs 1,400sf – 2,000sf. We require franchisees to choose locations offering at least 30 parking spaces, based on a shared parking lot, and Cadwell’s Corner well exceeds this number giving us total comfort that our customers will find convenient parking, even during our peak hours, which are Monday-Friday, 11:30am – 1:30pm. Currently there are 21 Firehouse locations open in the greater Chicagoland and Northwest Indiana markets, and several additional locations soon to open. The closest location to Cadwell’s Corner is our restaurant at 325 N. Milwaukee Ave. in Vernon Hills. The typical customer mix in our restaurants is 60% carry out and 40% dine-in. On average, our restaurants will employ approximately 18 persons, including both full time and part time employees, with an average of 5 employees working at any given time. Firehouse will be providing seating for approximately 38 customers. The projected first year annual sales volume for this location is $550,000-$600,000 Firehouse gets 2 large deliveries per week. These deliveries are typically scheduled for the evening, but is dependent upon the deliverers route schedule. In addition they receive 3 small fresh produce deliveries per week, typically during daytime business hours. Exhibit D Firehouse Subs does not sell any alcoholic beverages and therefore, will not be pursuing a liquor license. Firehouse intends to submit exterior signage that meets Deerfield's signage requirements. An example of a typical corporate standard sign is attached. A grease trap will be installed within the interior of the Firehouse Subs tenant space. Firehouse subs does not have a kitchen hood required for their operation. Rooftop mechanicals will be fully screened to meet Deerfield requirements. EXHIBIT E EXHIBIT F Exhibit G About Brunch Café: Brunch Café is a contemporary breakfast and lunch café that was founded in February 2008. Brunch restaurants are open daily from 6:30am to 2:30pm and are located in: • McHenry • Fox River Grove • Huntley • Roselle • St. Charles (opening soon) • Niles (opening soon) All Brunch Cafes are exceptionally clean, brightly lit and feature excellent quality food and service. The menu features traditional breakfast and lunch favorites, along with decadent twists on the regulars…like stuffed French toast, blueberry bliss cakes and berry explosion waffles. Savory options include an avocado-topped breakfast quesadilla, sausage patty sliders, and potato skins filled with scrambled eggs, ham, peppers and cheddar cheese. Diners can also enjoy non-alcoholic libations include coffee and tea, fruit juices and smoothies. Our customers are primarily sit down diners with a minimal amount of carryout (5%). On average, our restaurant will employee approximately 25 persons, with 18-20 people maximum per shift. Brunch Cafe will be providing seats for approximately 150 customers. The projected annual sales volume for this location is approximately $2,000,000 to $2,400,000 Brunch Cafe receives about 3 deliveries per week. Deliveries are typically between 6am and 7:30am, but are dependent upon the deliverer's route schedule. Catering & Private Parties Brunch Café also features a full service catering company, providing high quality food for business meetings, corporate functions and social gatherings. Brunch café can create custom menus ranging from basic foods to premium items. Ownership and Background Brunch Café’ is a private, family-owned restaurant that is operated by Andy Zatos and his 3 partners. Zatos has extensive experience in managing and operating restaurants and each Brunch Café is currently operating smoothly and profitably. The Deerfield edition of Brunch Café will add a much needed family-oriented restaurant to the Lake- Cook/ Waukegan Road corridor. Weekend traffic at the restaurant will be very strong, while Exhibit G businessmen and moms of school aged children will have a fresh new alternative in which to host business breakfasts and lunches. EXHIBIT H EXHIBIT I hey batter, batter crepe expectations brunch favorites our pancakes are dusted with powdered sugar and plain crepes served with warm syrup and whipped butter breakfast burrito dusted with powdered sugar and served with scrambled eggs, diced potatoes, chorizo, tomatoes, original buttermilk pancakes warm syrup 6.49 onions, jalapenos and cheddar cheese wrapped plain and simple! 6.49 add: strawberries, blueberries, or raspberries 1.50 LQDZDUPpRXUWRUWLOOD add: strawberries, blueberries, or raspberries 1.50 lemon poppyseed WRSSHGZLWKIUHVKEODFNEHUULHVNLZLDQGYDQLOOD south of the border shorty we’ve taken the traditional quesadilla and given it eating light? have a short stack, two moist bean glaze 8.49 DQHZORRNRXUEUHDNIDVWTXHVDGLOODVWDUWVZLWKD buttermilk pancakes 5.49 strawberry banana crepes GHOLFLRXVFRPELQDWLRQRIVFUDPEOHGHJJVPHOWHG topped with strawberries, ripe bananas and served chocolate bacon cheddar cheese, green onions, tomatoes and bacon, with strawberry glaze and vanilla bean glaze 8.49 IROGHGLQDODUJHWRUWLOODDQGWRSSHGZLWKVRXUFUHDP sweet and savory! diced bacon and chocolate chips baked inside our buttermilk pancakes and drizzled berry berry crepe and avocado slices 8.99 with chocolate syrup 8.99 oOOHGZLWKVWUDZEHUU\FUHDPFKHHVHoOOLQJDQG strawberries, topped with blueberries, raspberries, stuffed potato pancakes blueberry bliss cakes and strawberries 8.99 VFUDPEOHGHJJVEDFRQDQGFKHGGDUFKHHVHVWXIIHG RXUpXII\EOXHEHUU\LQIXVHGKRWFDNHVOD\HUHGZLWK in our potato pancakes 9.99 DFUHDP\FKHHVHoOOLQJWKHQWRSSHGZLWKSOXPS ham & swiss blueberries and vanilla bean glaze 8.99 RXUGHOLFLRXVFUHSHVoOOHGZLWKVZLVVFKHHVH country fried steak and eggs DQGKDPRIIWKHERQHWRSSHGZLWK topped with our delicious sausage gravy 9.99 carrot cake hollandaise sauce 8.99 PXOWLJUDLQFDNHVWRSSHGDQGoOOHGZLWKSHFDQVDQG california breakfast sliders shredded carrots layered with brunch cream and scrambled eggs, avocado, spinach, bacon, jack PDGHVPDOOIRUMXVWWKHULJKWELWHWKUHHPLQL vanilla bean glaze 8.49 and cheddar cheese, and topped with EUHDNIDVWVDQGZLFKHVZLWKVFUDPEOHGHJJV black & white hollandaise sauce 9.99 sausage patties, and american cheese, served IRUWKHFKRFRKROLFVPLONFKRFRODWHDQGZKLWH with brunch potatoes 8.99 chocolate chips drizzled with chocolate and vanilla “route 31” (savory) glaze 8.49 spinach, mushrooms, onions, and cheddar cheese biscuits & gravy VWXIIHGLQRXUFUHSHVDQGWRSSHGZLWK pXII\ELVFXLWVVPRWKHUHGZLWKRXUULFKVDXVDJHJUDY\ multigrain hollandaise sauce 8.49 DOZD\VDIDYRULWH heart healthy multigrain pancakes 7.49 add: strawberries, blueberries, or raspberries 1.50 egg-ceptional panini all eggs served with our brunch potatoes and scrambled eggs, tomatoes, american cheese, and gluten-free pancakes 8.49 your choice of toast or pancakes bacon and served with brunch potatoes 8.99 add: strawberries, blueberries, or raspberries 1.50 just two eggs (any style) 5.99 stuffed portobello EHOJLDQZDIpHV with bacon, sausage, or ham 7.99 with canadian bacon 7.99 SRUWREHOORPXVKURRPVWXIIHGZLWKVFUDPEOHGHJJ whites, spinach, red peppers, green onions, and the original ZLWKFRUQHGEHHIKDVK ORZIDWPR]]DUHOODFKHHVHVHUYHGZLWKDVFRRSRI served with warm maple syrup, whipped butter and VXEVWLWXWHHJJEHDWHUVRUHJJZKLWHVIRU cottage cheese 9.99 dusted with powdered sugar 6.99 an additional 1.00 add: strawberries, blueberries, or raspberries 1.50 add: ice cream 1.75 brunch omelets brunch bennies all omelets served with our brunch potatoes all benedicts are made with two poached eggs churro and your choice of toast or pancakes RULJLQDOZDIpHWRVVHGLQFLQQDPRQVXJDU original baked potato canadian bacon and hollandaise sauce served on berry explosion diced potato, bacon, cheddar cheese, sour cream DQHQJOLVKPXIoQ raspberries, strawberries, blueberries… DQGJUHHQRQLRQVVHUYHGZLWKIUXLW enough said! 8.99 veggie potato pancake ham & cheese sautéed spinach, mushrooms, tomato, onion, green VWXIIHGZDIpH KDPRIIWKHERQHZLWK\RXUFKRLFHRIFKHHVH pepper, Monterey Jack cheese and hollandaise RXUFULVS\EHOJLDQZDIpHVWXIIHGZLWKVWUDZEHUULHV garden sauce. Served on two potato pancakes EDQDQDVDQGRXUVWUDZEHUU\FUHDPFKHHVHoOOLQJ mushrooms, onions, spinach, asparagus, tomatoes ZLWKIUHVKIUXLW topped with whip cream 8.99 and green peppers 9.49 pRUHQWLQH french toast frenzy mile-high green peppers, onions and ham 9.49 sautéed spinach, mushrooms, oven roasted tomatoes, and hollandaise sauce served on thick french toast spinach & feta DQHQJOLVKPXIoQ dusted with powdered sugar and served with VDXWÒHGEDE\VSLQDFKDQGIHWDFKHHVH warm syrup 6.99 portobenny butchershop IUHVKDVSDUDJXVJRDWFKHHVHDQGKROODQGDLVHVDXFH apple bread french toast ham, bacon and sausage 9.99 served on portobello mushroom caps 9.99 WZRVOLFHVRIRXUIUHVKEDNHGDSSOHEUHDGZLWKD mediterranean eggsquisite skillets vanilla bean glaze, and pecans 8.99 RYHQURDVWHGWRPDWRHVIHWDFKHHVHRQLRQV red velvet french toast and basil 9.99 UHGYHOYHWFDNHoOOHGZLWKFUHDPFKHHVHLFLQJDQG made with two eggs any way you like and served over caliente our brunch potatoes with toast or pancakes topped with strawberries and whip cream 8.49 chorizo sausage, jalapenos, diced tomatoes, banana bread onions and cheddar cheese, served with salsa sweet potato RQHRIRXUIDYRULWHVWKUHHVOLFHVRIRXUEDQDQD and sour cream 9.99 sweet potato tots, apples, ham, and smoked gouda cheese 9.99 EUHDGIUHQFKWRDVWWRSSHGZLWKVOLFHVRIEDQDQD and pecans 8.49 scramblers irish served with brunch potatoes, and your choice of toast cinnamon roll or pancakes FRUQHGEHHIKDVK VZLVVFKHHVH WKUHHVOLFHVRIRXUIUHVKEDNHGFLQQDPRQIUHQFKWRDVW topped with our vanilla bean glaze 8.49 south beach meat & potato scrambled eggs, bacon, spinach, avocado, and ham, bacon, sausage, and cheddar cheese 9.99 stuffed french toast monterey jack cheese 9.99 WZRSLHFHVRIIUHQFKWRDVWVWXIIHGZLWKDVWUDZEHUU\ nacho ay caramba! FUHDPFKHHVHoOOLQJIUHVKVWUDZEHUULHVDQGWRSSHG scrambled eggs, chicken, tortilla chips, tomatoes, chorizo sausage, onions, tomatoes, jalapenos with whipped cream 8.49 green onion, pepperjack cheese, salsa verde, and cheddar cheese, served with salsa and and sour cream 9.99 sour cream 9.99 signature brunch french toast VOLFHVRIIUHQFKEUHDGVRDNHGLQRXUYDQLOOD mardi gras veggie bean custard, baked, and topped with kiwis and scrambled eggs, andouille sausage, spinach, oven mushrooms, onions, spinach, green peppers, strawberries 8.99 roasted tomatoes, provolone cheese 9.99 tomatoes, and monterey jack cheese 9.49 whole grain french toast health club WKUHHSLHFHVRIZKROHJUDLQIUHQFKWRDVWWRSSHGZLWK egg whites, turkey sausage, oven roasted tomatoes, steak IUHVKVWUDZEHUULHVEOXHEHUULHVDQGUDVSEHUULHV mushrooms and pepper jack cheese, sliced skirt steak, mushrooms, onions, and provolone VHUYHGZLWKIUXLW cheese 10.99 entrée salads paninis wraps EXHIBIT I all paninis are served with homemade potato chips all wraps are served with homemade potato chips stuffed avocado or french fries and a pickle IUHVKIUXLWVFRRSRIFKLFNHQVDODGDQG or french fries and a pickle sliced avocado 9.99 caprese chicken baja steak grilled chicken, provolone cheese, oven roasted skirt steak, corn, black beans, cheddar cheese, chicken bruschetta salad tomatoes, basil and balsamic mayo 9.99 lettuce, tomato, and chipotle ranch dressing 10.99 grilled chicken breast over romaine, diced tomatoes, IHWDFKHHVHDQGROLYHVWRVVHGLQRXUYLQDLJUHWWHDQG turkey avocado grilled veggie garnished with our pita croutons 9.99 Oven roasted turkey, crisp bacon, avocado, swiss portobello mushrooms, roasted red peppers, FKHHVHDQGFKLSRWOHPD\RRQIRFDFFLD spinach, red onion, tomato, provolone cobb and balsamic mayo 9.99 romaine topped with grilled chicken breast, bacon, tomatoes, avocado, egg, bleu and gourmet sandwiches kickin’ chicken FULVS\FKLFNHQVPRWKHUHGLQVSLF\EXIIDORVDXFH cheddar cheese 10.99 all sandwiches are served with homemade potato chips or french fries and a pickle ranch dressing, romaine lettuce, tomatoes, and bleu berry chicken FKHHVHFUXPEOHVZUDSSHGLQDpRXUWRUWLOOD spring mix greens topped with a generous scoop apple gouda melt chicken blt RIFKLFNHQVDODGUDVSEHUULHVVWUDZEHUULHV VOLFHGKDPRIIWKHERQHJRXGDFKHHVHFUDQEHUU\ crispy chicken, bacon, lettuce, tomato, cheddar blueberries, pecans, and blueberry mayo on grilled apple bread 9.99 cheese and ranch dressing 9.99 pomegranate vinaigrette 10.99 manhattan southwest romaine, black beans, corn, diced tomatoes, ZDUPURDVWEHHIJULOOHGUHGRQLRQVVZLVVFKHHVH garlic mayo on grilled marble rye bread 9.99 burgers FHUWLoHGDQJXV cucumbers, bacon, cajun dusted grilled chicken, all burgers are served with homemade potato chips and shredded cheddar garnished with tortilla strips the brunch chicken or french fries and a pickle and served with chipotle ranch dressing 10.99 grilled chicken breast, sliced apple, avocado, EDFRQVZLVVFKHHVHOHDIOHWWXFHDQGIUHQFK burger 8.99 chopped add american, swiss, mozzarella, or cheddar .75 dressing on ciabatta 9.99 romaine, green onion, diced tomatoes, diced add bacon 1.00 cucumbers, bacon, diced chicken, bleu and reuben new yorker cheddar cheese, egg and pasta 10.99 WKLQO\VOLFHGFRUQHGEHHIVDXHUNUDXWWKRXVDQG patty melt island dressing, and swiss cheese piled high on american cheese and caramelized onions on grilled marble rye 10.99 marble rye 9.99 little brunchers chicken salad kick my angus \HDUVROGDQG\RXQJHULQFOXGHVVRIWGULQNRUPLON white meat chicken salad mixed with pecans, diced onion ring, sliced jalapenos, cheddar cheese, DGGIRUMXLFH apples and dried cranberries served on chipotle ranch on a gourmet bun 10.99 chocolate chip cakes 4.99 multigrain bread 9.49 EDE\FDNHVZLWKIUXLW\SHEEOHV turkey burger two eggs with bacon 4.99 turkey club a seasoned lean turkey burger topped with swiss IUHQFKWRDVWVWLFNV turkey, bacon, lettuce, tomato, american cheese, cheese, honey mustard, lettuce, tomato and red GLSSLQ FKLFNHQoQJHUV and mayo on toasted white bread 9.99 onion, served on a pretzel bun 9.99 cheeseburger 5.99 tuna melt grilled cheese 5.99 white albacore tuna salad, grilled tomatoes and brunch burger PDFèQèFKHHVHZLWKIUXLW mozzarella cheese on grilled multigrain bread 9.99 (low carb…high protein) 8 oz. burger, grilled onion, tomato, swiss cheese, turkey california oatmeals DQGWRSSHGZLWKDIULHGHJJVHUYHGRQDEHG VOLFHVRIWXUNH\VZLVVFKHHVHJXDFDPROHOHWWXFH RIEDE\VSLQDFKOHDYHVDQGDVLGHRI ROGIDVKLRQHGRDWPHDO tomatoes, on whole wheat toast 8.99 cottage cheese 9.99 apple cinnamon oatmeal with brown sugar 5.99 juice cranberry pecan oatmeal with honey 5.99 sides RUDQJHDSSOHFUDQEHUU\WRPDWRDQGJUDSHIUXLW sm. 2.49 lrg. 2.99 sausage 2.99 berry bowl turkey sausage patties 2.99 bacon 3.99 strawberry orange juice sm. 2.99 lrg. 3.99 strawberries, blueberries, raspberries served with KDPRIIWKHERQH our signature brunch cream 6.49 canadian bacon 3.99 FRUQHGEHHIKDVK specialty drinks yogurt parfait espresso 2.50 americano 3.25 blueberries, strawberries, raspberries, granola DQGORZIDW\RJXUW brunch cocktails cappuccino, latte 3.50 PDNHLWKD]HOQXWFDUDPHOYDQLOODVXJDUIUHHYDQLOOD bloody mary 5.99 mimosa 5.99 or peppermint add .50 smoothies strawberry mimosa 5.99 mocha 3.50 chai 3.50 banana strawberry 4.99 berry berry 4.99 hot chocolate 2.79 UDVSEHUU\RUSRPHJUDQDWHpDYRUHGOHPRQDGH UDVSEHUU\RUSRPHJUDQDWHpDYRUHGLFHGWHD Visit us at brunchcafe.com for our complete catering menu and banquet services. hours: 6:30 a.m. - 2:30 p.m. 1500 w. lake street 935 rt 22 414 s. rt 31 12270 princeton dr (frontage rd on route 47) roselle, il 60172 fox river grove, il 60021 mchenry, il 60050 huntley il 60142 630.924.3057 847.516.0409 815.344.4055 847.669.8437 fax 630.924.3080 fax 847.516.0478 fax 815.344.1306 fax 847.669.8583 SULFHVVXEMHFWWRFKDQJHZLWKRXWQRWLFHLI\RXOLNHXVWHOORWKHUVLI\RXGRQ WWHOOXV EXHIBIT J EXHIBIT J EXHIBIT J EXHIBIT K EXHIBIT K EXHIBIT L EXHIBIT L EXHIBIT M EXHIBIT N