Plan Commission

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 April 27th, 2017 at the Village Hall, 850 Waukegan Road, Deerfield, Illinois. Present were: Mary Oppenheim, Chairperson Bob Benton Larry Berg Al Bromberg Elaine Jacoby Jim Moyer Stuart Shayman Absent were: None Also present: Jeff Ryckaert, Principal Planner Public Comment on a Non-Agenda Item Andrew Marwick, resident, 442 Kelburn, commented that he was surprised that he is the only neighbor who appeared at the Public Hearing with concern about the proposed redevelopment; and explained that the reason may be because no one lives south of Lake Cook Road near the subject area. He stressed that the Village should give more attention to rezoning that area to include more types of uses, specifically transit oriented development (TOD), rather than continuing to limit that area to Office Industrial Research and Commercial Retail Uses. Mr. Marwick commented that the subject area hasn’t received a lot of attention from the Village, and that the land is terribly underused. He pointed out that the former Wonder Great Indoors building has been empty for over a decade. He suggested that there is a lot of space available to increase the density and the value of that land use, in order to transform it from its current state as a single level strip mall; pointing out that the current one level surface parking could be changed. Mr. Marwick also commented that the Village should look at rezoning the Deerfield Business Center and clarifying the types of uses that can go in there. He doesn’t think that Gilbane’s proposal to build an apartment complex with almost one hundred units per buildable acre is compatible in that area; and he is sure that there is going to be a lot of opposition by neighbors and other uses in the center. Public Hearing Meeting April 27, 2017 Page 2 (1) Public Hearing on the Request for an Amendment to the Deerbrook Shopping Center Planned Unit Development for the Redevelopment Area Located North of Hobby Lobby to the South Wall of the Former Sports Authority Space; a Special Use for a Stein Mart Retail Store; and Pylon Sign Renovations and Revisions to the Sign Criteria for Deerbrook Shopping Center Gil Magnelli, AIA, LEED AP, OKW Architects, commented that Steinmart is proposed to be located in the former Office Max and Mattress Firm tenant spaces. The partition wall between the Office Max and Mattress Firm will be removed to transform it into one large tenant space. The two separate entrances will be removed, and a singular entrance will be placed in the center of the enlarged tenant space. The elevation improvements include: removing the arched opening by the mattress firm to create a consistency with the rest of the façade; removing the vertical piers to declutter and simplify the façade; painting the green metal coping (that is above the main signage band) white to create a consistency with the Jewel Osco, as well as the other proposed improvements for the center; and, installing grey film over the windows at the two ends of the tenant space in order to privatize the fitting rooms and the storage area (the film is consistent with the film that is used at the MOD Pizza & Subway out lot buildings in the center). Mr. Magnelli presented an image of the buildings elevation in relevance to the entire center. Chairperson Oppenheim asked if any of the proposed plans have changes since their workshop meeting. Mr. Magnelli responded that the only change was to the look of the window film, which was originally proposed to be graphics, but was changed to grey window film per the Village’s recommendation. Chairperson Oppenheim thanked the Petitioners for providing graphics, which give a visual of the proposed renovations; commenting that was very helpful to see a visual of the building massing and how everything fits together. Commissioner Benton commented that he had spoken with many people who are excited to have Steinmart returning to Deerfield. Chairperson Oppenheim commented that the proposed Steinmart renovations would take place once Office Max can move into their new tenant space in the center. Mr. Magnelli commented that the existing monument pylon signs include four along Waukegan Road and one on Lake Cook Road. The pylon signs will maintain their existing structures, but the existing brick veneer will be replaced with the same brick veneer that is being used for the new Jewel Osco and out lot buildings. The arch way will be replaced with non-illuminated Deerbrook signage with a Parlex (wood like) material that is also an accent material used in the Jewel Osco and out lot buildings. Commissioner Berg asked if the colors showcased on the pylon sign images provided by the Petitioners accurately reflect the proposed colors for the proposed materials. Mr. Magnelli confirmed, and commented that there are also specs sheets from the signage manufacturer about the proposed materials. Commissioner Benton asked if the new pylon sign on Lake Cook Road would obscure the new out lot building. Mr. Magnelli confirmed that it wouldn’t. There is also a landscaped area that is going to be added under the Lake Cook Road pylon sign. There are also proposed amendments to the signage criteria for the Deerbrook PUD, which includes allowing tenants to display their businesses signage with colors and images specific to their brand. Chairperson Public Hearing Meeting April 27, 2017 Page 3 Oppenheim commented that she thinks the new pylon signs look sharp, contemporary and will contribute to unifying the development as a whole. Mr. Magnelli confirmed that adding unity to the entire center, as well as a modern, new look was their ultimate goal for the signage. Mr. Magnelli commented that the currently vacant space with the theater, the former T.J. Max and the former ULTA (between the former Sports Authority space and the existing Hobby Lobby space) is currently in the process of being deconstructed. It is to be replaced by an approximately 35,000 sq. ft. space, where ULTA and Office Max are going to be relocated, as well as one more additional tenant. The signalized intersection entry drive will be extended off of Waukegan Road to the back of the center. The new retail building will be pushed further back so that it aligns with the former Sports Authority façade and in addition that also assists in solving some of the grade issues that currently exists there. The current ULTA space has a grade drop of about 3 ½ to 4 feet from the entry to the tenant floor space. The elevation will be raised up so that there’s only approximately a 7” grade difference. By setting the store fronts back, additional parking can be created in the front of the tenant spaces, where it’s needed (and desired) most. Sidewalks will be provided from the rear of the parking lot to the front of the tenant spaces; allowing pedestrians to safely move throughout the center. The trash enclosures will be fully screened and located in the back of the center. There is an alcove area that is a result of non-buildable space created by existing sewer lines that cannot be relocated; that space will be transformed into a landscaped respite area equipped with a trash bin, bike racks and seating for shoppers to enjoy. Commissioner Bromberg asked if the access drive had a landscaped median in the middle. Mr. Magnelli confirmed. Commissioner Berg asked if there will be entrance doors on the west side of the proposed building. Mr. Magnelli responded that there are not; all of the entrances are facing the east side towards Waukegan Road, and the west side facing the rear of the center will have service doors and loading areas. There is a screen wall element as well as generous landscaping to screen the loading area. Chairperson Oppenheim commented that their employee parking will be primarily at the rear of the center, so employees may access the building from the back (through the service doors). Mr. Magnelli confirmed. The façade of the building is predominately masonry with the same brick veneer that is being used at the Jewel and the northwest corner out lot buildings (remaining consistent with the renovations throughout the center). The corner elements and store front openings will be accented with the same Parlex (wood like) veneer to provide interest. There will be a white open air trellis canopy, as well as white coping and cast stone elements that wrap around and frame the masonry elements; all of which assist in unifying the building with the entire center. The Parlex element will be wrapped around the corner of the building (where ULTA will be located), followed by the trellis canopy. There will be a screening element at the rear, composed of masonry and Parlex. The rear CMU façade will be painted to match the color of the brick; the rear area will also be heavily landscaped. On the Hobby Lobby façade by the entry drive is currently an Public Hearing Meeting April 27, 2017 Page 4 indoor corridor, and the proposed renovations include breaking up that façade and introduce a masonry base with masonry piers to add interest and to break up the wall. Chairperson Oppenheim asked if Hobby Lobby would face any disruptions during the demo of the dividing wall. Patricia Mahony, Vice President, Construction Management, Mid-America Asset Management, Inc., responded that the partition wall has already undergone demolition; explaining that the exterior of the building had to be braced before the shell could be taken down, and the Hobby Lobby partition wall was taken down at that time, so Hobby Lobby has already lived through most of that renovation. Mr. Magnelli presented an image of the overall proposed renovations, as well as a materials board. In regard to the photometric plan, the overall illumination, foot candle wattage level of the light fixtures has been reduced, in response to the Appearance Review Commission’s (ARC) concerns. The new light fixture heads will allow the light to be spread out a little further onto the sidewalks and front of the buildings; therefore, reducing the discrepancies with the dark areas in the center where previously the light was not reaching. The foot candle average is slightly above code; code allows for a foot candle average of 2.0, whereas the proposed average is 2.13. Chairperson Oppenheim asked for confirmation that only the parking lot light fixture immediately by the building and where the parking lot is being renovated will be replaced. Mr. Magnelli confirmed, and explained that the metal halide light shoebox fixtures will be replaced by LED head fixtures; the existing light poles are not being replaced. There will also be additional lighting installed on the buildings, which will match the light fixtures on the Jewel and the north out lot buildings. Bill Ferguson, Senior Associate, Daniel Weinbach & Partners, Ltd., commented that there are two small changes to the landscape plan: 1.) Changed a paved island to a landscaped island; 2.) Added a bench to the alcove seating area, per the Village’s request. There will be an island treatment for all of the islands to enhance the landscaping. The drive lane that connects from front to back will have a landscaped median with trees, shrubs and ornamental grasses, as well as large perennial displays at the ends and at the crosswalk. There will also be landscaped treatments on both sides of the building, between the walk and the building. The landscaped alcove will have a seating area, a raised planter bed (as a focal point) and a backdrop with ornamental trees, shrubs and perennials and a little lawn grass. Chairperson Oppenheim commented that it’s a very nice, colorful plant palette; the plants are sturdy and hardy selections that are appropriate for a heavily asphalted area. Luay Aboona, Principal, KLOA, Inc., commented that the Plan Commission requested that an analysis of the internal intersection be conducted, since how the intersection operates is being reconfigured. Currently, it’s a T-intersection with the incoming traffic stopping, and the traffic on the internal drive isle as free flow traffic. The proposed reconfiguration is to allow the inbound traffic to have the right-of-way, and having a three-way-stop for the internal traffic, in order to ensure that traffic coming in does not back up onto Waukegan Road, as well as to increase the capacity by providing an Public Hearing Meeting April 27, 2017 Page 5 additional incoming lane (currently there’s only one). The traffic analysis of the internal intersection considered the full occupancy of the center, and determined that this design is going to work. This design is very conducive to this type of shopping center. Increasing the drive isle coming into the center (and allowing it to be free flow) will assist in allowing incoming traffic to easily access the center and not impede on the traffic flow exiting the center, since the traffic flow coming in off of Waukegan Road will be broken up by the traffic light, so it’s not a constant flow. The design will not prohibit traffic from easily traveling from one side of the center. The design is also meant to help calm the traffic and create a safe environment for the pedestrians crossing from one side to the other, as well as making it easier for vehicles to safely park. Chairperson Oppenheim pointed out that one of the angled parking spaces on the south side of the building that needs to back out into free flow traffic to exit the space is a handicapped parking space, and asked if that may present an issue for an individual with slower reaction times backing out into free flow traffic. Mr. Aboona responded that it’s not predicted to be an issue. Chairperson Oppenheim asked if vehicles will be able to make a U-turn at the west end of the drive aisle. Mr. Aboona confirmed that it was tested, and a vehicle would be able to make a U-turn there. Commissioner Berg asked if the crosswalks from the far parking lot (nearest to Waukegan Road) leading to the front of the stores were painted. Mr. Aboona confirmed. Commissioner Benton asked if there would be stop signs posted by the crosswalks so that vehicle traffic is required to stop for pedestrians. Mr. Aboona confirmed that per state law there will be signs posted at the crosswalks directing vehicle traffic to stop for pedestrians. Chairperson Oppenheim asked if the signage will clearly indicate that it’s a three-way-stop and that on-coming traffic does not stop. Mr. Aboona confirmed, and reiterated that this design is very common and most of the shopping center use this three-way-stop layout. Commissioner Bromberg asked if vehicles would be permitted to make a U-turn on the west end and the east end of the drive isle. Mr. Aboona responded that vehicles would be permitted to make a U-turn at the west end, but a U-turn would not be desirable at the east end because it is a more active intersection. Commissioner Bromberg recommended placing a no U-turn sign at the east end, because it may be tempting to make a U-turn there if there’s an open parking space on the other side of the drive. He also asked how vehicle traffic that parks at the west/rear end is predicted to exit the center. Mr. Aboona responded that it depends; individuals going back onto Waukegan Road might make the U-turn to go back towards the access drive; and vehicles that want to exit onto Lake Cook Road may take the back route behind the buildings that connects to Deerfield Park Plaza where there is a stop light access at Lake Cook Road. Chairperson Oppenheim commented that the traffic patterns at Deerbrook are going to change creating a heavier traffic pattern than residents are used to dealing with today; which is why the Commissioners are stressing the importance of clear traffic signage. Commissioner Shayman asked if traffic existing from the back of Deerfield Park Plaza was predicted to use Deerbrook’s access drive isle to exit onto Waukegan Road. Mr. Aboona responded that crossover traffic from the adjacent shopping center (Deerfield Public Hearing Meeting April 27, 2017 Page 6 Park Plaza) is expected to happen, but it’s not expected to be a significant amount and won’t have a strenuous, negative impact on the overall traffic flow. The traffic in the back of the center/rear is going to have a low impact on the traffic flow as a whole, as it is going to primarily serve as employee parking. Chairperson Oppenheim asked for confirmation that delivery trucks for the three new buildings are going to enter through the far west drive isle and go north to pull into the back of the center; and exit back out on the west. Mr. Aboona confirmed. Mr. Marwick commented that he believes that traffic coming over from Deerfield Park Plaza will have a significant impact on Deerbrook. He also thinks that the Petitioners are simply reshuffling the existing tenant spaces and not adding anything new to the center, and believes that there is an overabundance of parking. He is concerned about the impact that a new large tenant would have on the center if the building to the south (the former Wonder Great Indoors) is occupied in the future. Chairperson Oppenheim explained that the most recently performed traffic study does project what the traffic would be, based on the square footage of those locations if redevelopment occurs and a new tenant occupies that space. Mr. Marwick reiterated his concerns; explaining that the traffic impacts that the occupancy of that space would have on the center depends on the type of tenants that go into that location, where the exits are, and if there are tenants in the back of the building; commenting that all of that would have to be closely looked at if the Petitioners come back with a specific tenant for that space. Chairperson Oppenheim assured Mr. Marwick that all of that would be closely examined and considered at that time. Mr. Marwick commended the Petitioners on the appearance upgrade of the new façades and the signage. Chairperson Oppenheim agreed, and commented that the signage materials are going to match the materials used on the building renovations, and it will be a nice, visual enhancement to the center. Mr. Marwick commended the Petitioners for doing a good job providing the needed renovations and improvements for their existing tenants; and is hopeful that a new big box, tax revenue generating tenant will go into the former Wonder space. 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 April 27th, 2017 at the Village Hall, 850 Waukegan Road, Deerfield, Illinois. Present were: Mary Oppenheim, Chairperson Bob Benton Larry Berg Al Bromberg Elaine Jacoby Jim Moyer Stuart Shayman Absent were: None Also present: Jeff Ryckaert, Principal Planner (1a) Discussion of the Deerbrook Shopping Center Redevelopment, Special Use and Revisions to Sign Criteria and Pylon Sign Renovations Chairperson Oppenheim asked the Commissioners for their thoughts on the Petitioners three proposed items, which include: an Amendment to the PUD for the redevelopment area located north of Hobby Lobby to the south wall of the former Sports Authority space; a Special Use for a Stein Mart; and pylon sign renovations and revisions to the sign criteria for Deerbrook Shopping Center. The Petitioners agreed that the three items should be considered together. The commissioners agreed the packet was very complete, and they believe the improvements are much needed and well planned. Commissioner Bromberg asked if the Petitioners had any information they could share about the south end of the mall. Michelle Panovich, Principal, Executive Vice President, Mid-America Asset Management, Inc., explained that Sears still controls the space, and their lease does not expire for another nine years. Mid-America is speaking with a potential big box tenant that is interested in that space; however, Sears is not cooperating, and at this point they don’t have a resolution for coming up with a real estate agreement. Since Sears has a contract and continues to pay for the space, they are not in default in any way, and continue to maintain control of that property. Mid- America continues to speak with Sears on a weekly basis to try to come up with a business resolution. Commissioner Moyer asked if there was anything in Sears’s contract that obligated them to produce sales tax revenue. Ms. Panovich confirmed that there was not. Commissioner Berg asked if the resolution they were seeking was for Mid-America to secure a sublease for the property. Ms. Panovich explained that the resolution they are seeking is to have Sears agree to terminate the lease, so that Mid- America can have full control of the property; their client (the owner of Deerbrook Mall) wants to be in control of their own real estate at the shopping center. Workshop Meeting April 27, 2017 Page 2 Chairperson Oppenheim commented that the Village appreciates Mid-America’s efforts towards resolving this situation, and understand that they are trying to phase their redevelopment plans in the most sensible way possible by starting with the spaces that are in their control, and continuing to work towards an agreement for that south end. Ms. Panovich commented that this particular client has owned this property for a long time, and they’ve been very connected to it, and are committed to the redevelopment of the property, as can be seen by the recently produced results and continued work and effort that goes into bettering the property; she believes that it will come full circle on the entirety of the full property in the near future. Chairperson Oppenheim commented that it’s wise that the current renovations and most recent traffic study takes into consideration that south end of the property in preparation and anticipation of the redevelopment of the entirety of the center; ultimately setting up the long term redevelopment plan. Ms. Panovich commented that the plan that they presented assumes that they are going to have a big active retailer in that space, and if not, the space will be divided up to have multiple retailers in that area. Chairperson Oppenheim commented that the redevelopment plan for this property is being done in a very strategic manner so that the changes being made now will work with any future redevelopment on the south end; their plans are taking the development as a whole into consideration. Chairperson Oppenheim commented that it’s ironic that Sears invented the mail order catalogue, but has not kept up with today’s online market demand, and is therefore hurting as a business. Commissioner Benton commented that there is a bus route that goes into Deerbrook Mall and currently stops in front of Men’s Warehouse (but only in one direction); suggesting that the new landscaped alcove area would be an even better place for the bus to stop. He also pointed out that there is another bus stop at the Lake Cook Road and Chestnut Street intersection, and there is a signalized pedestrian crosswalk there, as well as a concrete pad for pedestrians to stand and wait at; which is a positive aspect for the property that is already established. Commissioner Jacoby motioned to approve the request for an Amendment to the Deerbrook Shopping Center Planned Unit Development for the Redevelopment Area Located North of Hobby Lobby to the South Wall of the Former Sports Authority Space; a Special Use for a Stein Mart Retail Store; and Pylon Sign Renovations and Revisions to the Sign Criteria for Deerbrook Shopping Center. Commissioner Benton seconded the motion. The vote was as follows: Ayes: (7) Benton, Berg, Bromberg, Jacoby, Moyer, Shayman, Oppenheim Nays: (0) None There being no further business to discuss the meeting adjourned. Respectfully Submitted, Mary Glowacz