MEMORANDUM. TO: Plan Commission. FROM: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner. DATE: October 5, 2017

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1 MEMORANDUM TO: Plan Commission FROM: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner DATE: October 5, 2017 RE: Public Hearing on the Request for Approval of a Class B Special Use to Permit the Establishment of a Bartaco (Unit A, west end-cap space) and a Café Zupas (Unit C, east end-cap space) Restaurant in the 711 Deerfield Road Building at the Shops at Deerfield Square (CRM Properties, LTD., Barteca Restaurant Group and Café Zupas) Subject Property The subject property consists of the Deerfield Square planned unit development, which is bounded by Deerfield Road to the north, Waukegan Road to the east, Osterman Avenue to the south, and the railroad tracks to the west. The subject building at 711 Deerfield Road that the proposed Special Uses will be located in is to be redeveloped. On December 19, 2016, the petitioner received approval to redevelop the existing building located at 711 Deerfield Road. The approved plan proposed to tear down the existing building and replace it with a new multi-tenant building. The building was previously occupied by Biaggi s Ristorante Italiano, which is closed. The setbacks, access points, lot coverage, open space, site landscaping, parking lot lighting, sign criteria, and storm water management for this Planned Unit Development were previously approved. Note: Recall the petitioner went before the Plan Commission for changes to the site plan and sign criteria to allow a roof top sign on September 14, 2017 and that recommendation will be before the Board of Trustees on October 16, Proposed Plans The petitioners are proposing the following items: 1) A Special Use for a Bartaco restaurant. 2) A Special Use for a Café Zupas restaurant. The two (2) requests that are in front of the Plan Commission have been separated out and each request has a separate heading that is capitalized and underlined below:

2 SPECIAL USE FOR A BARTACO RESTAURANT The petitioners will be seeking approval of a Special Use for a 4,228 square foot, casual dining restaurant concept for Bartaco with approximately 735 square foot outdoor patio to be located at 711 Deerfield Road building, Unit A, part of Deerfield Square. Staff has asked the petitioners for a detailed written description of the proposed restaurants including peak hours of operation, elevation changes, outdoor seating, company background, etc. and the petitioners have provided these written description in their materials. In order to avoid repetition by including a detailed description of the proposed store operations in the staff memo, please see detailed information on the proposed plans in the petitioner s written materials under Special Use Request, Bartaco Operations, and Barteca Restaurant Group Background (pages 1 through 3 of petitioner s booklet). Zoning Conformance The proposed use is a Special Use in the C-1 Village Center District pursuant to Article 5.01-C, 2,a,(3) of restaurants and similar operations of 3,001 square feet in area or greater (including the square footage of any outdoor seating area), without a drive thru operation. Attached are the Special Use criteria. The petitioners are also seeking to amend the commercial PUD for Deerfield Square sign variations to the Zoning Ordinance and exceptions to the established sign criteria for the 711 Deerfield Road building. Signage Wall signs Number: Permitted: For each use occupying a ground floor, one (1) sign facing a public street, public right-of-way or parking area. Proposed: Three (3) wall signs are proposed for Bartaco one (1) wall sign on the north (front) wall, one (1) wall sign on the south wall and one (1) blade (projecting) wall sign located off the wood trellis at the southwest corner of the outdoor patio. The proposed wall signs on the north and south walls will be painted directly on the brick façade and read Bartaco with a brick border around the text. The painted Bartaco wall sign will be externally illuminated with gooseneck lights. The sign will require a variation, as signs are not allowed to be painted on a façade surface. The petitioner will also be seeking a variation for the blade (projecting) wall sign, as they are not allowed. 2

3 Area: Location: Height: Permitted: The Zoning Ordinance allows 8% of the area of the wall or 80 square feet for a front and rear 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. Permitted sign area is not a given, signs must be in proportion to the wall and reflect the high standards of visual quality and compatibility that the Village strives for. Proposed: Front (north) wall: The north wall sign is 77.3 square feet in area (19.3 x 4.0 ) when a box is placed around all of the sign elements as the ordinance requires. 8% of the north wall is 100 square feet. Rear (south) wall: The south wall sign is 77.3 square feet in area (19.3 x 4.0 ) when a box is placed around all of the sign elements, as the ordinance requires. 8% of the west wall is 100 square feet. One (1) blade (projecting) wall sign is 10.4 square feet when a box is place around all of the sign elements, as ordinance requires. A variation is needed for the blade (projecting) wall sign. 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 north and south walls of the building and blade (projecting) wall sign located off the wood trellis at the southwest corner of the outdoor patio. Permitted: Wall signs may not project higher than the parapet line of the roof or more than 30 feet above curb level, whichever is lower. Proposed: Front (north) wall: The north wall sign is below the roof deck (roof deck is 20.0 ). Rear (south) wall: The south wall sign is below the roof deck (roof deck is 20.5 ). One (1) blade (projecting) wall sign is approximately 12 high and below the roof deck. 3

4 Illumination: Permitted: 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: North and south wall signs will be externally illuminated by gooseneck light fixtures. The blade (projecting) wall sign is externally illuminated. No wall sign is located within 120 feet of a residential district. 711 Deerfield Road Building Sign Criteria Deerfield Square has an approved sign criteria for the 711 Deerfield Road building that the petitioners are required to follow. See attached. The petitioner s will be seeking approval of the following exceptions to the established sign criteria for the 711 Deerfield Road building: 1. To permit a 10.4 square foot Bartaco blade (projecting) wall sign located off the wood trellis at the southwest corner of the outdoor patio. 2. To permit a 77.3 square foot Bartaco painted wall sign on the north and south building elevations. 3. To permit wall signs on the north and south building elevations with no backer panel 4. To permit a blade (projecting) wall sign with no backer panel. The Appearance Review Commission (ARC) will have to approve the exterior signage and any other exterior changes to the building. The petitioner is scheduled to go before the ARC on October 30, SPECIAL USE FOR A CAFÉ ZUPAS RESTAURANT The petitioner will also be seeking approval of a 4,020 square foot, fast casual Café Zupas restaurant serving soups, salads, sandwiches and desserts to be located in Unit C of the 711 Deerfield Road building. Staff has asked the petitioners for a detailed written description of the proposed restaurants including peak hours of operation, elevation changes, company background, etc. and the petitioners have provided these written description in their materials. In order to avoid repetition by including a detailed description of the proposed store operations in the staff memo, please see detailed information on the proposed plans in the petitioner has written materials under Special Use Request, Café Zupas Operation (pages 1 through 3 of petitioner s booklet). Zoning Conformance The proposed Café Zupas restaurant is a Special Use in the C-1 Village Center District pursuant to Article 5.01-C,2,a,(3) of restaurants and similar operations of 3,001 square feet in area or greater (including the square footage of any outdoor seating area), 4

5 without a drive thru operation. Attached are the Special Use criteria. The petitioners are also seeking to amend the commercial PUD for Deerfield Square sign variations to the Zoning Ordinance and exceptions to the established sign criteria for the 711 Deerfield Road building. Signage Wall signs Number: Area: Location: Permitted: For each use occupying a ground floor, one (1) sign facing a public street, public right-of-way, or parking area. Proposed: Two (2) wall signs are proposed for Café Zupas one (1) wall sign on the north (front) wall and one (1) wall sign on the south wall. The proposed wall signs will read Café Zupas Soup, Salad & Sandwich Kitchen text on a background panel. The text will be aluminum channel letters and internally illuminated with white text faces. Permitted: The Zoning Ordinance allows 8% of the area of the wall or 80 square feet for a front and rear 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. Permitted sign area is not a given, signs must be in proportion to the wall and reflect the high standards of visual quality and compatibility that the Village strives for. Proposed: Front (north) wall: The north wall sign is 60 square feet in area (10 x 6 ) when a box is placed around all of the sign elements as the ordinance requires. 8% of the north wall is 96 square feet. Rear (south) wall: The south wall sign is 60 square feet in area (10 x 6 ) when a box is placed around all of the sign elements, as the ordinance requires. 8% of the west wall is 96 square feet. 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 north and south walls of the building. 5

6 Height: Permitted: Wall signs may not project higher than the parapet line of the roof or more than 30 feet above curb level, whichever is lower. Proposed: Illumination: Front (north) wall: The north wall sign is below the roof deck (roof deck is 20.0 ). Rear (south) wall: The south wall sign is below the roof deck (roof deck is 20.0 ). Permitted: 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: Internally illuminated with LED lights. No wall sign is located within 120 feet of a residential district. Roof Top Sign As part of the 2016 sign criteria for the 711 Deerfield Road building, the Plan Commission recommended approval for the petitioner s request to allow roof top signage on the glass appendages (east and west sides of the building) with a maximum of twenty-four (24) inches in height. The ARC was unanimously against allowing the roof top signage on the glass appendages. This request for the rooftop signage was later withdrawn by the petitioner at the January 17, 2017 Board of Trustees meeting for further review and refinement. The Deerfield Zoning Ordinance does not allow for signs to be erected on the roof of any building or structure (Article 9.01-B,2). The petitioner is proposing a roof top sign on the east glass enclosure of the building for Café Zupas. This roof top sign will be a maximum of twenty-four (24) inches in height and have the following text, Soup, Salad & Sandwich Kitchen. The previously approved sign criteria for the 711 Deerfield Road building will need to be amended to add language allowing a roof top sign on the east glass enclosure and that request to change the sign criteria is before the Board of Trustees on October 16, Deerfield Road Building Sign Criteria Deerfield Square has an approved sign criteria for the 711 Deerfield Road building that the petitioners are required to follow. See attached. The petitioner s will also be seeking approval of the following exceptions to the established sign criteria for the 711 Deerfield Road building: 1. To permit a 72 inch high backer panel for Café Zupas on the north and south building elevations as opposed to the 42 inch maximum backer panel height under the established sign criteria. 6

7 2. To permit the total text height of inches, excluding spacing and four (4) rows of text as opposed to the maximum 36 inches in total height and exceeding two (2) lines of text for the tenant signs for Café Zupas on the north and south building elevations. 3. To permit a tenant identification roof top sign on the east side of the building of 24 inches high for Café Zupas with the wording Soup Salad & Sandwich Kitchen on the glass enclosure facing the existing plaza area on the corner. The Appearance Review Commission (ARC) will have to approve the exterior signage and any other exterior changes to the building. The petitioner is scheduled to go before the ARC on October 30, Parking for Bartaco and Café Zupas Restaurants Parking for the Deerfield Square Planned Unit Development was approved at 5 spaces per 1,000 square feet of gross floor area for retail use (i.e., 1 parking space per 200 square feet), and 4 spaces per 1,000 square feet of gross floor area for office use (i.e., 1 parking space per 250 square feet) with a 15% reduction for storage areas in the building (Ordinance granted a variation for parking in the development). A total of 1,000 spaces (including 100 underground spaces) are provided for Deerfield Square. When Deerfield Square was approved, the various uses in the development were to share the parking within the development. The amount of parking for the different mix of uses in the development will vary throughout the day. In other words, the different uses in the development will have varying peak hour parking times. As part of the approval process of a Special Use for the proposed restaurant, the petitioners must demonstrate that adequate parking will be provided. Sit-down restaurants require one (1) parking space for each 60 square feet of gross floor area. The proposed casual dining Bartaco restaurant would require a total of 71 parking spaces based on the projected 100% dine-in (71 parking spaces for the sitdown: 4,228 square feet / 60 = 70.4 spaces and 13 (735 s.f./60=12.25 or 13 parking spaces) spaces for the outdoor seating area. Outdoor seating areas are counted in the parking requirement unless it is determined that outdoor seating areas should not be included in the parking requirement. If the space were all retail, then a total of 22 parking spaces would be required (4963/200 = = 25 spaces) as retail requires one (1) parking space per 200 square feet of gross floor area. The proposed fast casual Café Zupas restaurant would require a total of 67 parking spaces based on the projected 100% dine-in (67 parking spaces for the sit-down: 4,020 square feet / 60 = 67.0 spaces). Café Zupas is not proposing any outdoor seating. The petitioner s consultant (KLOA) conducted a parking study for the proposed Bartaco restaurant (dated September 25, 2017). The parking survey was conducted every 30 minutes between 11:00AM and 9.00PM on a Thursday, October 6, 2016 and Saturday, October 8, 2016 to coincide with the peak parking demand of the center and the proposed restaurant. Table 1 on page 3 and Table 2 on page 4 of the petitioner s 7

8 parking study indicate the number of cars parked in the Deerfield Square parking lots on these dates. Table 1 on page 3 indicates that the parking lots peak at 12:00PM on Friday with 655 parking spaces occupied, which is approximately 74 percent of the available parking supply, not including the underground parking spaces. Table 2 on page 4 indicates that the parking lots peak at 12:30PM on Saturday with 546 parking spaces occupied, which is approximately 62 percent of the available parking supply, not including the underground parking spaces. According to the petitioner s parking study, peak parking demand on both days drop after 12:00PM-12:30PM with the demand considerably lower during evening hours. The drop in demand is primarily due to the large amount of office space at Deerfield Square which peaks middays on Monday through Friday and decreases substantially in the evenings and on Saturdays. The parking study assumes that peak demand will occur during the lunch hour and the additional demand of parking spaces needed for both proposed restaurants will be accommodated by available parking in Deerfield Square on Thursday and on Saturday with ample parking spaces available. The parking study also considers vacant retail space in the 711 Deerfield Road building and concludes a surplus of parking as seen on Table 3 on page 6 and Table 4 on page 7. The owners of Deerfield Square have implemented a parking plan that requires all Deerfield Square employees to park in designated areas and the middle portion of the main parking lot. 8

9 Village of Deerfield Appearance Review Commission Approval: February 27, Deerfield Road The Shops at Deerfield Square Criteria for Tenant Signage Notwithstanding anything to the contrary in Deerfield Square's existing sign criteria, the 711 building is establishing the following criteria in order to provide a uniform appearance and for the mutual benefits of all its tenants. The following shall not apply to any other buildings at Deerfield Square. Tenant Identification Signs On the north, south, east or west facing facades, the Tenant Identification Signs shall be comp rised of three-dimensional fabricated channel type individual letters with either face lit or back lit illumination. The individual letters of each tenant sign shall not exceed 24" in height in the event of one line of text or 36" in total letter height in the event of two lines of text (with any individual letter no more than 24 in height). Excluding glass facades which shall have a maximum total letter height of 24 inches see paragraph below. On glass facades containing any type of horizontal steel brow or horizontal steel canopy, sign letters may be installed on top of such protrusion and located a maximum of 36" from face of wall to the face of letters, provided such letters are no more than 6 inches beyond the adjacent facades. The sign shall be one line of text (no logos) with a maximum of 24 inches in height. All conductors, transformers and conduits are to be concealed as much as possible. On facades with no horizontal brows or no horizontal steel canopy, sign backer panels shall be used, the colors of which shall be the color of the respective façade's fabric awnings. Backer panels shall be the overall width of the respective facade's storefront windows and shall be a reasonable height to accommodate the foregoing text criteria with a maximum hei ght no greater than 42 inches. The sign s height (letters and backer panel) shall be no more than 3 feet above the roof deck top (20-0 ). All logos must fit within the above stated sign criteria.

10 SPECIAL USE CRITERIA Does it meet the standards for a Special Use? A Special Use shall be authorized only when the Plan Commission finds all of the following: 1. Compatible with Existing Development The nature and intensity of the activities involved and the size, placement and design of any structures proposed will be so planned that the Special Use will be compatible with the existing development and will not impede the normal and orderly development and improvement of surrounding property. 2. Lot of Sufficient Size The size of the lot will be sufficient for the use proposed. 3. Traffic The location of the Special Use within the Village will be such that adverse effects on surrounding properties will be minimal, particularly regarding the traffic generated by the Special Use. 4. Parking and Access Parking areas will be of adequate size for the particular use and properly located, and the entrance and exit drives will be laid out so as to prevent traffic hazards and nuisances. 5. Effect on Neighborhood In all respects the Special Use will not be significantly or materially detrimental to_the health, safety and welfare of the public or injurious to the other property or improvements in the neighborhood, nor will it diminish or impair property values in the surrounding area. 6. Adequate Facilities That adequate utilities, access roads, drainage and/or other necessary facilities have been or are being provided. 7. Adequate Buffering Adequate fencing and/or screening shall be provided to ensure the enjoyment of surrounding properties, to provide for the public safety or to screen parking areas and other visually incompatible uses. 8. If in C-1 Village Center District: That the establishment of the Special Use will not be injurious to the character of the C-1 Village Center District as a retail center for the Village.

PLAN COMMISSION Village of Deerfield Agenda. October 12, 2017 Deerfield Village Hall, Franz Council Chambers

PLAN COMMISSION Village of Deerfield Agenda October 12, 2017 Deerfield Village Hall, Franz Council Chambers Public Hearing & Workshop Meeting 7:30 p.m. Public Comment on a Non-Agenda Item PUBLIC HEARING