MEMORANDUM TO: Plan Commission FROM: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner DATE: April 6, 2017 RE: Prefiling Conference regarding a Special Use for a retail store of over 30,000 square feet. The purpose of a prefiling conference is to provide the applicant with feedback, input, and direction in a workshop setting, prior to the public hearing. Subject Property The subject property consists of Deerbrook Shopping Center which is 47.45 acres in size. The subject property is zoned C-2 Outlying Commercial District and is a Commercial Planned Unit Development. In 2001, Deerbrook Mall received approval for an amendment to the PUD for major renovations to the property including the parking lot, landscaping, signage, lighting, exterior façade, and improvement to the south end of the mall for the former Great Indoors space. As a result of the 2001 renovations to the shopping center, the gross square footage of the shopping center was 651,196 square feet and the gross leasable area was 623,761 square feet according to the 2001 approved site plan. In 2005, the ownership received approval for major renovations to the middle portion of the shopping center including removing the roof over the interior portion of the mall and converting that area to a open-air mall, new tenant and directional signage, removing the vacant theater space and adding parking spaces in the rear and vehicular connections at the north and south ends to Deerfield Park Plaza (formerly Lake Cook Plaza). The only part of Deerbrook s 2005 plans implemented were the vehicle interconnection between the two shopping centers at the north and south ends, while the rest of the 2005 approved plans expired. In 2013, the property received approval for renovations to the northeast corner of the shopping center including demolishing the old Devon Bank building and reconstructing a new outlot building in this location for Subway and MOD Pizza restaurants. A Starbucks restaurant with a drive-thru was also approved at this time. In 2014, the property owner received special use approval for the Hobby Lobby store at the south end of the shopping center in the former Best Buy space. In 2015, Deerbrook received approval of renovations to the north end of the shopping center to permit a new Jewel- Osco store and two new outlot buildings. As a result of the 2015 renovations, the square footage of the shopping center was 629,552 square feet. 1
In 2017, the petitioners are proposing major renovations to the middle portion of the shopping center between Hobby Lobby and the future Art Van Furniture store (former Sports Authority) resulting in 534,757 square feet to Deerbrook Shopping Center; a Special Use for a Stein Mart store in the Office Max space; and renovations to the pylon signs along with new signage criteria for the shopping center. These improvements are currently going through the zoning approval process and a public hearing is scheduled for April 27. Surrounding Land Use and Zoning North (across Lake Cook Road): C-2 Outlying Commercial District - Shell Gas Station, Luna, and other retail uses South: C-2 Outlying Commercial District - Red Roof Inn Motel, Northwestern Memorial Hospital medical offices and Prairie Point Shopping Center East: (across Waukegan Road): C-2 Outlying Commercial District and unincorporated Cook County North Shore University medical offices, and vacant former Office Depot property, and Glenbrook Countryside Estates subdivision (single family residential) West: C-2 Outlying Commercial District Deerfield Park Plaza Proposed Plans for Art Van Furniture Store The petitioners are seeking a Special Use for a 41,966 square feet Art Van Furniture store in the former Sports Authority space. Art Van Furniture stores sells furniture, mattresses, bedding and flooring. Staff has asked the petitioners for a detailed written description of the proposed use at this location, and the petitioners have provided this in their materials as part of their written narrative; please refer to the petitioner s materials for more details on the store s operations (hours of operation, peak times, number of employees, company background, etc.). The petitioners have indicated that most of their customers will have their furniture delivered to their homes, which comes from Art Van s Bolingbrook distribution center (warehouse). The petitioners are proposing to change the existing facade for the new Art Van Furniture store. The petitioner s building elevation drawings and material schedule (see drawing AO5) indicates the following exterior building materials for the new Art Van Furniture store: stone veneer; metal panels (a red and grey/white color) cedar wood planks; aluminum storefront, efis; refinishing the existing canopy; metal coping. The highest point of the east facade has decreased in height from Sports Authority height of 32 11 from grade to the top of the architectural element to Art Van Furniture s proposed height of 31 8 to the highest point of the new facade. The new façade will complement Jewel s architecture while maintaining the Art Van Furniture appearance of the space. The petitioner s elevation drawing also shows the new tenant wall sign for Art Van Furniture. The east wall of the Art Van Furniture will be illuminated with uplighting (the building will be wash lit) from dusk to dawn. 2
The site plan indicates that the petitioners are proposing a new 7 foot wide planting area at the front of the store. This planter area is an expanded soil area with new plantings as shown on the plans (see plan AO3, and the enlarged store entry at the top of the site plan - A02). Zoning Conformance Retail stores over 30,000 square feet in size in the C-2 District (when located south of Lake Cook Road) are a Special Use. Attached are the Special Use standards. Parking and Traffic Study The petitioners don t believe that a parking and traffic study is necessary as a new retailer, Art Van Furniture, is a retailer replacing another retailer (Sports Mart) and a traffic and parking study would be of little value. The Plan Commission should be sure to provide the applicant their consensus on this matter. Parking for Deerbrook Shopping Center PUD Required Parking for Deerbrook Shopping Center: In 2001, Ordinance O-01-39, approving the renovations to Deerbrook Shopping Center granted a parking variation for Deerbrook (3,814 spaces were required when calculated on a use-by-use basis, and 2,804 spaces were provided according to Village records, a 26% reduction). In 2001, the Plan Commission (and Board of Trustees) believed the parking variation was warranted. The Village believed that the shared parking for Deerbrook had merit as the demand for parking will vary throughout the day based on the mix of businesses at the shopping center (e.g. retail busier during the day and restaurants busier in the evening). The Village believed that if all the uses were the same type so that their peak hours (busiest times) of operation coincided, then the maximum number of parking spaces would be needed, but that was not the case. Since the different uses in Deerbrook have varying peak parking demand times, the Village believed that the maximum amount of parking required by the Zoning Ordinance was not necessary. In 2005, the Village granted a further parking variation to Deerbrook to accommodate the vehicular cross access interconnection plan with Deerfield Park Plaza (which was the only part of the 2005 plan that was implemented). The uses at Deerbrook Shopping Center require a total of 2,871 spaces when calculated on a use-by-use basis based on the square footage and the uses shown on the new site plan that is being presented to the Village. 3
Proposed Parking at Deerbrook: As a result of the renovations to the area of the shopping center located between Hobby Lobby and the new Art Van Furniture store, a total of 2,918 parking spaces will be provided at Deerbrook Shopping Center (including the handicapped spaces and underground spaces below the former Great Indoor and Wonder stores). Loading In a Planned Unit Development, the Plan Commission may recommend loading berths adequate in number and size to serve the proposed development. The petitioners have indicated that they are discussing the loading area with the landlord and they anticipate no changes for the new furniture store and they will be utilizing the existing loading area at the back of the store. The Plan Commission may want to inquire how loading would work for the occasional customer that wishes to purchase a larger item(s) in the store, and load that item(s) into their vehicle. Exterior Trash Areas Any new exterior trash areas have to be fully screened from view. The petitioners have indicated that they are discussing this with the landlord and they anticipate no changes to the existing trash areas at the rear (west side) of the store. Façade Wash Lighting of East Wall of Art Van Furniture Tenant Space The petitioner s photometric plan indicates that the petitioners propose to illuminate the entire front façade with exterior up lighting. The flood lighting will be approximately 4 feet from the building wall in a landscaped area and will face upward and toward the building wall. The wash lighting will be on during the night time hours from dusk to dawn. Staff asked the petitioners for more information regarding the proposed wash lighting. The petitioners have indicated that it is Art Van Furniture design standard to wash the exterior wall with ground mounted light fixtures, and they provided the following details: a. The Landscape fixture is an LED light source with 5 horizontal to 4 vertical beam spread or a 2 horizontal by 2 vertical beam spread. b. Fixture is rated for IP65, sealed from moisture. c. LED driver thermally isolated in base. d. Fixture utilizes a light engine of 4 LED with a lumen output of 592 lumens at just 10.5 watts. e. Fixtures will be controlled by photocell to turn on during dark hours and a time clock will turn them off for daylight hours. f. Fixture has an adjustable knuckle for final aiming in field. 4
g. Fixture has a small 4 x 2-1/2 profile. h. Six (6) fixtures will be spaced in the landscape area to highlight the wall, see plan A02 for general locations. i. These fixtures will be on the same cycle as the exterior signage. j. See attached drawings for clarified information. The petitioners have provided a couple of nighttime pictures in their packet of similar facades to demonstrate what the wash lighting on the exterior of the building will look like. HVAC/Mechanical Screening If new rooftop units will be installed to replace existing units, the units should be screened from public view whether it s the building parapet wall or new screen around the roof top unit itself. The building s front parapet wall that provides screening for the rooftop units ranges from 6 tall to 10 tall. Signage Proposed Wall Signage for Art Van Furniture The Zoning Ordinance regulations, as well as the sign criteria for the Deerbrook Shopping Center must be followed. Recall the revised sign criteria for Deerbrook is going through the approval process now. Wall signs Number: Area: Permitted: For each use occupying a ground floor, one (1) sign facing a public street, public right-of-way or parking area. Proposed: Front (east) wall: One (1) wall sign as shown on the sign plan (channel letters, face lit only sign, not a back lit sign) Permitted: The Zoning Ordinance allows 8% of the area of the wall or 80 square feet for a front and rear wall whichever is greater, not to exceed 250 s.f. The area of the wall on which the sign is to be placed is 3,070 square feet in area (when measured from grade to the roof deck) and 8% of the area of the wall = 245 square feet. Proposed: Front (east) wall: 167 s.f. (14 2 ½ high by 11 9 3/8 wide) when a box is placed around all of the sign elements as required by the zoning ordinance. 5
Location: Height: Illumination: 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 east wall of the building. Permitted: Wall signs may not project higher than the parapet line of the roof (the roof deck) or more than 30 feet above curb level, whichever is lower. Recall a few years ago that the Village passed an ordinance that allowed a wall sign be located 3 feet above the roof deck with no variation, and this no request can be handled by the ARC. Proposed: The proposed front (east) wall sign is located 3 feet above the roof deck (no variation needed, as the sign is not over 3 feet above the roof deck). The roof deck is at 20 10 as shown on the elevation drawing. 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 LEDS, face lit only. Deerbrook Sign Criteria (for new east wall sign for Art Van Furniture) The proposed east wall sign meets the new sign criteria for Deerbrook shopping center Pylon Signs - Waukegan Road and Lake Cook Road The petitioner s plans shows they are proposing signage on the refurbished pylons signs. Under the revised sign criteria for Deerbrook, a double-sided tenant panel can only go on any one (1) of the four (4) pylon signs along Waukegan Road, but not on multiple Waukegan Road pylon signs. It is staff understanding that Art Van Furniture is proposed for one (1) Waukegan Road pylon sign. The petitioners are also proposing to place Art Van Furniture on the refurbished pylon sign on Lake Cook Road as they are allowed to do by the sign criteria and zoning ordinance. 6
Window Signage The window signage regulations in the Zoning Ordinance apply to this property. The windows signage regulations for commercial tenants allow 20% coverage of window area for permanent or temporary signage, or 50 square feet in area whichever is less. A regulated window sign is located within 4 feet behind the window. Appearance Review Commission The ARC reviewed the plans on a preliminary basis on February 27, and the petitioners will be returning to the Appearance Review Commission for a final review after this items goes to the Board of Trustees and while the applicant is going through the readings of the ordinance. Prior to the February preliminary ARC meeting, the applicant revised their plans for the wall signage which originally consisted of two (2) exterior wall signs, one for Art Van Furniture and the other for Pure Sleep Mattress Store. The exterior signage plans were revised so the Pure Sleep Mattress Store was placed inside the window and is regulated as window signage. The Appearance Review Commission was in favor of the revised signage plans (which are the plans being presented to the Plan Commission). At the preliminary meeting on February 27, one of the ARC commissioners asked the petitioners to tone down the red color presented in the elevation drawing that was shown to the ARC. The ARC did not review the wash lighting of the façade at their preliminary meeting, and they will need to review this item during their final project review which will occur after the Board of Trustees takes up the Plan Commission recommendation, during the readings of the ordinance approving the Special Use and changes to the PUD. 7
DEERBROOK SHOPPING CENTER PROPOSED SIGN CRITERIA INCLUDING PYLON SIGNS THE PROPOSED SIGN CRITERIA WAS DISCUSSED AT MARCH 23, 2017 PREFILING CONFERENCE AND WILL BE PART OF DEERBROOK S APRIL 27, 2017 PUBLIC HEARING WITH THE PLAN COMMISSION
10) No wall sign may exceed a maximum area of two hundred fifty square feet (250 sf). 11) Tenant signs shall be three dimensional, channel type individual letters, with acrylic face and metal sides and backs. 12) All exposed metal returns, mounting brackets, fastening devices and trim caps shall be black or match the two sign colors. 13) No sign shall be painted directly onto an exterior wall. B) Sign Design 1) Trademarked sign colors will be approved upon Landlord s receipt of tenant s trademark certificate. 2) Wall sign colors shall be harmonious with the building architecture. A maximum of two colors may be used for each sign. 3) Sign text shall be surrounded by negative space, providing a margin between the letters and/or logo and the edge of the sign s background. 4) Signs shall be centered vertically and horizontally on the Premises designated sign area. 5) Letter height shall be: a) A maximum of twenty eight inches (28 ) for a business less than ten thousand square feet (10,000 sf). b) A maximum of thirty six inches (36 ) for a business greater than ten thousand square feet (10,000 sf) and less than twenty thousand square feet (20,000 sf). c) A business greater than twenty thousand square feet (20,000 sf), shall not exceed the maximum sign area allowance of two hundred fifty square feet (250 sf.) and said area shall be reasonable in relationship and proportion to the building. 6) Tenant signage may be all capital letters or a combination of upper and lowercase.
C) Sign Illumination 1) A sign s light source must be fixed and concealed. Exposed neon and exposed LED lighting are prohibited. Letters shall be internally face lit only. 2) Raceways shall be concealed from public view. If a raceway cannot be mounted internally behind the exterior wall due to a structural conflict, the raceway shall be mounted to the exterior surface of the wall and be finished to match the background wall. Exposed raceways are discouraged. 3) Tenants are to control the illumination of their signs. D) Window Signs 1) Window signs are regulated by village ordinance 0-07-26, which can be found on the Village of Deerfield s website. E) Miscellaneous Signage 1) No advertising placards, paper signs, banners, pennants, names, insignias or other descriptive materials shall be affixed upon the exterior walls of the premises or storefront. 2) Tenants will be permitted to place upon each entrance of its Leased Premises not more than one hundred forty four square inches (144 ) of gold leaf or decal application lettering not to exceed two inches (2 ) in height, indicating store address number, hours of business and emergency phone numbers. 3) Permanent free standing signs are prohibited. The following signs are prohibited when placed outside of the tenant s interior premises: temporary free standing signs, sandwich boards, feather banners, inflatable characters, etc.
F) Pylon Sign Panels 1) Tenant s pylon sign panels shall be one trademark color. 2) Logos are prohibited on pylon sign panels. 3) Tenants shall submit their pylon panel design to the Village of Deerfield for review and approval with their wall sign package. 4) No more than one line of text shall be permitted on any panel. 5) Tenant sign lettering to be routed and push-thru 1 thick acrylic. 6) A minimum of a 4 inch margin on all sides of the tenant sign panel shall be kept around the text. 7) All Tenant sign panels shall be.125, flat aluminum painted MAP 13914 Greyshank (or approved color match), Suede Satin Finish and attached with countersunk screws on faces. 8) Landlord to designate the pylon sign and panel location for tenant s installation.