EXECUTIVE SUMMARY. Overview of Project

Size: px

Start display at page:

Download "EXECUTIVE SUMMARY. Overview of Project"

Kerry Howard
5 years ago
Views:

1 EXECUTIVE SUMMARY Overview of Project Waukegan Lake Cook LLC (the Developer) is pleased to present this preliminary application for the redevelopment of 99 S. Waukegan Road (the Site ). The Site is located along Waukegan Road, south of Lake Cook Road and has a vacant 25,000 SF Office Depot on approximately 2.7 acres. The current building has sat vacant for several years and the Developer looks forward to bringing commerce and activity back to the Site. The Developer will accomplish this by demolishing the former Office Depot and constructing two new buildings of 4,995 square feet and 8,000 square feet each. The smaller building will be developed with a Chick-fil-A, including a drive-through and indoor child s play area. The larger building will be developed as a multi-tenant commercial building, and will include a drive-through to serve the northernmost endcap tenant. The Developer will be seeking approval of special uses and variations to accommodate the proposed development. In addition, the Developer will concurrently seek approval of a text amendment to create a Multiple Use Unified Development classification, which would authorize the approval of multiple buildings on the site. The site was developed and continues to operate under an easement agreement with the adjacent NorthShore medical office building providing for, among other things, cross access and parking. Although the easement agreement reflects a common plan of development, and both sites function in many was as a planned unit development, neither property was actually developed as part of a Planned Unit Development under the Village s Zoning Ordinance. Overview of Developer The Developer is a joint venture of two well established independent firms, Aries Real Estate ( Aries ) and Levco Development ( Levco ). The managing principals of the firms, Brett Katz of Aries, and Josh Levy of Levco, have a combined 35 years of experience in the retail real estate development, brokerage and management arenas. Mr. Katz and Mr. Levy reside in Northbrook and Highland Park respectively and both office in Northbrook. They presume the roles as stakeholders not only as the future owners of the site, but as vested business owners and residences with commercial and personal interests in the redevelopment of the site.

2 Mr. Katz has been working in the commercial real estate industry for the past 15 years, and the Katz family has been active in Chicago real estate since the 1970 s. Mr. Katz has syndicated and developed retail and multi-family properties in the area ranging from small apartment buildings to 100,000+ square foot shopping centers. Recently Mr. Katz has developed several restaurant properties in Chicago having assembled multiple properties and navigating the City of Chicago s entitlement process. Mr. Levy has been active in the retail real estate scene in Chicago for the past 19 years. Levy represented national retailers such as Bank of America and CVS/Pharmacy as a tenant representative broker before venturing into the development side of transactions. He recently completed the highprofile redevelopment of a six acre parcel in Chicago s Brighton Park neighborhood. Before Mr. Levy got involved, the Archer Station site was a contaminated CTA bus garage. After extensive remediation and a successful leasing and redevelopment campaign, Archer Station is now home to 73,000 SF of retail tenants including Ross Dress For Less, LA Fitness, Wendy s, Athletico and AT&T. Mr Levy s work with the City, the CTA, community members and local civic leaders helped this $19M project come to fruition. Mr. Katz and Mr. Levy look to continue their successful track record with the acquisition and redevelopment of the Site. The Project The Developers plan to demolish the current Office Depot building and replace it with a free-standing 4,995 SF restaurant with a drive-thru, and an 8,000 SF multi-tenant retail building. The restaurant tenant is Chick-Fil-A ( CFA ), which has 2,200 restaurants across the county. Chick-Fil-A separates itself from other operators by offering higher quality ingredients and noticeably better customer service. In addition to capitalizing on the significant daytime population, Chick-Fil-A is attracted to this site, and the developers to Chick-Fil-A, in large part to the family friendly atmosphere that Chick-Fil-A prides itself on. Like other locations, this restaurant will be closed on Sundays and major holidays. The 8,000 SF building will be restricted to leasing no more than 2,500 SF the total space to a restaurant, so as to maintain acceptable parking ratios site wide. We expect to be in a position to announce specific tenants for this building as we work through the entitlement process.

3 The project will have 104 parking spaces and existing curb-cuts on Lake Cook Rd and Waukegan Road will remain and will be re-used. The CFA building will have 63 spaces (12.6/1,000 SF) and the 8,000 SF building will have 40 parking spaces (5.0/1,000 SF). The overall site wide parking ratio will be 7.98/1,000, as compared to what is built now which is 7.56/1,000. A preliminary traffic report has been included in this submittal and a final traffic study has been commissioned. Landscaping improvements will be made across the site and a detailed Landscape plan has been included as part of the submittal. The Developer will preserve the trees and landscaping along the east perimeter of the Site. Conclusion The Developer comes before the Village today because the principals were tired of looking at a vacant site in their backyard and wanted to do something about it. The plan to redevelop the site fits in with the character of the neighborhood, will bring tax revenue to the Village and replace what has become an eye-soar with what will be a vibrant, sharp development that all stakeholders will be proud of. The Developer looks forward to working with the Village and its constituents throughout the entitlement process.

9 T/ HIGH PLATE EC-1 21'-8" BR-4 T/ LOW PLATE 20'-4 1/2" T/ HIGH BRICK ROOF LINE 16'-3/4" 17'-4" T/ LOW BRICK 13'-4" EC-1 BR-3 T/ WATER TABLE 3'-0" T/ SLAB 0" ELEVATION - ENTRY 1/8" = 1'-0" T/ HIGH PLATE BR-4 EC-1 21'-8" T/ LOW PLATE 20'-4 1/2" T/ HIGH BRICK 17'-4" ROOF LINE 15'-3" T/ LOW BRICK 13'-4" PT-9 EC-1 BR-3 T/ WATER TABLE 3'-0" T/ SLAB 0" ELEVATION - DRIVE-THRU 7/12/ :57:16 AM 1/8" = 1'-0" LC EXTERIOR ELEVATIONS 00000, PROJECT NAME, SAMPLE STREET 2017/07/12 THE CHICK-FIL-A DESIGN INTENT PACKAGE REPRESENTS A BRAND COMPLIANT DESIGN SOLUTION. SITE ADAPT PROFESSIONALS ARE RESPONSIBLE FOR APPLICATION OF DESIGN AND COMPLIANCE OF WITH ORDINANCES AND CODES.

EC-1 BR-4 ROOF LINE 15'-3" BR-3 EC-1 ELEVATION - FRONT - LRG

PLATE 20'-4 1/2" T/ HIGH BRICK EC-1 17'-4" T/ LOW BRICK

Thickness Tie Back Mounting (Offset From Top) Integral

Exterior Canopy 6 9'-9" 1'-0" 8" 0" No 3 Exterior Canopy 1

2'-6" Yes 5 Exterior Canopy 1 7'-1" 1'-0" 8" 0" No 6

1 13'-1" 1'-0" 8" 0" Yes 8 Exterior Canopy 2 13'-1" 1'-0" 8"

ROOF LINE 15'-3" T/ LOW PLATE 20'-4 1/2" T/ HIGH BRICK

REDLAND BRICK PRODUCT: HARMAR COLOR: WHITEHALL SIZE: MODULAR

BRONZE PT-9 EXTERIOR PAINT COLOR: DARK BRONZE FINISH:

TABLE 3'-0" T/ SLAB 0" BR-3 BRICK VENEER MANUFACTURER:

MODULAR MORTAR: ARGOS SAN TAN ST-1 STOREFRONT COLOR: DARK

PROJECT NAME, SAMPLE STREET 2017/07/12 THE CHICK-FIL-A

10 EC-1 BR-4 ROOF LINE 15'-3" BR-3 EC-1 ELEVATION - FRONT - LRG 1/8" = 1'-0" T/ HIGH PLATE ROOF LINE 16'-3/4" 21'-8" T/ LOW PLATE 20'-4 1/2" T/ HIGH BRICK EC-1 17'-4" T/ LOW BRICK 13'-4" T/ WATER TABLE 3'-0" T/ SLAB 0" EXTERIOR CANOPY SCHEDULE - LRG. Mark Description Count Overall Width Overall Depth Overall Thickness Tie Back Mounting (Offset From Top) Integral Lighting 1 Exterior Canopy 1 9'-9" 4'-0" 8" 2'-6" Yes 2 Exterior Canopy 6 9'-9" 1'-0" 8" 0" No 3 Exterior Canopy 1 9'-9" 1'-0" 8" 0" Yes 4 Exterior Canopy 1 7'-1" 4'-0" 8" 2'-6" Yes 5 Exterior Canopy 1 7'-1" 1'-0" 8" 0" No 6 Exterior Canopy 1 9'-4" 5'-0" 8" 2'-6" Yes 7 Exterior Canopy 1 13'-1" 1'-0" 8" 0" Yes 8 Exterior Canopy 2 13'-1" 1'-0" 8" 0" No 14 EXTERIOR FINISHES EC-1 BR-4 ROOF LINE 16'-3/4" BR-3 ROOF LINE 15'-3" T/ LOW PLATE 20'-4 1/2" T/ HIGH BRICK 17'-4" T/ LOW BRICK 13'-4" BR-4 BRICK VENEER MANUFACTURER: REDLAND BRICK PRODUCT: HARMAR COLOR: WHITEHALL SIZE: MODULAR MORTAR: HOLCIM EC-1 PREFINISHED METAL COPING COLOR: DARK BRONZE PT-9 EXTERIOR PAINT COLOR: DARK BRONZE FINISH: SEMI-GLOSS EC-1 ELEVATION - REAR - LRG 1/8" = 1'-0" T/ WATER TABLE 3'-0" T/ SLAB 0" BR-3 BRICK VENEER MANUFACTURER: REDLAND BRICK PRODUCT: HARMAR COLOR: KHAKI MATT SIZE: MODULAR MORTAR: ARGOS SAN TAN ST-1 STOREFRONT COLOR: DARK BRONZE 7/12/ :57:23 AM LC EXTERIOR ELEVATIONS 00000, PROJECT NAME, SAMPLE STREET 2017/07/12 THE CHICK-FIL-A DESIGN INTENT PACKAGE REPRESENTS A BRAND COMPLIANT DESIGN SOLUTION. SITE ADAPT PROFESSIONALS ARE RESPONSIBLE FOR APPLICATION OF DESIGN AND COMPLIANCE OF WITH ORDINANCES AND CODES.

11 LINE OF ROOF BEYOND LINE OF ROOF BEYOND LINE OF ROOF BEYOND LINE OF ROOF BEYOND

33 9575 West Higgins Road, Suite 400 Rosemont, Illinois p: f: MEMORANDUM TO: FROM: Josh Levy Levco Development Javier Millan Senior Consultant Luay R. Aboona, P.E. Principal DATE: November 7, 2017 SUBJECT: Traffic and Parking Impact Statement Proposed Retail Development Deerfield, Illinois This memorandum summarizes a trip generation, site access, and parking evaluation conducted by Kenig, Lindgren, O Hara, Aboona, Inc. (KLOA, Inc.) for a proposed retail development to be located on the east side of Waukegan Road south of Lake-Cook Road in Deerfield, Illinois. The site is currently occupied by a vacant Office Depot and is bordered by the NorthShore University HealthSystem medical office building to the north, single-family homes to the east and south, and Waukegan Road and Deerbrook Mall to the west. The plans call for redeveloping the site with a 4,995 square-foot quick-casual restaurant with drivethrough, a 3,500 square-foot bank with a single drive-through lane, and 4,500 square feet of specialty retail. Approximately 126 off-street parking spaces will be provided. Access to the development will continue to be provided via the existing full ingress/egress access drive on Waukegan Road and the access drives serving the NorthShore University HealthSystem medical office building off Waukegan Road and Lake-Cook Road. Figure 1 shows an aerial view of the site while Figure 2 illustrates the site plan. KLOA, Inc. Transportation and Parking Planning Consultants

34 SITE Aerial View of Site Figure 1 2

35 Preliminary Site Plan Figure 2 3

36 Existing Roadway Network Waukegan Road (IL 43) is a northwest/southeast arterial that is under the jurisdiction of the Illinois Department of Transportation (IDOT). This roadway has a posted speed limit of 40 mph and provides two through lanes in each direction separated by a painted median that is used for separate left-turn lanes. At its signalized intersection with Lake-Cook Road, Waukegan Road provides dual left-turn lanes, a through lane, and a combined through/right-turn lane on both approaches. No exclusive turn lanes are provided at its unsignalized intersection with the NorthShore University HealthSystem right-in/right-out access drive. At its unsignalized intersection with the site s access drive, Waukegan Road provides an exclusive left-turn lane and two through lanes on the southbound approach. The northbound approach provides a through lane and a combined through/right-turn lane. The site s access drive is located between two traffic signals on Waukegan Road, one at Lake-Cook Road and the other at the Deerbrook Mall signalized access drive/chestnut Road. Waukegan Road carries an Average Daily Traffic (ADT) volume of 25,200 vehicles (Year 2015) and has been designated by IDOT as a Strategic Regional Arterial (SRA). Lake-Cook Road is an east-west major arterial with a posted speed limit of 40 mph that is under the jurisdiction of the Cook County Department of Transportation and Highways (CCDTH). At its signalized intersection with Waukegan Road, Lake-Cook Road provides an exclusive left-turn lane, two through lanes, and a combined through/right-turn lane on the eastbound approach. The westbound approach provides an exclusive left-turn lane, three through lanes, and an exclusive right-turn lane. No exclusive turn lanes are provided at its intersection with the NorthShore University HealthSystem right-in/right-out access drive. Lake-Cook Road carries an ADT volume of approximately 35,600 vehicles (Year 2014). Development Traffic Generation The estimates of traffic to be generated by the proposed quick-service restaurant were based on trip generation surveys conducted by KLOA, Inc. of other similar restaurants in the Chicago area. These included sites in Willowbrook, Aurora, and Wheaton. The estimates of traffic to be generated by the remainder of the development was based on the proposed land uses, size, and trip generation rates published by the Institute of Transportation Engineers (ITE) in its 10 th Edition of the Trip Generation Manual. The total trips anticipated with this development for the weekday morning, midday, and evening peak hours are detailed in Table 1. It should be noted that these estimated trips may be lower given the fact that as much as 50 percent of the traffic to be generated by quick-service restaurants and as much as 20 percent of the traffic to be generated by the retail portion of the site will be passby trips. 4

37 Table 1 ESTIMATED DEVELOPMENT-GENERATED TRAFFIC VOLUMES Weekday Morning Weekday Midday Peak Hour Peak Hour 5 Weekday Evening Peak Hour Land Use Type In Out Total In Out Total In Out Total Quick-Casual Restaurant (4,995 s.f.) Bank LUC 912 One drivethrough lane Specialty Retail LUC 826 4,500 s.f Total LUC ITE Land Use Code Development Vehicular Access The site, as previously indicated, is located south of the NorthShore University HealthSystem building and, given the existing cross-access connections, its traffic will be able to access the site via the access points serving NorthShore University HealthSystem (one right-in/right-out access drive on Lake-Cook Road and one right-in/right-out access drive on Waukegan Road) as well as via the full ingress/egress access drive on Waukegan Road at the south end of the site. The access system will be adequate in accommodating site-generated traffic for the following reasons: Access is provided on both Waukegan Road and Lake-Cook Road, thus allowing for flexible and efficient access to the site. The south access drive on Waukegan Road is located between two signalized intersections, thus facilitating efficient left-turning movements in and out of the site. An exclusive southbound left-turn lane exists on Waukegan Road, which will accommodate the inbound left-turning movements. The remaining restricted access drives on Waukegan Road and Lake-Cook Road will allow for distribution of site traffic and will reduce the traffic load on any one access drive. Site Circulation and Stacking Based on a review of the preliminary site plan, the proposed development will provide 24-foot wide drive aisles, thus providing for two-way traffic flow throughout the entire site. In addition, the existing cross-access with the NorthShore University HealthSystem to the northwest and north of the site will remain, providing site traffic with additional ingress/egress points, thus distributing traffic efficiently.

38 Under the proposed plan, the quick-service restaurant will provide one-way southbound flow with traffic entering the drive-through lane from the north. A review of the plan indicates that the drivethrough lane will provide stacking for approximately 16 vehicles. Based on observations conducted by KLOA, Inc. at other similar restaurants, the longest queue observed ranged between 11 and 13 total vehicles, occurring during the weekday midday peak period. Therefore, the provision of stacking for 16 vehicles will be sufficient to accommodate the anticipated demand. The drive-through lane for the proposed bank will be located on the northwest side of the building and will provide stacking for seven vehicles. Based on current banking trends and our experience with bank drive-throughs, this storage will be adequate to accommodate the peak demands of this land use. Parking Evaluation As previously indicated, the plans call for redeveloping the site with a 4,995 square-foot quickcasual restaurant with drive-through, a 3,500 square-foot bank with a single drive-through lane, and 4,500 square feet of specialty retail. Based on a review of the site plan, approximately 86 spaces will be provided along the periphery of the quick-casual restaurant and 40 spaces along the periphery of the bank and retail land uses for a total of 126 off-street parking spaces. Village of Deerfield Parking Requirements The Village of Deerfield Zoning Code requires the following number of parking spaces for each use to be as follows: Restaurant one (1) space per 60 square feet = 84 spaces (4,995/60) Bank one (1) space per 200 square feet = 18 spaces (3,500/200) Retail one (1) space per 200 square feet = 23 spaces (4,500/200) Based on the above, the total number of required parking spaces will be 125 spaces. As such, the proposed 126 parking spaces will meet the Village of Deerfield requirements. It should be noted that there is also a cross parking easement agreement with the NorthShore University HealthSystem medical office building which provides approximately 78 additional parking spaces. When this is taken into account, the combined number of parking spaces will be 204 which will exceed the Village s parking requirement. In addition, it is important to note that the parking requirement for the restaurant might be lower given that some of the demand will be generated by carry-outs and that the uses will have different parking characteristics, thus resulting in sharing of parking spaces. 6

39 ITE Parking Demand KLOA, Inc. also reviewed the ITE Parking Generation Manual, 4 th Edition to calculate the peak parking demand for each land use for the weekday and Saturday conditions. Table 2 summarizes the results for the proposed uses within the development. Table 2 ITE ESTIMATED PEAK PARKING DEMAND Land Use Type Weekday Saturday Restaurant with drive-through LUC 934-4,995 s.f. Bank with drive-through LUC 912 3,500 s.f. Retail LUC 820 4,500 s.f Total As can be seen in Table 2, the proposed number of parking spaces will be adequate in accommodating the projected peak parking demand based on ITE parking generation rates. Quick-Casual Restaurant Surveys For comparison purposes, previous parking surveys conducted by KLOA, Inc. at a similar quickcasual restaurant in Aurora and Wheaton were reviewed. Based on the surveys, the peak parking demand was approximately 7.72 parking spaces per 1,000 square feet which translated into a peak parking demand of approximately 39 vehicles for the proposed restaurant. This is less than the estimated demand using the ITE Parking Generation Manual. Therefore, the surveys corroborated the fact that the proposed number of parking spaces will be adequate in accommodating the anticipated peak parking demand of the proposed development. 7

40 Conclusion Based on the preceding summary evaluation, the following is concluded: The proposed development traffic will be reduced since some of its traffic will be diverted from existing traffic on Waukegan Road and Lake-Cook Road. The proposed development will have multiple ingress/egress access points that will distribute traffic to Waukegan Road and Lake-Cook Road in an efficient manner without overloading a particular access drive. The location of the proposed development within close proximity of Deerbrook Mall will create numerous multi-purpose trips, which in turn will reduce the number of new trips in the area. The proposed stacking for the quick-service restaurant and the bank will be adequate in accommodating the anticipated demand. The proposed number of parking spaces will meet Village s requirement and given the existing cross parking easement agreement with the NorthShore University HealthSystem medical office building, the ITE published parking ratios and parking surveys previously conducted by KLOA, Inc. at a similar restaurant, the proposed number of parking spaces will be adequate in accommodating the projected peak parking demand of the development. 8

TABLE OF CONTENTS. Coral Springs Charter High School and Middle School Job No Page 2

TABLE OF CONTENTS. Coral Springs Charter High School and Middle School Job No Page 2 Job No. 15-019 Page 2 TABLE OF CONTENTS 1.0 INTRODUCTION... 4 2.0 EXISTING CONDITIONS... 5 3.0 TRAFFIC GENERATION... 7 4.0 TRIP DISTRIBUTION... 8 5.0 FUTURE CONDITIONS... 8 6.0 SITE ACCESS...13 7.0 CONCLUSION...13