HomeMy WebLinkAbout2019-05-13 AgendaMORTON GROVE
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VILIT , • GE BOARD OF TRUSTEES
REGULAR MEETING NOTICE/AGENDA
TO BE HELD AT THE RICHARD T. FLICKINGER MUNICIPAL CENTER
SCANLON CONFERENCE ROOM
May 13, 2019
6:00 pm
(The hour between 6:00 and 7:00 pm is set aside for Executive Session
per 1-5-7A of the Village of Morton Grove Municipal Code.
If the Agenda does not include an Executive Session, the meeting will begin at 7:00 pm.)
1 Call to Order
2. Pledge of Allegiance
3. Executive Session
THE BALANCE OF THE MEETING SHALL COMM
_N THE COUNCM CHAMII, I S
OF THE RICHARD To FLICKING—It MUMCfPA
NCE AT 7:00 ?I%1
CENTER
4. Reconvene Meeting
5. Pledge of Allegiance
6. Roll Call
7. Approval of Minutes - Regular Meeting — April 22, 2019
8. Special Reports
a. Plan Commission Report - PC 19-02 - Presented by Plan Commission Chair Steven Blonz
9. Public Hearings
10. Residents' Comments (agenda items only)
11. President's Report —Administration, Comprehensive Plan, Council of Mayors, Northwest Municipal
Conference, Strategic Plan Committee
a. Request Confirmation of the Appointment of Dr. Beth Sagett-Flores to the Community Relations
Commission
12. Clerk's Report — Condominium Association, Strategic Plan Committee
a. Resolution 19-25 (Introduced May 13, 2019)
Accepting the Canvas Results and Proclamation for the April 2, 2019, Consolidated Election
13. Staff Reports
Village Administrator
1) Ordinance 19-03 (Introduced May 13, 2019) (Request Waive of Second Reading)
Approving a Mixed Use Planned Unit Development (PUD), a Subdivision and Related
Waivers for a Commercial/Retail/Dining/Entertainment Lifestyle Center and a Seven -
Story 250 Unit Residential Structure, all on a 26 Acre Parcel of Land, at 6711-6947
Dempster and 8745 Waukegan Road
2) Miscellaneous Reports and Updates
b. Corporation Counsel
14. Reports by Trustees
a. Trustee Grear — Building Department, Community and Economic Development Department,
Lehigh/Ferris TIF, Police Facility Committee, Prairie View TIF, Special Events Commission,
Traffic Safety Commission (Trustee Minx)
b. Trustee Minx — Capital Projects, Chamber of Commerce, Natural Resource Commission, Plan
Commission/Zoning Board, Public Works Department, Waukegan Road TIF (Trustee Grear)
c. Trustee Ramos —Appearance Commission, Environmental Health, IT, Legal Department
(Trustee Travis)
d. Trustee Thill —Advisory Commission on Aging, Emergency Management Agency, Family and
Senior Services Department, Fire Department, Fire Pension Board, RED Center, SWANCC
(Trustee Witko)
e. Trustee Travis — Community Relations Commission, Dempster Street Corridor Plan, Finance
Advisory Commission, Finance Department (Trustee Ramos)
1) Resolution 19-26 (Introduced May 13, 2019)
Tax Abatement Resolution for 2018 Tax Levy Relating to Ordinance No. 09-15
f. Trustee Witko — Economic Development Commission, Farmers' Market, Fire and Police
Commission, NIPSTA, Police Department, Police Pension Board, Water Comm. (Trustee Thill)
15. Other Business
a. Swearing in of Newly Elected Officials
1) Election of Trustee — Rita Minx
Election of Trustee — John C. Thill
Election of Trustee — Janine Witko
b. Remarks by New Board Members
16. Presentation of Warrants - $1,308,919.65
17. Residents' Comments
18. Executive Session — Personnel Matters, Labor Negotiations, Pending Litigation, and Real Estate
19. Adjournment - To ensure full accessibility and equal participation for all interested citizens, individuals with disabilities
who plan to attend and who require certain accommodations in order to observe and/or participate in this meeting, or who
have questions regarding the accessibility of these facilities, are requested to contact Susan or Jake (847/470-5220) promptly
to allow the Village to make reasonable accommodations.
CALL TO ORDER
I -- Village President Dan DiMaria convened the Regular Meeting of the Village Board at
V. 7:00 p.m. in the Council Chambers of Village Hall and led the assemblage in the Pledge
of Allegiance.
VI. Village Clerk Eileen Harford called the roll. Present were: Trustees Bill Grear, Rita Minx,
Ed Ramos, John Thill, Connie Travis, and Janine Witko.
VII. APPROVAL OF MINUTES
Trustee Thill moved to accept the Minutes of the Regular Board Meeting of April 8, 2019
as presented, seconded by Trustee Witko. Motion passed unanimously via voice vote.
VW. SPECIAL REPORTS
1. Swearing -In Ceremony for New Police Sergeant Eric Ficht
Mike Simkins, Chairman of the Fire & Police Commission, appeared before the Board to perform
the swearing-in ceremony for Morton Grove's newest Police Sergeant. Joining Chairman Sim-
kins at the podium were Chief of Police Michael Simo, Mayor Dan DiMaria, and Trustee liaison
a. Janine Witko.
Chairman Simkins gave a brief background on Officer Ficht. He is a 15 -year veteran of the
Morton Grove Police Department, and spent those years in the Patrol Services Division. He has
served as a Field Training Officer and an Evidence Technician, and in 2017, Eric had the honor
of serving as a class supervisor at the Suburban Law Enforcement Academy.
Accompanying Eric to the podium were his wife of 20 years, Lori, his son Will and his daughter,
Gracie, his aunt, mother-in-law, brother, and sister -in law.
b. Chairman Simkins performed the swearing-in ceremony and Lori pinned on Sgt. Ficht's new
badge as the assemblage enthusiastically congratulated h
IX. PUBLIC HEARINGS
NONE
mutes of.Apnl 22 2019. Board Meeting'.
X.
XI.
RESIDENTS' COMMENTS (Agenda Items Only)
NONE
PRESIDENT'S REPORT
1. Mayor DiMaria reminded the assemblage to sign up for "Smart 911." By doing so, residents are
able to proactively provide information to facilitate a fast and accurate response. With Smart911,
residents choose what information to include and what details are important to share with first
responders. Interested residents can learn more and/or sign up at www.smart911.com.
Mayor DiMaria said the Smart911 app is available on the Apple App Store or Google Play.
He said that anyone with questions should call the MG Police Department at 847-470-5200.
2. Mayor DiMaria also reminded everyone that the Village will be holding an Electronics and
Document Destruction Recycling Event on Saturday, May 18, 2019, from 9:00 a.m. to noon at
the Morton Grove Civic Center, 6140 Dempster. More information, such as what will or will not be
accepted at this event, can be found on the Village's website.
3. Mayor DiMaria acknowledge Nancy Radzevich, Director of Community and Economic Develop-
ment, for her years of service with Morton Grove. Nancy will be leaving to work for the City of
Chicago. Mayor DiMaria thanked Nancy and said she's been "an integral part of moving Morton
Grove forward" and he was delighted to have gotten to know her.
XII. CLERK'S REPORT
Clerk Harford had no report.
XIII.
A. Village Administrator:
STAFF REPORTS
1. Mr. Czerwinski echoed Mayor DiMaria's thoughts on Nancy's departure, stating that "she will be
missed," and noting that he had her phone number just in case!
2. Mr. Czerwinski presented Ordinance 19-02, Authorizing the Establishment of Interested
Parties Registries and Adopting Rules For Such Registries for Redevelopment Project
Areas in the Village of Morton Grove.
This is the second reading of this Ordinance.
3. Mr. Czerwinski said that, in order to comply with the Tax Increment Allocation Redevelopment
Act, an "Interested Parties" Registry needs to be established and Registry Rules need to be
adopted for such a registry. This Ordinance creates the Village of Morton Grove's Interested
Parties Registry for each individual redevelopment project created under the Act, whether now
existing or created after the date of the adoption of this Ordinance.
2
inutes of April 22, 2019 Board Meeting'
XIII. STAFF REPORTS (continued)
A. Village Administrator: (continued)
a. Mr. Czerwinski further explained that this will provide an opportunity for an individual or group of
individuals to get involved. He then asked for a motion to move this forward.
Trustee Minx moved to adopt Ordinance 19-02, seconded by Trustee Witko.
Motion passed: 6 ayes, 0 nays.
Tr. Grear
Tr. Thill
aya
ave
Tr. Minx
Tr. Travis
a]L
ave
Tr. Ramos aye
Tr. Witko ayA
2. Next, Mr. Czerwinski announced that a Special Meeting of the Village Board would be held on
Monday, May 6, 2019, at 7:00 p.m. at the Village Hall Council Chambers. He said the purpose of
the meeting was to set a time and place for a Public Hearing on the proposed Sawmill Station
redevelopment project at the former Prairie View Plaza site, and to authorize Village staff to
prepare the requisite public notices.
3. In conjunction with this new project, Mr. Czerwinski provided an overview of the TIF Districts
within the Village, where they are and how they're doing, as well as looking at the newest
TIF District, which is where Sawmill Station will be located.
a. He said the Waukegan Road TIF is nearing its end, and it has served its original purpose of
removing a blighted area and reimaging the Waukegan Road corridor. The Lehigh -Ferris TIF,
which is the area around the METRA station, expires in 2023, and has seen some success with
The Woodlands. There are other projects in the offing for that area as well.
b. As for the Dempster -Waukegan TIF, Mr. Czerwinski said the Village is making some
modifications to it and changing its name. A portion of the Waukegan Road TIF will be
added to it, and the areas containing the AT&T building and the public storage facility, both of
which are performing, will be removed from it. It will be renamed the "Sawmill Station TIF."
Mr. Czerwinski added that there is currently stagnation at the northwest corner of Dempster
and Waukegan, and it was felt that the proposed Sawmill Station redevelopment would stimulate
opportunities at that corner , so that corner of Dempster and Waukegan will also be included in
the Sawmill Station TIF.
c. The area contains vacant property, blighted areas, and public land. The public land will be
maintained, but the Village would like to see what opportunities for residential, commercial,
or retail properties the developers would bring forward.
d. To make it a TIF District, it has to establish itself. Mr. Czerwinski said that it is a 65 -acre area
which had 16 buildings on it (some have now been demolished), which were below code,
obsolete, had excessive vacancies, were deteriorated, lacked adequate utilities, and lacked
growth in EAV.
e. The primary goal of the Sawmill Station TIF plan would be to facilitate improvements that will
stimulate commercial redevelopment within the study area. The objectives are to replace, repair,
construct and/or improve public utilities and infrastructure; to encourage rehabilitation of and/or
new construction of more modern commercial spaces; to facilitate the assembly, preparation,
and marketing of available sites in the study area; to provide resources for improvements and
3
Minutes oApril 22,+201.9 °Boar d:`Meet)ng'.
XIII.
A. Village Administrator: (continued)
STAFF REPORTS (continued)
renovations to existing properties and businesses; and to provide resources for streetscaping,
landscaping, and signage to improve the image, attractiveness, and accessibility of the study
area.
f. Mr. Czerwinski said that residents who drive past the Prairie View Plaza look at it and say, "Why
isn't something happening here?" and people from other towns drive past it and think to them-
selves, "Thank God this isn't MY town." This is an opportunity for things to happen, and the
Board have given Village staff great direction to bring success to the area.
4. Mr. Czerwinski ended his report by adding his thanks to Nancy Radzevich for all her hard work
over the past several years.
B. Corporation Counsel:
Corporation Counsel Liston had no report.
XIV. TRUSTEES' REPORTS
A. Trustee Grear:
Trustee Grear had no formal report this evening, but thanked Nancy for allowing him to bother
her so often, stating that her assistance "greatly enhanced" his ability to be the best trustee he
could be. He congratulated her on her next adventure.
B. Trustee Minx:
Trustee Minx had no formal report this evening, but she too thanked Nancy, saying that she had
developed a close relationship with Nancy and calling her a "phenomenal resource." She wished
Nancy well in her new endeavor.
C. Trustee Ramos:
Trustee Ramos had no formal report this evening. He thanked Nancy for her service and wished
her well.
D. Trustee Thill:
Trustee Thill had no formal report this evening. He thanked Nancy for everything and wished her
good luck.
4
XIV.
TRUSTEES' REPORTS (continued)
Blinutes of April 22'2019 Board Meeting
E. Trustee Travis:
1. Trustee Travis noted that the Community Artists Performance, held on Saturday, April 13, was a
great success. She thanked all the talented performers and all those who attended for making it
so.
2. Trustee Travis said the Spring Photo Contest is now under way. The theme is "Working in Morton
Grove." She urged people to be creative, suggesting taking a photo of their favorite restaurant
employee or mailperson or yourself gardening. The contest ends on June 30, 2109. More infor-
mation can be found on the Village's website.
3. Trustee Travis also thanked Nancy and wished her the best of luck in the future.
F. Trustee Witko:
XV.
Trustee Witko provided an update on the Morton Grove Foundation's Queen of Hearts raffle. The
jackpot is up to $16,500 and the cards picked thus far are: 1, 11, 13, 17, 19, 21, 24, 27, 28, 30,
34, 39, 51, and 54. She encouraged everyone to participate in this raffle. Drawings are every
Wednesday at Moretti's at 9:00 p.m.
OTHER BUSINESS
NONE
XVI. WARRANTS
Trustee Travis presented the Warrant Register for April 22, 2019 in the amount of $167,649.54.
She moved that the Warrants be approved as presented, seconded by Trustee Grear.
Motion passed: 6 ayes, 0 nays.
Tr. Grear
Tr. Thill
Eya
Tr. Minx
Tr. Travis
gya
Tr. Ramos
Tr. WitkogyA
a]L
XVII. RESIDENTS' COMMENTS
1. Mike Tracy, 6340 Capulina, appeared before the Board asking questions regarding how much
financial assistance and tax incentives the Sawmill Station developers would receive.
Mr. Czerwinski responded that the Redevelopment Agreement is still being worked on, so
there's no answer to that question right now.
a. Mr. Tracy said he's read that there are plans for an exercise facility, a restaurant, a grocery
store, etc., and wondered if the leases were signed or close to being signed.
5
fIflinutes of April ?2,>2019 BoardsNlooting`.
XVII.
RESIDENTS' COMMENTS (continued)
b. Mr. Tracy said he's not totally in favor of throwing TIF dollars at these stores, commenting that
he has invested his own money in building in Morton Grove. He felt it was almost like the Village
was paying people to move in. Mr. Tracy said shopping habits are changing and brick -and -
mortar stores are suffering; he wondered if having such stores in this new development was
really such a good idea. In many areas, stores are now just empty buildings.
c. Mr. Tracy also said that he'd heard there was plans for a 240 -unit residential dwelling in Sawmill
Station; three years ago, Heartland was supposedly developing 184 units right across the street.
He wondered where those units are now, and he further wondered who was going to fill all these
proposed units. He wondered if the Village was promoting "ownership" or just rentals? He said
that he himself has 30 apartments, and there's always a vacancy or two. Now the Village is
going to add almost 500 units? Mr. Tracy said real estate needs are changing, and the Village
should be careful. They are going to be piling up a lot of debt in this TIF District.
d. Mr. Tracy wondered who vetted this development group (Kensington), because he researched
them and found that they were just incorporated in May of 2017. He did not feel confident in
them because they are such a young company, and he questioned their claim of completing 61
projects in a year and a half.
Mayor DiMaria asked Mr. Tracy to put his questions in writing and get them to him or to
Mr. Czerwinski.
Mr. Tracy closed by saying he wanted to be heard and he wanted to have a say.
XVIII. ADJOURNMENT
There being no further business before the Board, Trustee Minx moved to adjourn the
meeting, seconded by Trustee Thill.
Motion passed: 6 ayes, 0 nays.
Tr. Grear
Tr. ThiII
Lys
Lys
Tr. Minx
Tr. Travis
The meeting adjourned at 7:27 p.m.
Lys
Lys
Tr. Ramos
Tr. Witko
Lys
Lys
6
1111inutes-ofzApril 22, 2019 Board Meeting'
PASSED this 6th day of May, 2019.
Trustee Grear
Trustee Minx
Trustee Ramos
Trustee Thill
Trustee Travis
Trustee Witko
APPROVED by me this 6th day of May, 2019.
Daniel P. DiMaria, Village President
Board of Trustees, Morton Grove, tllinois
APPROVED and FILED in my office this 7th day of May, 2019.
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove, Cook County, Illinois
Minutes by: Teresa Comer
7
Legislative Summary
Resolution _195
Introduced:
Purpose:
Background:
Programs, Depts or
Groups Affected
Fiscal Impact:
Source of Funds:
Workload Impact:
Admin.
Recom mendation:
First Reading:
Special Consider.
or Requirements:
ACCEPTING THE CANVAS RESULTS AND PROCLAMATION
FOR THE APRIL 2, 2019, CONSOLIDATED ELECTION
May 13, 2019
This resolution will formally accept, confirm, announce, and record the results of the April 2, 2019,
Consolidated Election.
On April 2, 2019, a consolidated election was held within the Village of Morton Grove. Three candidates ran
for three offices of Village Trustee (four-year terms). Two candidates ran for three offices of Library Trustee
(six-year terms). One candidate ran for one office of Library Trustee (four-year term). Two candidates ran for
two offices of Library Trustee (two-year terms). The Board of Election Commissioners has certified the
following results: Total ballots cast 987.
The balloting for office of Village Trustee for three - four year terms:
Rita E. Minx 790
John C. Thiil 764
Janine Witko 775
The balloting for office of Library Trustee for three - six year terms:
Carlotta Gonzales 758
Mick Swanson 749
No Candidate
The balloting for office of Library Trustee for one — four year term
Joanne Pelletier 810
The balloting for office of Library Trustee for two —two year terms
Lairna Puzzo 746
Erich Monzon 745
The Board of Elections of Cook County, Illinois have proclaimed and this resolution confirms the certification
and proclamation of the newly elected officials:
Rita E. Minx, John C. Thill, & Janine Witko — Village Trustee
Carlotta Gonzales, Mick Swanson, Joanne Pelletier, Laima Puzzo, & Erich Monzon — Library Trustee
Not Applicable
None.
Not Applicable.
Not Applicable
Approval as presented.
Not Required
None
Respectfully submitted:
Prepared and Reviewed by:
Administrator
Teresa o•'m., iston, Corporation Counsel
RESOLUTION 19-25
ACCEPTING THE CANVAS RESULTS AND PROCLAMATION
FOR THE APRIL 2, 2019, CONSOLIDATED ELECTION
WHEREAS, pursuant to the Consolidated Election laws of the State of Illinois, the VILLAGE
OF MORTON GROVE did cause to be submitted to the electors of said Village, at the regular general
consolidated election held on the 2nd day of April 2019, the election of three Trustees for four (4) year
terms; and the election of three (3) Library Trustees for a six (6) year term; and the election of one (1)
Library Trustee for a four (4) year term; and the election of two (2) Library Trustees for a two (2) year
term; and
WHEREAS, the election returns have been canvassed by the Board of Election Commissioners
of Cook County, Illinois; and
WHEREAS, as a result of said canvas, the Board of Elections have certified the following
results:
A. Total Number of Ballots Cast at the April 2, 2019, Consolidated Election was 987.
B. The balloting for the office of Village Trustee of the Village of Morton Grove for three (3) four
(4) year terms was as follows:
NAME OF CANDIDATE NUMBER OF VOTES RECEIVED
RITA E. MINX 790
JOHN C. THILL 764
JANINE WITKO 775
C. The balloting for the office of Library Trustee of the Village of Morton Grove for three (3) six
(6) year terms was as follows:
NAME OF CANDIDATE NUMBER OF VOTES RECEIVED
CARLOTTA GONZALES 758
MICK SWANSON 749
NO CANDIDATE
D. The balloting for the office of Library Trustee of the Village of Morton Grove for one (1) four
(4) year terms was as follows:
NAME OF CANDIDATE NUMBER OF VOTES RECEIVED
JOANNE PELLETIER 810
E. The balloting for the office of Library Trustee of the Village of Morton Grove for two (2) two
(2) year terms was as follows:
NAME OF CANDIDATE NUMBER OF VOTES RECEIVED
LAIMA PUZZO 746
ERICH MONZON 745
WHEREAS, the Board of Election Commissioners of Cook County Illinois has proclaimed the
following persons have been elected as Village Trustee of the Village of Morton Grove to serve a full
term of four (4) years:
RITA E. MINX
JOHN C. THILL
JANINE WITKO
WHEREAS, the Board of Election Commissioners of Cook County Illinois has proclaimed the
following persons have been elected as Library Trustees of the Village of Morton Grove to serve a full
term of six (6) years:
CARLOTTA GONZALES
MICK SWANSON
WHEREAS, the Board of Election Commissioners of Cook County Illinois has proclaimed the
following person has been elected as Library Trustee of the Village of Morton Grove to serve a full
term of four (4) years:
JOANNE PELLETIER
WHEREAS, the Board of Election Commissioners of Cook County Illinois has proclaimed the
following persons have been elected as Library Trustees of the Village of Morton Grove to serve a full
term of two (2) years:
LAIMA PUZZO
ERICH MONZON
NOW, THEREFORE, BE IT RESOLVED by the Corporate Authorities of the Village of
Morton Grove, Cook County, Illinois, as follows:
SECTION 1: The Corporate Authorities do hereby incorporate the foregoing WHEREAS
clauses into this Resolution as though fully set forth therein thereby making the findings as
hereinabove set forth.
SECTION 2: The Village accepts the canvassing, certification, and proclamation of the Board
of Election Commissioners of Cook County Illinois and affirms the following persons have been duly
elected to the following Village Offices:
RITA E. MINX
JOHN C. THILL
JANINE WITKO
Village Trustee, four-year term
Village Trustee, four-year term
Village Trustee, four-year term
SECTION 3: The Village accepts the canvassing, certification, and proclamation of the Board
of Election Commissioners of Cook County Illinois and affirms the following person has been duly
elected to the following Library Offices:
CARLOTTA GONZALES
MICK SWANSON
JOANNE PELLETIER
LAIMA PUZZO
ERICH MONZON
Library Trustee, six-year term
Library Trustee, six-year term
Library Trustee, four-year term
Library Trustee, two-year term
Library Trustee, two-year term
SECTION 4. All orders or resolutions in conflict with this Canvassing Resolution be, and the
same are to the extent of such conflict hereby repealed, and this Resolution be in full force and effect
immediately and forthwith upon its adoption, all as required by the statutes of the State of Illinois.
PASSED this 13th day of May 2019
Trustee Grear
Trustee Minx
Trustee Ramos
Trustee Thill
Trustee Travis
Trustee Witko
APPROVED by me this 13th day of May 2019.
Daniel P. DiMaria, Village President
Village of Morton Grove
Cook County, Illinois
ATTESTED and FILED in my office
This 14th day of May 2019.
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove
Cook County, Illinois
Legislative Summary
Ordinance 19-03
APPROVING A MIXED USE PLANNED UNIT DEVELOPMENT, A SUBDIVISION AND RELATED
WAIVERS FOR A COMMERCIAL/RETAILIDIN1NGIENTERTAINMENT LIFESTYLE CENTER
AND A SIX -STORY 250 UNIT RESIDENTIAL STRUCTURE, ALL ON A 26 -ACRE PARCEL OF LAND, AT 6711-6947
DEMPSTER STREET AND 8745 WAUKEGAN ROAD, MORTON GROVE, ILLINOIS
Introduced:
Purpose:
Background:
Affected
Departments
Fiscal Impact:
Source of Funds:
Workload
Impact:
Admin
Recommend:
Second Reading:
Special Consider
or Requirements:
May 13, 2019
To approve a Mixed Use Planned Unit Development and a Preliminary Plat of Subdivision and associated waivers for a
26 -acre property located in the Village's C-1 zoning district at the southeast comer of Dempster Street and Waukegan
Road (the "Property") formerly known as the Prairie View Shopping Center to include approximately 250 residential units
and a life-style center to be named Sawmill Station.
IM Kensington MG LLC and UrbanStreet Group, LLC-ACQ (the "Applicants") have filed an application for a mixed use
Planned Unit Development and a Preliminary Plat of Subdivision for the 26 -acre parcel of property located at the
southeast comer of Dempster Street and Waukegan Road (the former Prairie View Shopping Center). The Applicants
propose to improve the Property with a new main entry along Dempster Street, upgraded utilities, storm water retention
facilities that meet the Metropolitan Water Reclamation District's (MWRD) current standards, landscaping, approximately
200,000 square feet of retail, restaurants, and entertainment uses, and a 6 -story approximately 250 -unit residential luxury
apartment building. All current buildings on the Property except for the Bank of America building will be demolished.
Construction is anticipated to begin in the summer of 2019 and conclude in 2023. Initial commercial tenants are expected
to include Kohl's, Cooper's Hawk Restaurant, Flix Brewhouse, Ross, LA Fitness, Starbucks, and a grocery store, all
supported by approximately I025 parking spaces. Subject to market conditions, the apartment building will tentatively
include 45 studio, 155 one -bedroom, and 50 two-bedroom apartment units and will be supported by 481 dedicated
residential parking spaces, most of which will be located in a parking structure.
The Applicants are seeking approval of Special Use Permits for a mixed use development, multiple structures on a zoning
lot, drive-through facilities, height of structures up to 80 feet, physical fitness and health services greater than 1,000 square
feet with accessory massage services, drive-through restaurant, open sales lot, garden supply store/greenhouse accessory to
a grocery store, theatre, microbrewery/microdistillery with tavern, bar and cocktail lounge with live entertainment, as well
as waivers for loading berth requirements, up to 15 parking stalls, density and lot coverage requirements, parking structure
locations, fencing, criteria for outdoor seating, drive-through facilities, and mixed use development provisions related to
bulk, setbacks, lot coverage, floor area ratio, height, density, screening, lighting, drive aisles, signage, and landscaping.
The Applicants also seek to subdivide the parcel from its current 4 lots to 13 Tots.
The Application was considered by the Appearance Commission on April 3, 2019 and the Traffic Safety Commission on
April 4. Upon the conclusion of a public hearing before the Plan Commission on April 15, 2019, the Plan Commission
unanimously approved the application subject to 15 conditions set forth in the ordinance.
Administration, Legal, Public Works
NIA
N/A
The Village Administrator, Corporation Counsel, Land Use Planner/Coordinator, and Village Engineer will take all steps
necessary to implement this Ordinance as part of their normal workload.
Approval as presented.
The applicant has requested a waiver of the second reading to meet critical construction dates for this project.
None
Respectfully submitted:
Reviewed by:
Ra ph . Czerwinski, V
e Administrator
rn, Land Use Planner/Coordinator
Prepared by:
Teresa Hoff i on, orporation Counsel
iewed by:
Chris Tomich, Village Engineer
ORDINANCE 19-03
APPROVING A MIXED USE PLANNED UNIT
DEVELOPMENT, A SUBDIVISION AND RELATED WAIVERS FOR
A COMMERCIAL/RETAIL/DININGIENTERTAINMENT LIFESTYLE CENTER AND
A SIX -STORY 250 UNIT RESIDENTIAL STRUCTURE,
ALL ON A 26 -ACRE PARCEL OF LAND, AT 6711-6947 DEMPSTER STREET AND
8745 WAUKEGAN ROAD, MORTON GROVE, ILLINOIS
WHEREAS, the Village of Morton Grove ("Village"), located in Cook County, Illinois, is
a home rule unit of government under the provisions of Article 7 of the 1970 Constitution of the
State of Illinois, and can exercise any power and perform any function pertaining to its government
and affairs, including, but not limited to, the power to tax and incur debt; and
WHEREAS, IM Kensington MG, LLC and UrbanStreet Group, LLC-ACQ ("Applicant"),
have submitted an application to the Village's Plan Commission, under case number PC19-02, (the
"Application") for a Special Use Permit for a Mixed Use Planned Unit Development to redevelop
the existing shopping center located at the southeast corner of Dempster Street and Waukegan
Road, common property address of 6711-6947 Dempster Street and 8745 Waukegan Road and
legally described in Exhibit "A" attached to and made a part of this Ordinance (the "Property"),
consisting of approximately 250 residential units, retail, restaurants, and entertainment uses. The
Applicants also seek to subdivide the Property, which currently consists of 4 parcels of record, to
13 lots; and
WHEREAS, the Property is located in the CI General Commercial District; and
WHEREAS, pursuant to the plans submitted by the Applicant, all existing structures on
the Property, with the exception of the Bank of America building, will be demolished; and
WHEREAS, the plans submitted by the Applicant propose the Property be improved with
a new main entry along Dempster Street, upgraded utilities, storm water retention facilities that
comply with the Metropolitan Water Reclamation District's (MWRD) current standards,
contemporary landscaping, new commercial and residential buildings sharing a common design
theme, and improved pedestrian circulation and bicycle access to adjacent areas; and
WHEREAS, the Plans propose the construction of approximately 200,000 sq. ft. of new
commercial space to be built for initial occupancy by Kohl's, Cooper's Hawk, Flix Brewhouse,
Ross, LA Fitness, Starbucks, and a grocery store supported by approximately 1025 new parking
spaces ("the Commercial Facilities"); and
WHEREAS, the Plans propose the construction of a 6 - story, 250 -unit multi -family
residential structure measuring approximately 75 feet in height with a proposed mix of
approximately 45 studios, 155 one -bedrooms, and 50 two -bedrooms units ("the Residential
Facility"). The Residential Facility will be supported by 481 dedicated residential parking spaces
most of which will be located in a parking structure; and
WHEREAS, the Applicant proposes subdividing the Property into 13 lots. Lot 1 will
contain the existing Bank of America building and its parking facilities. Lot 2 is currently vacant
and expected to be developed in the future. Lot 3 will be improved with a small strip center with
4 proposed tenant spaces including Starbucks drive-through facilities. Lot 4 will be improved with
a Cooper's Hawk restaurant. Lot 5 is proposed as the residential portion of the Property. Lot 6 will
be a proposed grocery store. Lots 7, 8, and 9 will be improved with retail stores including Dollar
Tree, Ross and Kohl's. Lot 10 will be improved with a LA Fitness Signature Club fitness center.
Lot 11 will include all common shared parking. Lot 12 will be improved with a Flix Brewhouse
cinema, microbrewery and restaurant, and Lot 13 will contain a small retail building, parking lot,
and an open green space area, which is part of the site's storm water management system; and
WHEREAS, construction of the development is anticipated to commence in summer of
2019. A portion of the Commercial Facilities and associated improvements are anticipated to be
completed in 2020 and completion of the entire project is planned for 2023; and
WHEREAS, Section 12-6-3:D of the Village's Unified Development Code allows planned
unit developments in the C1 General Commercial District on sites greater than one acre and allows
the Village Board to grant waivers for planned unit developments related to setback, height,
density, floor area ratio (FAR), off-street parking and loading, screening, lighting, signage, and
subdivision design standards; and
WHEREAS, pursuant to the applicable provisions of the Village's Unified Development
Code, notice of a public hearing on the Application to be held on April 15, 2019, was published in
the Pioneer Press, a newspaper of general circulation in the Village of Morton Grove, on March
28, 2019; a sign was posted on the Property from April 1, 2019 through April 15, 2019; and written
notification was sent on March 28, 2019, to all property owners within 250 feet of the Property;
and
WHEREAS, on April 3, 2019, the Village's Appearance Commission reviewed the
Application's design for the Residential Facility and the Retail Facilities, as well as the proposed
landscaping plans, and recommended certain conditions; and
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WHEREAS, on April 4, 2019, the Village's Traffic Safety Commission reviewed the
Application, including the plans and the traffic study provided by the Applicant, and reconunended
certain conditions; and
WHEREAS, at the April 15, 2019 public hearing, the Village's Plan Commission heard
the Applicant's presentation and reviewed the Application, at which time all concerned parties
were given the opportunity to be present and express their views for the consideration by the Plan
Commission; and
WHEREAS, the Village's Plan Commission considered all the evidence and testimony
presented to it, discussed the merits of the Application in light of applicable law, including the
PUD criteria established in Section 12-16-4 of the Unified Development Code, and voted to
recommend approval of a mixed-use PUD and related waivers as well as modifications to certain
parking and loading requirements described below, subject to those conditions, restrictions and
requirements contained in the report of the Plan Commission, which was presented to the Village
Board on May 13, 2019, and a copy of that report is contained in Exhibit B attached to and made
a part of this Ordinance ("Plan Commission Report"); and
WHEREAS, the President and Board of Trustees ("Corporate Authorities") have
considered the Application and recommendations at a public meeting and find, pursuant to the
relevant provisions of the Village's Unified Development Code, that the special use for a mixed-
use PUD, as presented to the Plan Conunission and as recommended in the Plan Commission
Report, will be used and operated in such a way that the public health, safety and welfare of the
Village will be protected and will not cause substantial injury to the other properties in the
surrounding neighborhood; and
WHEREAS, pursuant to the provisions of the Village's Unified Development Code, the
Corporate Authorities have determined that the proposed special use for a mixed-use PUD,
subdivision and waivers should be approved, subject to the provisions, conditions and restrictions
contained in this Ordinance.
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NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF MORTON GROVE, COOK COUNTY, ILLINOIS, AS
FOLLOWS:
SECTION 1. Incorporation By Reference. The Corporate Authorities do hereby
incorporate the foregoing WHEREAS clauses into this Ordinance by this reference, as though fully
set forth herein, thereby making the findings as hereinabove set forth.
SECTION 2. Approval of Special Use for PUD, and Waivers. The Corporate Authorities
hereby approve and grant a Planned Unit Development/Special Use Permit for the redevelopment
of Sawmill Station (former Prairie View Shopping Center), a 26-acre parcel of land located at the
southeast corner of Dempster Street and Waukegan Road, common property address of 6711-6947
Dempster Street and 8745 Waukegan Road in Morton Grove, IL and legally described in Exhibit
A subject to the provisions, conditions and restrictions contained in this Ordinance, which shall be
binding on all owners, lessees, occupants and users of the Property, and their successors and
assigns. This approval shall include the following:
A. Approval of multiple principal buildings on one zoning lot, per Section 12-2-2:A.(4);
B. Approval of Special Use Permits for:
1. Mixed Use Development,
2. Multiple Structures on Zoning Lot,
3. Drive-Through Facilities,
4. Height of Structures - in excess of the permitted height,
5. Physical Fitness and Health Services greater than 1,000 square feet with accessory
Massage Services-Full Body,
6. Restaurant - Drive-In (Drive-Through),
7. Open Sales Lot (limited/seasonal),
8. Garden Supply Store/Greenhouse accessory to Grocery Store (sales area >10,000 sq.
ft.),
9. Theatre, Microbrewery/Microdistillery with Tavern, Bar and Cocktail Lounge with live
music and/or vocal entertainment as an accessory use, and
10. Multifamily Dwellings (up to 80 ft. in height, with up to 250 dwelling units);
C. Waivers to loading berth requirements for Lots 4, 10, & 12;
D. Waiver of up to 15 parking stalls (1040 stalls by code -- total with waiver 1025) on the
commercial lot;
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E. Waiver of maximum height for the multi -family residence on Lots 5 (up to 80 ft.) and
cinema on Lot 12 (up to 50 ft.);
F. Waiver of the density requirements to allow up to 250 units on the 4.758 -acre Residential
Lot;
G. Waiver of the lot coverage requirement for the Residential Lot (up to 70%);
H. Waiver of the location of the surface parking lot on the north side of the multi -family
residence;
I. Waiver of requirement per 12-2-5 to allow detached accessory structure (parking garage) in
the rear yard of a commercial lot;
J. Waiver of requirement per 12-3-5, for fencing on commercial lot;
K. Waiver of certain requirements pursuant to 12-5-4, relating to multiple -family residential
structure special development provisions;
L. Waiver of 12-5-5, Special criteria requirements for outdoor seating and drive-through
facilities;
M. Waiver of 12-5-6 requirements for mixed use development provisions related to bulk,
setbacks, lot coverage, floor area ratio, height, density, screening, lighting, and subdivision
design standards, density and floor area ratio, parking, loading, drive aisles, accessory
buildings and uses, fences as long as such waivers are reflected in approved development
plans and architectural elevations, and approved PUD documents and plan; and
N. Waivers to certain landscaping and signage requirements, as approved by the Appearance
Commission and the Village Administrator.
SECTION 3. The Corporate Authorities hereby approve of the Preliminary Plat of
Subdivision, attached hereto as Exhibit C in accordance with Section 12-8 and subject to the
provisions, conditions and restrictions contained in this Ordinance.
SECTION 4. The PUD/Special Use Permit shall be subject to the following conditions:
A. The site, improvements and buildings shall be developed and operated consistent with the plans
and supporting documents and modifications as finalized and specifically approved in writing
by the Village Administrator or his designee including:
1. Preliminary Plat of Subdivision, prepared by Woolpert, dated 3/7/19, unless otherwise noted,
consisting of the following three sheets:
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a. Sheet 1 of 3, Preliminary Plat of Subdivision;
b. Sheet 2 of 3, Preliminary Plat of Subdivision (over existing site conditions); and
c. Sheet 3 of 3, Preliminary Plat of Subdivision (legal description and signature blocks).
2. Traffic and Parking Impact Study — Proposed Sawmill Station Development, prepared by
Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA), dated 3/26/19.
3. Site Improvement Plans, prepared by Woolpert, dated 3/11119 REV: 4/3/19, consisting of the
following 51 sheets:
a. Sheet C000,
b. Sheet C001,
c. Sheet C002,
d. Sheet C100,
e. Sheet C101,
f. Sheet C102,
Sheet C103,
h. Sheet C104,
i. Sheet C105,
j. Sheet C106,
k. Sheet C107,
1. Sheet C108,
m. Sheet C200,
n. Sheet C201,
o. Sheet C202,
p. Sheet C203,
q. Sheet C204,
r. Sheet C205,
s. Sheet C206,
t. Sheet C207,
u. Sheet C208,
v. Sheet C300,
w. Sheet C400,
x. Sheet C409,
y. Sheet C600,
g.
Cover Sheet;
General Notes;
MWRD (Metropolitan Water Reclamation District) Notes;
Existing Conditions Plan;
Demolition Plan (1 of 8);
Demolition Plan (2 of 8);
Demolition Plan (3 of 8);
Demolition Plan (4 of 8);
Demolition Plan (5 of 8);
Demolition Plan (6 of 8);
Demolition Plan (7 of 8);
Demolition Plan (8 of 8);
Overall Site Plan;
Site Plan Detail (1 of 8);
Site Plan Detail (2 of 8);
Site Plan Detail (3 of 8);
Site Plan Detail (4 of 8);
Site Plan Detail (5 of 8);
Site Plan Detail (6 of 8);
Site Plan Detail (7 of 8);
Site Plan Detail (8 of 8);
Overall Grading Plan;
Overall Utility Plan;
Structure Tables;
Details;
6
z. Sheet C601, Details;
aa. Sheet C602, Details;
bb. Sheet C603, Details;
cc. Sheet C604, Details;
dd. Sheet C700, Overall Photometric Plan;
ee. Sheet C701, Photometric Plan (1 of 8);
ff. Sheet C702, Photometric Plan (2 of 8);
gg. Sheet C703, Photometric Plan (3 of 8);
hh. Sheet C704, Photometric Plan (4 of 8);
ii. Sheet C705, Photometric Plan (5 of 8);
jj. Sheet C706, Photometric Plan (6 of 8);
kk. Sheet C707, Photometric Plan (7 of 8);
11. Sheet C708, Photometric Plan (8 of 8);
mm. Sheet EXH-1, Drainage Exhibit;
nn. Sheet EXH-1, Truck Turn Exhibit;
oo. Sheet EXH-2, Truck Turn Exhibit;
pp. Sheet EX-R.0, Exhibit R;
qq. Sheet EX-R.1, Exhibit R;
rr. Sheet 0.0, Cover Sheet;
ss. Sheet 1.0, Doubletrap Design Criteria;
tt. Sheet 2.0, Doubletrap System Layout;
uu. Sheet 3.0, Doubletrap Installation Specifications;
vv. Sheet 3.1, Doubletrap Installation Specifications;
ww. Sheet 4.0, Doubletrap Backfill Specifications;
xx. Sheet 5.0, Recommended Pipe/Access Opening Specifications;
yy. Sheet 6.0, Doubletrap Module Types;
4. PUD Submittal (Commercial Lot architectural plans), prepared by Torti Gallas + Partners,
dated March 25, 2019, consisting of the following 39 sheets:
a. Project Vision Narrative;
b. Existing Site Overall;
c. illustrative Site Plan;
d. Building A — Elevations (all elevations, color);
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e. Building A — Elevations (all elevations, black and white);
f. Building A — Rendering (1 of 2);
g. Building A — Elevations (north elevation, color);
h. Building A — Elevations (north elevation; black and white);
i. Building A -- Elevations (north elevation (part 4) and west elevation, color);
j. Building A — Elevations (north elevation (part 4) and west elevation, black and white);
k. Building A — Rendering (2 of 2);
1. Building A — Elevations (south elevation (part 1) and south elevation (part 2), color);
m. Building A — Elevations (south elevation (part 1) and south elevation (part 2), black and
white);
n. Building A — Elevations (north elevation (part 4) and north west elevation, color);
o. Building A — Elevations (north elevation (part 4) and north west elevation, black and
white);
p. Building A — Plans (1 of 2);
q. Building A — Plans (2 of 2);
r. Building B — Elevations (Flix Brewhouse) (exterior concept, color);
s. Building B — Elevations (Flix Brewhouse) (exterior concept, black and white);
t. Building B — Plan (Flix Brewhouse);
u. Building 13 — Rendering (1 of 2);
v. Building B --- Rendering (2 of 2);
w. Building D --- Elevations (Cooper's Hawk) (north elevation and west elevation, color);
x. Building D — Elevations (Cooper's Hawk) (north elevation and west elevation, black and
white);
y. Building D — Elevations (Cooper's Hawk) (east elevation and south elevation, color);
z. Building D — Elevations (Cooper's Hawk) (east elevation and south elevation (black and
white);
aa. Building D — Plan (Cooper's Hawk);
bb. Building E — Elevations (north elevation, east courtyard elevation, west courtyard
elevation, color);
cc. Building E — Elevations (north elevation, east courtyard elevation, west courtyard
elevation, black and white);
dd. Building E — Elevations (west elevation, east elevation, south elevation, color);
ee. Building E — Elevations (west elevation, east elevation, south elevation, black and white);
ff. Building E --- Plan;
gg. Building E — Rendering;
hh. Diagrams — Pedestrian Circulation;
ii. Diagrams — Bicycle Circulation;
jj. Diagrams -- Vehicular Circulation;
kk. Diagrams — Snow Storage;
11. Site — Material Sample Board; and
mm. Building A — Tenant Signage, dated April 5, 2019 (provided as a supplemental
attachment) .
5. PUD Submittal — Supplemental Elevations, prepared by Torti Gallas + Partners, dated March
25, 2019, consisting of 10 sheets:
a. Building A — Elevations (all elevations, black and white);
b. Building A — Elevations (north elevation, black and white);
c. Building A — Elevations (north elevation (part 4), west elevation, black and white);
d, Building A — Elevations (south elevation (part 1), south elevation (part 2), black and
white);
e. Building A — Elevations (north elevation (part 4), north west elevation, black and white);
f. Building B — Elevations (Flix Brewhouse) (exterior concept, black and white);
g. Building D — Elevations (Cooper's Hawk) (north elevation, west elevation, black and
white);
h. Building D — Elevations (Cooper's Hawk) (east elevation, south elevation, black and
white);
i. Building E — Elevations (north elevation, east courtyard elevation, west courtyard
elevation, black and white);
j. Building E — Elevations (west elevation, east elevation, south elevation, black and white);
and
k. Building A — Elevations, dated April 5, 2019 (north elevations, black and white — provided
as a supplemental attachment).
6. Sawmill Station PUD Submittal (Residential Lot architectural plans), prepared by Built Form,
LLC, dated March 28, 2019 unless otherwise noted, consisting of the following 10 sheets:
a. Sheet A-100, Site Plan & Zoning Summary, dated April 9, 2019;
9
b. Surface and structured parking detail, undated;
c.
d.
e.
f.
g.
h.
i.
j•
Illustrative Site Plan;
Illustrative Typical Plans;
Illustrative Materials Concept;
Perspective Rendering (1 of 2);
Perspective Rendering (2 of 2);
Site Plan (with Zoning Summary);
Residential Elevations; and
Garage Elevations.
7. Sawmill Station Landscape Construction Package, prepared by The Lakota Group, dated
March 28, 2019, unless otherwise noted, consisting of the following 11 sheets:
a. Sheet L l . I,
b. Sheet L1.2,
c. Sheet L1.3,
d. Sheet L1.4,
e. Sheet L1.5,
f. Sheet L1.6,
g. Sheet L1.7,
h. Sheet L1.8,
i. Sheet L2.1,
j. Sheet L2.2,
k. Sheet L2.3,
Planting Plan (1 of 8);
Planting Plan (2 of 8);
Planting Plan (3 of 8);
Planting Plan (4 of 8);
PIanting Plan (5 of 8);
Planting Plan (6 of 8);
Planting Plan (7 of 8);
Planting Plan (8 of 8);
Plant Lists/Schedules;
Seed Lists and Village Requirements; and
General and Planting Notes.
B All final site development plans must be approved in writing by the Village Administrator or his
designee and shall be consistent with the site layout and building setbacks shown on Sheet C200,
Overall Site Plan, dated 4/3/19, prepared by Woolpert, and Sheet A100, Site Plan, dated 4/9/19,
prepared by Built Form LLC., and based on final recommendations by staff, Appearance
Commission, Traffic Safety Commission, Plan Commission, and/or Village Board of Trustees.
C. Prior to the issuance of any building permits for new buildings, except as may be qualified below
or as modified in writing on a building -by -building basis or otherwise by the Village Administrator,
the Owner/Applicants and/or Developer shall have filed the following:
1. An updated Traffic and Parking Impact Study, addressing all the comments and questions
included in the Traffic Safety Commission staff report, dated March 29, 2019, the Village
10
Engineer's staff report, dated April 4, 2019, Traffic Safety Commission Report, dated April 5,
2019, and Plan Commission staff report, dated April 10, 2019, and any additional comments or
questions raised by the Plan Commission public hearing on April 15, 2019, for review and
approval by the Village Engineer;
2. Final engineering plans in accordance with Village requirements and standards approved by the
Village Engineer. Such final engineering plans shall comply with all current local, regional and
state codes and regulations;
3. Stormwater Management Report;
4. Copy of the approved Metropolitan Water Reclamation District (MWRD) permit;
5. Copy of all permit applications and permits when issued and all other documents from the Cook.
County Forest Preserve District related to proposed integration of stonn water management
system;
6. Copy of the Illinois Environmental Protection Agency (IEPA) permit for water and sanitary
systems;
7. Copy of the storm water notice of intent for the National Pollution Discharge Elimination
System through IEPA;
8. Copy of all permit applications and permits when issued and other documents supporting all
proposed improvements to and within the Illinois Depaitment of Transportation (IDOT) public
right-of-way, including but not limited to the realignment of the full vehicular access with Birch
Street; and any required to the signalized intersection(s);
9. Prior to site lighting construction, approved final site Lighting/Photometric Plan;
10. A detailed Construction Management and Phasing (CMP) Plan, approved in writing by the
Village Administrator, based on recommendations from the Director of Public Works, Village
Engineer, Director of Community and Economic Development, Building Official, Fire Chief,
and Police Chief. Such Construction Management and Phasing Plan shall include, but not be
limited to:
a. Phasing plan for the project area covered by this approved PUD, specifically including Lots
3-13: Such phasing plan(s) should include projected timelines for each phase of
construction, location of construction fencing during each phase, etc.
b. Designated Truck Routes: Such CMP Plan should include all designated traffic routes. The
CMP Plan shall include the proposed methods by which the Developer will keep all routes
11
used for construction traffic free and clear of mud, dirt, debris, obstructions, and hazards.
The Developer shall repair all damage caused by the construction traffic.
c. Construction Parking and Material Storage: The CMP Plan shall show the location where
all construction vehicles, including passenger vehicles, and construction equipment and
construction materials will be parked or stored within the Property, for each phase of the
project. Any proposed off-site parking or storage area(s) located within the Village of
Morton Grove shall be identified and subject to approval by the Village Administrator or
his designee.
d. Open Commercial Facilities Plan: The CMP Plan shall show how any existing businesses,
the associated parking areas/facilities, and their employees and customers will be protected
from any potential impacts from the proposed construction activities.
e. Erosion Control Measures: Such CMP Plan shall include provisions for erosion control
measures, including proposed silt fences, etc., to ensure that no construction debris enters
the storm drains, public right-of-ways, or any general interior access routes during each
phase of construction.
f The Applicant shall submit updated CMP Plan, as needed, to accommodate any changes in
project phasing, development, and/or locations of truck routes, material storage, and/or
worker parking, during each subsequent phase of construction.
g. Snow Storage: If applicable, such CMP Plan shall include designated snow storage areas
through each phase of construction.
h. Emergency Access: Such CMP Plan shall be developed in such a way to ensure that
emergency vehicles have access to all areas of the site, particularly construction areas,
through each phase.
i. Such CMP Plan shall include an emergency contact list for all key personnel during each
phase of construction.
11. Landscape plans approved by the Village Administrator consistent with the recommendations
of the Appearance Commission. Such approval may include modifications to and/or elimination
of landscape islands and proposed trees, along the south property line, as needed to facilitate
required access for delivery trucks and emergency vehicles. The Owner/Applicants shall make
every effort to install additional landscape islands and trees elsewhere on the site, to offset any
reduced landscaping along the south property line.
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12. Detailed screening plans for dumpster and mechanical equipment, approved by the Village
Administrator;
13. Final material samples and specifications for each building, to ensure such materials are
consistent with the design, appearance, quality and durability of the material presented to the
Appearance Commission at their April 3, 2019, meeting;
14. Before the residential parcel is sold or any buildings are occupied Declarations and Covenants
or similar documents approved by the Village Administrator or his designee. Declarations and
Covenants shall be developed in accordance with Section 12-8-2:B.3 and such other conditions
required by the Village Administrator including minimum interior and exterior maintenance
standards for the buildings and the Property. Such Declarations and Covenants shall cover both
the commercial and residential uses, common areas, etc. and shall provide some framework for
shared responsibilities for common infrastructure and/or property maintenance and/or cross-
access easement, as applicable, should any of the lots be sold and/or operated by separate
management companies.
D. Except as provided in Section C, no construction, improvement, or development of any kind shall
be permitted on any portion of the Property unless and until the Final Plans are approved by the
Village Administrator or his designee in accordance with this Ordinance. Notwithstanding the
provisions within this condition, the Owner/Applicants and/or Developer may apply for and the
Village Administrator may issue demolition, partial site work, foundation and/or building permits,
throughout various phases of development, and prior to full staff approval of all items listed above,
provided the Village has received sufficient data, documents and plans to support the work covered
by each such partial permit(s).
E. The Owner/Applicants shall comply with all applicable provisions of Title 12, Chapter 8 regarding
the content and submission of the final plat of subdivision and such finally plat of subdivision shall
be consistent with the approved preliminary plat.
F. The Owner/Applicants shall obtain all necessary signatures and file the final plat of subdivision and
all required easements with the Recorder of Deeds of Cook County Illinois, and shall file three
paper copies, one Mylar, and one electronic copy of the recorded plat and easements with the
Building Commissioner for the Village of Morton Grove within 90 days of such recording.
G. The Owner/Applicants and Developer shall advise the Village Administrator or his designee of any
proposed change in ownership or operation of the Property or any part thereof, including the
Residential Facility/Lot and/or individual Commercial Facilities/Lots. Such changes may subject
13
the Applicant, Developer or subsequent owners, lessees, occupants, and users of the Property to
additional conditions and may serve as the basis for further amendment to the PUD and the Waivers.
The PUD and Waivers are granted so long as the Applicant, Developer and subsequent owner,
occupant and users of this property utilize the area for the purposes as herein designated.
The Owner/Applicants and the Developer, and any lessees, occupants, and users of the Property,
their successors and assigns, shall allow employees and authorized agents of the Village access to
the Property at all reasonable times for the purpose of inspecting the Property to verify all terms
and conditions of this Ordinance have been met.
SECTION 5. Village Records. The Village Clerk is hereby authorized and directed to
amend all pertinent records of the Village of Morton Grove to show and designate the special use and
waivers as granted and amended hereunder.
SECTION 6. Failure to Comply with Conditions. Upon failure or refusal of the Applicant
or Developer to comply with any or all of the conditions, restrictions or provisions of this Ordinance,
the Corporate Authorities may initiate the revocation of the special use for the mixed-use PUD and/or
the Waivers granted in this Ordinance, in accordance with process and procedures established in the
Unified Development Code.
SECTION 7. Effective Date. This Ordinance shall be effective only upon the occurrence
of all of the following events:
A. Passage by the Board of Trustees of the Village of Morton Grove by a majority vote in the
manner required by law;
B. Publication in pamphlet form in the manner required by law;
C. The complete execution and recordation of the Redevelopment Agreement;
D. The filing by the Applicant and the Developer with the Village Clerk of an unconditional
agreement and consent to accept and abide by each and all of the terms, conditions, and
limitations set forth in this Ordinance. Said unconditional agreement and consent shall be in
the form of Exhibit "D", attached to and, by this reference, made a part of this Ordinance. In
the event the Owner and the Developer do not file with the Village Clerk a fully executed copy
of this unconditional agreement and consent within 90 days after the date of passage of this
Ordinance by the Corporate Authorities, the Corporate Authorities shall have the right, in their
sole discretion, to declare this Ordinance null and void and of no force or effect.
14
PASSED this 13th day of May 2019.
Trustee Grear
Trustee Minx
Trustee Ramos
Trustee Travis
Trustee Thill
Trustee Witko
APPROVED by me this 13th day of May 2019.
Daniel P. DiMaria, Village President
Village of Morton Grove
Cook County, Illinois
APPROVED and FILED in my office this
14th day of May 2019.
Eileen Scanlon Harford, Village Clerk
Village of Morton Grove
Cook County, Illinois
LIST OF EXHIBITS
EXHIBIT A Legal Description
EXHIBIT 13 Plan Commission Report
EXHIBIT C Preliminary PIat of Subdivision
EXHIBIT D Unconditional Agreement & Consent of Applicant and Developer
16
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
PARCEL 1:
THAT PART OF LOT 1 LYING WEST OF THE EAST LINE OF THE WEST 763 FEET OF THE EAST 26.31 ACRES OF
SAID LOT 1 OF WHITE'S SUBDIVISION OF THE WEST 1/2 OF THE NORTHEAST 1/4 AND PART OF THE
NORTHWEST 1/4 OF SECTION 19, TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT ON THE NORTH LINE OF SAID LOT 1, 180 FEET WEST OF THE INTERSECTION OF
THE EAST LINE OF THE WEST 763 FEET OF THE EAST 26.31 ACRES OF SAID LOT 1: THENCE SOUTH
PERPENDICULAR TO THE SAID NORTH LINE OF LOT 1, 274.92 FEET; THENCE EAST ALONG A LINE PARALLEL
WITH THE SAID NORTH LINE OF LOT 1, 173.27 FEET TO A POINT ON THE EAST LINE OF THE WEST 763 FEET
OF THE EAST 26.31 ACRES OF SAID LOT 1; THENCE NORTH ALONG THE SAID DESCRIBED EAST LINE, 275 FEET
TO A POINT IN THE NORTH LINE OF SAID LOT; THENCE WEST ALONG THE NORTH LINE OF SAID LOT, 180
FEET TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF LOT 1 OF WHITE'S SUBDIVISION IN SECTION 19, TOWNSHIP 41 NORTH, RANGE 13 EAST OF
THE THIRD PRINCIPAL MERIDIAN. DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION
OF THE SOUTH LINE OF SAID LOT 1 WITH THE EASTERLY LINE OF WAUKEGAN ROAD PER DOCUMENT
19952575, BEING A LINE 54.0 FEET (MEASURED PERPENDICULARLY) EAST OF AND PARALLEL WITH THE
WEST LINE OF SAID LOT 1; THENCE NORTH 453.333 FEET ALONG SAID EASTERLY LINE: THENCE NORTH 6
DEGREES 55 MINUTES 28 SECONDS EAST 91.24 FEET ALONG SAID EASTERLY LINE OF WAUKEGAN ROAD TO
A POINT, SAID POINT BEING 65.00 FEET (MEASURED PERPENDICULARLY) EAST OF THE WEST LINE OF SAID
LOT 1; THENCE NORTH 1 DEGREE 16 MINUTES 22 SECONDS EAST 90.03 FEET ALONG SAID EASTERLY LINE OF
WAUKEGAN ROAD TO A POINT 67.00 FEET {MEASURED PERPENDICULARLY) EAST OF THE WEST LINE OF
SAID LOT 1; THENCE NORTH 50 FEET ALONG SAID EASTERLY LINE OF WAUKEGAN ROAD PER DOCUMENT
19952575 TO THE POINT OF CURVATURE; THENCE NORTHEASTERLY 110.122 FEET ALONG THE ARC OF A
CIRCLE HAVING A RADIUS OF 70.00 FEET CONVEX TO THE NORTHWEST AND WHOSE CHORD BEARS NORTH
45 DEGREES 04 MINUTES 05 SECONDS EAST TO THE POINT OF TANGENCY; THENCE SOUTH 89 DEGREES 51
MINUTES 50 SECONDS EAST, 1062.70 FEET ALONG THE SOUTH LINE OF DEMPSTER STREET PER
DOCUMENT 19952575 AND 19952576, BEING A LINE 54.00 FEET (MEASURED PERPENDICULARLY) SOUTH
OF AND PARALLEL WITH THE NORTH LINE OF SAID LOT 1 TO THE POINT OF INTERSECTION WITH THE
SOUTHERLY EXTENSION OF THE WEST LINE OF A PARCEL OF LAND WHICH WAS DEDICATED FOR DEMPSTER
STREET PER DOCUMENT 11634381; THENCE NORTH 0 DEGREES 08 MINUTES 30 SECONDS EAST 4.00 FEET
ALONG SAID SOUTHERLY EXTENSION TO THE SOUTHWEST CORNER OF SAID PARCEL OF LAND PER
DOCUMENT 11634381 ; THENCE SOUTH 89 DEGREES 51 MINUTES 50 SECONDS EAST 55.745 FEET ALONG A
LINE 50.00 FEET (MEASURED PERPENDICULARLY) SOUTH OF AND PARALLEL WITH THE NORTH LINE OF SAID
LOT 1 TO THE POINT OF INTERSECTION WITH A LINE DRAWN PERPENDICULARLY WITH SAID NORTH LINE OF
LOT 1 AT A POINT 325.00 FEET {MEASURED ALONG SAID NORTH LINE) WEST OF THE EAST LINE OF THE
WEST 763.00 FEET OF THE EAST 26.31 ACRES OF SAID LOT I; THENCE SOUTH 0 DEGREES 08 MINUTES 10
SECONDS WEST 170.00 FEET ALONG SAID PERPENDICULAR LINE TO A POINT; THENCE NORTH 89
DEGREES 51 MINUTES 50 SECONDS WEST 84.13 FEET ALONG A LINE DRAWN PARALLEL WITH THE NORTH
LINE OF SAID LOT 1; THENCE SOUTH 0 DEGREES 08 MINUTES 10 SECOND5 WEST 249.85 FEET; THENCE
NORTH 89 DEGREES 51 MINUTES 50 SECONDS WEST 13.514 FEET; THENCE SOUTH 0 DEGREES 06 MINUTES
44 SECONDS WEST 132,575 FEET: THENCE SOUTH 89 DEGREES 53 MINUTES 16 SECONDS EAST 0. 18 FEET;
THENCE SOUTH 0 DEGREES 06 MINUTES 44 SECONDS WEST 204.937 FEET TO THE POINT OF INTERSECTION
Exhibit A
Page 1 of 2
WITH THE SOUTH LINE OF SAID LOT 1, SAID POINT BEING 1102.502 FEET (MEASURED ALONG SAID SOUTH
LINE) EAST OF THE POINT OF BEGINNING: THENCE NORTH 89 DEGREES 54 MINUTES 10 SECONDS WEST,
1102.502 FEET TO POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
PARCEL 3:
THAT PART OF LOT 1 OF WHITE'S SUBDIVISION IN SECTION 19, TOWNSHIP 41 NORTH, RANGE 13 EAST OF
THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION
OF THE EAST LINE OF THE WEST 763.00 FEET OF THE EAST 26.31 ACRES OF SAID LOT 1 WITH THE NORTH
LINE THEREOF; THENCE NORTH 89 DEGREES 51 MINUTES 50 SECONDS WEST 180.00 FEET ALONG SAID
NORTH LINE TO A POINT; THENCE SOUTH 00 DEGREES 08 MINUTES 10 SECONDS WEST 50.00 FEET ALONG A
LINE DRAWN PERPENDICULARLY WITH SAID NORTH LINE TO THE POINT OF BEGINNING; THENCE NORTH 89
DEGREES 51 MINUTES 50 SECONDS WEST 145.00 FEET ALONG A LINE DRAWN PARALLEL WITH SAID NORTH -
LINE; THENCE SOUTH 00 DEGREES 08 MINUTES 10 SECONDS WEST 170.00 FEET ALONG A LINE DRAWN
PERPENDICULARLY WITH SAID NORTH LINE: THENCE NORTH 89 DEGREES 51 MINUTES 50 SECONDS WEST
84. 13 FEET ALONG A LINE DRAWN PARALLEL WITH SAID NORTH LINE OF LOT 1; THENCE SOUTH 00
DEGREES 08 MINUTES 10 SECONDS WEST 249.85 FEET; THENCE NORTH 89 DEGREES 51 MINUTES 50
SECONDS WEST 13.514 FEET; THENCE SOUTH DO DEGREES 06 MINUTES 44 SECONDS WEST 132.575 FEET;
THENCE SOUTH 89 DEGREES 53 MINUTES 16 SECONDS EAST 0. 18 FEET; THENCE SOUTH 00 DEGREES 06
MINUTES 44 SECONDS WEST 204.937 FEET TO THE POINT OF INTERSECTION WITH THE SOUTH LINE OF
SAID LOT 1, SAID POINT BEING 1156.502 FEET (MEASURED ALONG SAID SOUTH LINE) EAST OF THE
SOUTHWEST CORNER •or SAID LOT 1, THENCE SOUTH 89 DEGREES 54 MINUTES 10 SECONDS EAST 402.568
FEET ALONG SAID SOUTH LINE TO THE EAST LINE OF THE WEST 763.00 FEET OF THE EAST 26.31 ACRES OF
SAID LOT 1; THENCE NORTH 1 DEGREE 32 MINUTES 17.5 SECONDS EAST, 532.33 FEET ALONG SAID EAST
LINE TO A LINE DRAWN 274.92 FEET (MEASURED PERPENDICULARLY) SOUTH OF AND PARALLEL WITH SAID
NORTH LINE OF LOT 1; THENCE NORTH 89 DEGREES S1 MINUTES 50 SECONDS WEST 173.27 FEET ALONG
SAID PARALLEL LINE TO A LINE DRAWN PERPENDICULARLY TO THE NORTH LINE OF SAID LOT 1 AND
PASSING THROUGH THE POINT OF BEGINNING; THENCE NORTH 00 DEGREES 08 MINUTES 10 SECONDS
EAST 224.92 FEET TO THE PLACE OF BEGINNING, IN COOK COUNTY, ILLINOIS.
PROPERTY INDEX NUMBERS
10-19-103-001-0000
10-19-200-007-0000
10-19-200-010-0000
10-19-200-009-0000
Exhibit A
Page 2 of 2
EXHIBIT B
Plan Commission Report
Exhibit B
Community &_ Economic Development De
Incredibly Close ,0 Amazingly Open
To: Village President and Board of Trustees
From: Steven Blonz, Chairperson, Man Commission
Ralph Czerwinski, Village Administrator
Teresa Hoffman Liston, Corporation Counsel
Zoe Heidorn, Land Use Planner/Coordinator
Date: May 13, 2019
Re: Plan Commission Case PC 19-02 (Sawmill Station): Request by 1M
Kensington MG LLC and UrbanStreet Group LLC-ACQ for a PUD and
Subdivision to Construct a New Lifestyle Center.
Executive Summary
The applicants, IM Kensington MG LLC, the property owners ("Kensington" or "Owners") and
UrbanStreet Group LLC-ACQ, ("UrbanStreet" or "Contract Purchasers") (Kensington and
UrbanStreet are collectively referred to as "Applicants") have filed an application for a Special
Use Permit of approval of a Planned Unit Development Special Use Permit to redevelop the
existing shopping center located at the southeast comer of Dempster Street and Waukegan Road,
common property address of 6711-6947 Dempster Street and 8745 Waukegan Road (the
"Property"), as a multi -use development consisting of approximately 250 residential units, retail,
restaurants, and entertainment uses. The Applicants also seek to subdivide the Property, which
currently consists of 3 parcels of record, to 13 lots.
The Applicant seeks the following approvals and relief:
• Approval of a Planned Unit Development (PUD) Special Use (Sect. 12-6);
• Approval of a Mixed Use Development Special Use (Sect. 12-5-6);
• Approval of multiple buildings on one zoning lot as a PUD (Sect. 12-2-2:A.(4);
• Approval of a drive-through facilities Special Use (Sect. 12-4-3:D);
• Waivers for height of structures in excess of the permitted height (Sect. 12-4-3:E and 12-
5-4:F);
• Approval of a physical fitness and health services facility greater than 1,000 square feet
with accessory full body massage services Special Use (Sect. 12-4-3:D);
• Approval of a restaurant with drive-in/drive-through facilities Special Use (Sect. 12-4-3:D);
• Approval of open sales Lot (limited/seasonal), garden supply store/greenhouse accessory
to grocery store (principal use sales area >10,000 sq. ft.) Special Uses (Sect. 12-4-3:D);
• Approval of theatre, microbrewery/micro-distillery with tavern, bar and cocktail lounge
with live music and/or vocal entertainment as an accessory use Special Uses (Sect. 12-4-
3:D);
• Approval of a multifamily dwellings (up to 80 ft. in height, with up to 250 dwelling units)
Special Use (Sect. 12-4-3:D);
• Approvals and Associated Waivers pursuant to Village Code Sections:
o 12-2-5, detached accessory structure (parking garage)in the rear yard of a
commercial lot
o 12-3-5, fencing requirements,
o 12-5-4, multiple -family residential structure special development provisions,
o 12-5-5, Special criteria for outdoor seating and drive-through facilities,
o 12-5-6, mixed use development provisions relating to related to bulk, setbacks, lot
coverage, floor area ratio, height, density, screening, lighting, and subdivision
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
design standards, density and floor area ratio, parking, loading, drive aisles,
accessory buildings and uses, fences;
o 12-6-3, Planned Unit Developments, and
o 12-7, Parking and loading requirements
• Approval of a Preliminary Plat of Subdivision, with associated waivers pursuant to Sect.
12-8.
For the reasons set forth in this Report, on April 15, 2019, the Plan Commission unanimously
recommended that the Village Board approve the Applicants' requests, grant the Special Use
Permit and associated Variations, and approve the Preliminary Plat of Subdivision
Background
The Property is 26 -acre parcel commonly known as 6711-6947 Dempster Street and 8745
Waukegan Road located at the southeast corner of Dempster Street and Waukegan Road in the
C1 General Commercial District. The Property has been used as a shopping center for over fifty
years but has fallen into disrepair and has been partially vacant for several years. Kensington
purchased the Property in September, 2019. The legal description and property index numbers
(PIN) for the Property are attached as Exhibit A.
The properties to the north of the Property, across Dempster Street, include the Prairie View
Community Center and a mix of commercial uses including Gunzos, Elan Furs, Charcoal Flame,
and Castle Honda. The properties to the west of the Property, across Waukegan Road, indude a
Shell service station and car wash, vacant property located at 8700 Waukegan, and the Morton
Grove Estates, a five building, five -story residential condominium development. The properties to
the south of the Property include a commercial storage facility and Trafalgar Woods, a 110 -unit
townhome development. The Cook County Forest Preserve District (Miami Woods) abuts the
Property to east and southeast.
r
`I
'
Map #1: Prairie view Plaza Shopping Center Overall Development Site (Area proposed
for redevelopment in red, area in blue will remain as existing)
Page 2 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Pian Commission Report — May 13, 2019
Application
Kensington, through its consultant WIK Consulting, Inc., and UrbanStreet Group filed an
application with the Village on March 11, 2019, seeking approval for a Planned Unit Development
(PUD) to construct a modern and pedestrian -friendly lifestyle center with "upgraded opportunities
for shopping, dining, entertainment, and residential living." Pursuant to the plans submitted by
the applicant, all existing structures, except for the Bank of America (BOA) building, will be
demolished. The Property will be improved with a new main entry along Dempster Street,
upgraded utilities, storm water retention facilities that comply with the Metropolitan Water
Reclamation District's (MWRD) current standards, contemporary landscaping, new commercial
and residential buildings sharing a common design theme, and improved pedestrian circulation
and bicycle access to adjacent areas. The proposed buildings will include approximately 200,000
sq. ft. of new commercial space and will be supported by 1041 new parking spaces.
The Applicant proposes subdividing the Property into 13 lots. Lot 1 will contain the existing Bank
of America building and its parking facilities. Lot 2 is currently vacant and expected to be
developed in the future. Lot 3 will be improved with a small strip center with 4 proposed tenant
spaces, 2 of which will include drive-through facilities. Lot 4 will be improved with a restaurant.
Lot 6 will be a proposed grocery. Lots 7, 8, and 9 will be improved with retail stores. Lot 10 will
be improved with a fitness center. Lot 11 will include all common shared parking. Lot 12 will be
improved with a cinema and Lot 13 will contain a small retail building, parking lot, and an open
green space area, which is part of the site's storm water management system.
Lot 5 is proposed as the residential portion of the Property and will be improved with a 7 -story,
250 -unit multi -family residential structure measuring approximately 75 feet in height, with 481
dedicated residential parking spaces for use by residents and guests. Most of the parking will be
located in a parking garage on the southern portion of Lot 5. The proposed unit mix is as follows:
45 studios, 155 one -bedrooms, and 50 two -bedrooms.
Construction is anticipated to commence in summer of 2019. A portion of the commercial
improvements are anticipated to be completed in 2020 and delivery of the entire project is
planned for 2023.
Map #2: Overall Proposed Site Plan
Page 3 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
The Unified Development Code allows for Planned Unit Developments (PUD) in the C1 District on
properties greater than 1 -acre and allows the Village Board to grant waivers for PUDs related to
dimensional controls per Section 12-6 of the Unified Development Code.
Plan Commission Public Hearing
Notice
Public notice of PC 19-02 for the April 15, 2019, Plan Commission public hearing was published
in the Pioneer Press on March 28, 2019, and was mailed to surrounding property owners on March
28, 2019. A public notice sign was placed on the Property on April 1, 2019.
Apri115, 2019, Proceedings
Introduction and Staff Reports
Nancy Radzevich, Director of Community & Economic Development, presented the case. The staff
report dated April 10, 2019, attached hereto as Exhibit B was entered into the public record.
Ms. Radzevich summarized compliance with required notification requirements, provided a
description of the existing site, and explained that the Property had changed ownership last fall.
She noted the current owners and applicants are seeking approval of a Planned Unit Development
(PUD) as a mixed use development. She provided an overview of the proposed project, with
residential development on the east side and a mix of retail and entertainment type uses on the
main western portion of the property.
Ms. Radzevich explained that the Owner/Applicants are also seeking approval of a Preliminary
Plat of Subdivision, with the one residential lot (the "Residential Lot") on the east side, Lot 5, and
twelve commercial lots (the "Commercial Lot"), which includes all proposed retail and
entertainment uses and associated parking areas.
Ms. Radzevich noted that inclusion of a list of potential waivers in the project notice was requested
by the Owner/Applicants as some minor aspects of the site design were being updated to respond
to staff concerns when the notice was drafted.
The overall PUD, the Commercial Lot, and the Residential Lot comply with most requirements of
the Unified Development Code's dimensional controls. However, the following waivers are being
requested by the Applicant:
• Approval for multiple structures on a zoning lot as a PUD and on the Commercial and
Residential Lots pursuant to Village Code Section 12-2-2:A.4.
• Waiver of the maximum permitted building height requirements for the
Cinema/Microbrewery, to allow up to 50 ft. height, and for the multi -family structure to
allow up to 75 ft. in height (per Sections 12-4-3:E and 12-5-4:F);
• Waiver of the maximum permitted density (24 units/acre) to allow up to 250 total units,
which is approximately 52.5 units/acre (Section 12-5-4:C.1). Ms. Radzevich noted this
waiver is only needed in relation to the Residential Lot. When evaluated against the overall
PUD, the proposed density is well below the maximum limits established by Village Code.
• Waiver of the maximum permitted impervious lot coverage of 60% for multifamily
developments to allow up to 70% impervious lot coverage (Section 12-5-4:1.2.).
Page 4 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report - May 13, 2019
Ms. Radzevich next reviewed the parking for the Commercial Lot. She noted that the two sub -
lots without redevelopment plans will also be improved with parking facilities. Lot 1, the Bank of
America building, has historically functioned as a stand-alone outlot with its own parking area.
Lot 2, which is currently undefined, is similarly expected to be developed with sufficient parking
to meet the projected demand of that future use. Ms. Radzevich noted that since the initial filing
of the application, the plans have been updated to address access issues raised by the Morton
Grove Fire Department. As a result, the number of proposed parking spaces on the Commercial
Lot was reduced from 1065 to 1041. This still exceeds the Village Code requirement of 1040
parking spaces, under the Shared Parking Provisions of Section 12-7. Although the
Owner/Applicants currently meet Village parking requirements, Ms. Radzevich noted that the
Applicants have requested a 15 -stall parking waiver as they believe they may lose additional
spaces as they further refine the site development plans through building permit and final
engineering plan development and review processes.
The Applicant is also seeking waivers to the loading berth requirement for 3 buildings — the fitness
center, the cinema/microbrewery, and the restaurant. Village Code loading requirements do not
distinguish between types of uses and require all commercial buildings over a certain size to have
loading berths. Village Staff supports these 3 waivers as the proposed uses do not require large
volume of deliveries.
Initially, the Owner/Applicants requested waivers to the residential parking requirements.
However, during the review process the residential architects were able to redesign the parking
deck to allow for additional on-site parking area. As a result, the proposed Residential Lot includes
enough parking within the garage and the two surface lots to meet or exceed the parking
requirements for multifamily residences. The proposed project meets the 1.75 parking space/unit
requirement for residents and the 0.15 parking space/unit visitor parking requirement. The
Applicant is also requesting waivers for the location of surface parking lot so that spaces may be
located on the north and northeast sides of the building. While Village Code does not permit
parking in a front yard or within a front yard setback, staff is supportive of the waiver for the site
as it is consistent with the overall PUD development parking layout. Further, the provision is
geared toward multifamily developments on smaller lots, particularly areas in the CR
Commercial/Residential District.
Ms. Radzevich stated that most questions and issues raised in the staff report can be addressed
through building permit and final engineering design and review processes. She highlighted a few
of the questions and issues noted in the report, which she believes the Owner/Applicants should
respond to at the public hearing or provide to the Plan Commission a plan to address those
questions and issues.
Ms. Radzevich discussed the traffic study submitted by the Applicants. She noted that she and
Chris Tomich, the Village Engineer, both had questions on the submitted traffic study. Specifically,
she noted that staff took exception to the statement in the report that there would be no increase
in traffic for this development when compared to the previous shopping center, at full occupancy.
Ms. Radzevich stated that if this site is developed as proposed, there will be more traffic. Staff
recommends the traffic engineer update its analysis and report to acknowledge the increased
traffic and explain how that will be mitigated, if necessary, and/or how that increased traffic will
be accommodated by the existing network and signals. The traffic engineer is expected to provide
clarification on potential increased traffic and the potential impacts and/or mitigation.
Page 5 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
Ms. Radzevich noted that staff also had some questions and concerns with regard to internal site
circulation. In some areas, islands may need to be adjusted to provide larger turning radii for
trucks and other commercial vehicles. The layout for Lot 3 includes several conflicts points: the
access and exits to the drive through facilities on the south end of the building appear tight and
may be challenging for some vehicles to access; the trash receptacles located at the drive through
access for the coffee shop and may be problematic both for the trash company to access but also
for retail staff to access; and there is no clear accessible pedestrian route to these uses from the
residential building.
The Owner/Applicants indicated that they were aware of these issues and are already working
through solutions. These issues, along with design details relating to landscape island layout and
locations, snow storage areas, delivery, and emergency vehicles access routes, are types of issues
that can and should be resolved through final site design and engineering.
On April 3 of 2019, the Appearance Commission reviewed the project's proposed facades and
landscaping plan and recommended approval of Appearance Certificates with conditions. See
minutes of the April 3, 2019, Appearance Commission meeting attached hereto as Exhibit C. The
Appearance Commission supported the general design and proposed color scheme, but raised
questions as to the long-term durability of the proposed materials. Two items discussed at the
Appearance Commission, which were not fully resolved, related to the design of the two ends of
the main retail building: the eastern facade of the LA Fitness and the western facade of the
grocery, which faces Waukegan Road. The proposed facades have large sections of empty wall
space that are non-descript and have the appearance of rear facades. Even though these are
secondary facades, both will be highly visible to site users and the public right-of-way. The
facades need further design work, which staff expects to be done through the building permit
process. Significant changes to the design details, changes in materials, use of less quality
materials, etc., will need additional review by the Appearance Commission.
At the Appearance Commission meeting, the Applicant requested a waiver/reduction from the
requirement for landscaping area and trees along the south portion of property. Compliance with
the requirement would cause the trees and landscape areas to the rear of the property to conflict
with delivery truck and emergency vehicle access routes. This waiver will ensure that proper
access for emergency and delivery vehicles is accommodated.
The project was reviewed by the Traffic Safety Commission on April 6, 2019. With some
discussion, the Traffic Safety Commission voted to support the application with conditions. The
Village Engineer's report to the Commission and the Chairperson's report of the Commission's
actions are attached to Ms. Radzevich's report to the Plan Commission (Exhibit B) Attachment 1
and 2).
Ms. Radzevich noted the Applicant is required to follow the new MWRD requirements for
underground storm water detention and water quality landscaping features on both the
Commercial and Residential Lots, The Applicant will also upgrade and/or replace the site utilities.
Mr. Tomich along with Ciorba, the Village's outside engineering firm, have been working closely
with the Applicant's engineer, Woolpert, on the review and design of the storm water
management system. Staff and the Applicants' consultant will continue to do so through the
development and review of final stormwater management plan and final civil engineering plans.
Page 6 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
Ms. Radzevich noted that when Kensington has defined plans and proposed uses/tenants for Lots
2 and 13, those plans will be required to go through the review process for those lots. As long as
the tenant for Lot 13 is a general retail use (or use with a similar parking demand) that can locate
within the building footprint as shown (or comparable), the tenant could go through basic building
permitting process, with Appearance Commission review.
Ms. Radzevich concluded her presentation with a summary of the application. She noted that
requested Special Use Permits, Variations, and waivers are typical and necessary for any modern
lifestyle center. She noted that a lifestyle center is more viable than a large-scale retail center
considering the volatility of the retail market.
Testimony From Applicant's Team
Jay Eck, one the Principals at Kensington Development, began the presentation on behalf of the
Owner/Applicants. He explained that Kensington, along with their equity partner, IM Properties,
decided to purchase the property in the fall of 2018, without zoning entitlements, because they
believed the Property was ideal for redevelopment as a lifestyle center. He explained that their
team has experience with redevelopment of similarly "broken" shopping centers in strong
demographic areas, having completed over 8 million square feet of commercial development since
the recession ended.
Mr. Eck noted that Kensington completed its applications, plans, and supporting documents in
less than b months when this scope of work typically takes between 12 and 18 months. He
commended the Village staff on working with their team to expedite the reviews and feedback
on the documents. He explained that they are under a critical timeline, per lease agreements, for
a couple of the proposed tenants. He also noted that he believes the mix of uses proposed are
some of the "best in class" and noted that the residential component will be a built-in customer
base for these retailers. He explained that Bank of America has a long term lease, so that will
remain, but everything else will be demolished and replaced. He provided a review of the site's
proposed users. He also discussed the layout of the site and the rationale behind how they set
up the proposed tenants. He spoke to staff's concern regarding potential parking competition
between the fitness center and the cinema, noting that they believe there is sufficient parking for
the mix of uses.
At the conclusion of his presentation, Chairperson Blonz asked if any of the commissioners had
any questions of Mr. Eck. There were none at this time.
Luay Aboona, Principal at Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA) testified next. KLOA was
hired by the Applicant to conduct the parking and traffic study. The firm performed traffic counts
in December of 2018, when some of the previous uses were still active on-site. The firm looked
at weekday morning, evening rush hour, and Saturday midday traffic patterns and focused on
the intersection of Dempster and Waukegan and the existing curb cuts that currently serve the
shopping center. Once the existing conditions were established, the firm determined how much
traffic the proposed types of uses would generate considering the size of the center. KLOA then
projected traffic counts for the next five years and analyzed how the future conditions would
impact the existing intersection.
Page 7 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
Mr. Aboona explained the Dempster and Waukegan intersection is very busy, carrying over 60,000
cars a day, and is part of a regional arterial network. The roadway has multiple lanes and double
left turn lanes with very long cycle times at peak hours. He stated that while the delays may be
undesirable, most of the vehicles are accommodated within the queuing stacks provided. Based
on KLOA's analysis of future conditions, the current delays will continue to occur, but will not
cause additional spillage or create additional delays.
The current intersection of Athletic Avenue and Dempster Street will continue as the main entry
to the shopping center. The signalized intersection currently operates without left turn arrows,
which compromises the efficiency of the intersection. KLOA has recommended this intersection
be upgraded and equipped with the left turn arrows. He noted the Owner/Applicants will need to
obtain Illinois Department of Transportation (IDOT) approval for this signal upgrade on the
roadway system, as it falls under the agency's jurisdiction.
Mr. Aboona stated the Applicant plans to relocate the north entry to the Property east of Athletic
Avenue to align with Birch Avenue. This access point is controlled by a stop sign and will likely be
the main access point to the residential units. At peak hours, it is and will continue to be
challenging for drivers to make left turns from this access point. Drivers will likely use the
signalized intersection during peak times. Although staff noted some concerns with the Birch
Avenue access, Mr. Aboona stated that it will be useful to have this full access available to help
with traffic flow, particularly during non -peak times.
Mr. Aboona also addressed staff concerns related to the existing access drive at Waukegan Road,
just south of the Bank of America site. He acknowledged staff's concerns that vehicles exiting
here will often try to cut across Waukegan Road to access the left turn lane to westbound
Dempster. He stated that this access drive has existed for years and believes that drivers will
recognize that during peak times, that movement is not desirable. The Applicant is proposing to
maintain this access point as -is because it helps to distribute traffic flow to Waukegan Road.
Mr. Aboona noted that the access drive closer to the proposed grocery store has three-quarter
access, allowing right -in, right -out, and left -in movements. Left -out movement will be prohibited
physically by an island and a median. The Applicant will also make internal changes to provide
uninterrupted stacking and eliminate a point of conflict at this location. Mr. Aboona reviewed all
other access drives on the site, which will remain in the same locations as existing access
drives. He noted that the southernmost access to/from Waukegan, the "service drive" will be
narrowed a bit, but still designed to accommodate necessary truck traffic.
KLOA concluded there is sufficient parking for both the residential and commercial developments.
Both zoning lots meet the Village Code requirements and industry standards were used to verify
parking demands. As shown in their report, they will meet or exceed parking demands.
Mr. Aboona then discussed staff's concern that the fitness center visitors will compromise parking
for the cinema. He noted that the peak parking demand for the fitness center is typically in
mornings and from 4-6pm, while the peak for the movie theatre is typically 7pm and later.
Similarly, he believes the weekend parking demand peaks are staggered and will cause no issues
with parking demands for both users.
Page 8 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
Commissioner Gillespie asked Mr. Aboona if there is any plan to adjust the Waukegan -Dempster
signal timing, given that this new development is going to generate significantly more traffic. Mr.
Aboona responded that while there will be increased traffic, KLOA did not foresee the need to
make any adjustments at this time. However, any decision to adjust the signal would be made
by IDOT, as the signals are part of a larger interconnected system.
Commissioner Khan asked Mr. Aboona for clarification as to whether proposed on-site parking
met the Village Code requirements. Mr. Aboona and Ms. Radzevich explained that earlier in the
process the proposed plan did not provide for sufficient parking. The plan has evolved and the
current plan as presented now has sufficient parking. She also asked about cars queued up due
to the Metra crossing. Mr. Aboona noted that the back-ups have and will continue to occur, and
that there is little the Village can do. However, the new center will not significantly exacerbate
this situation.
Commissioner Dorgan asked Mr. Aboona if Pace could make a "loop" through the center. Mr.
Aboona stated that was within Pace's purview, but it was unlikely they would choose to enter
private property.
Chairperson Blonz asked if the lane reduction on Dempster Street at Birch Avenue will make it
more difficult for access from Birch Avenue, and if it would be possible to turn left. Mr. Aboona
stated that the numbers of lanes and the amount of traffic would self -regulate and discourage
such movement. Likewise, Oak Park Avenue would remain a difficult roadway from which to turn
left onto Dempster. He also asked about crosswalks both at Athletic Drive and on Waukegan
south of Dempster. Mr. Aboona stated a crosswalk currently exists on the Waukegan Rd
Chairperson Blonz asked for clarification about the internal changes at the access drive near the
grocery store. Mr. Aboona noted the Owner was internally making this a "T" intersection, which
will be much safer.
Chairperson Blonz asked if parking could be reserved for the cinema. He feels that otherwise, the
fitness club members would monopolize the parking area to the west of the fitness facility. Mr.
Aboona felt that while there would be some overlap, he thought the impact would be minimal.
Jonathan Grzywa of Woolpert, the Applicant's civil engineer, testified next. He reiterated the need
for a parking waiver to provide flexibility in the event parking was reduced due to reconfiguration
or relocation of some of the landscape islands or to accommodate vehicle circulation. He also
noted that 21 ADA spaces are required by Code and 24 are being provided. The spaces may be
redistributed based on the needs of various uses. The applicant is proposing to upgrade its
infrastructure by constructing a new water main loop around the site, installing new fire hydrants,
removing the existing sanitary lift station and replacing the existing storm sewer. The Property
will be brought into compliance with the new MWRD Watershed Management Ordinance (WMO).
Currently, the Property has no storm water management system. Instead, it drains to storm
sewers in the middle of the lot, which connect to an existing 42 inch storm sewer that runs
through the forest preserve into the creek. The proposed system will provide for on-site detention
through the use of site amenities, brick pavers, plantings, filters, and restrictors. Storm water will
eventually enter six underground vaults that will be connected to the existing 42 inch storm sewer
at a reduced flow rate of Tess than 10 cubic feet per second. In response to Chairperson Blonz's
inquiry, Mr. Grzywa stated that the system works like the region's deep tunnel, which stores water
Page 9 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
and then slowly releases it into the sewer system. The on-site stormwater system will also help
filter water as it enters the system. In the case of extreme flooding events, overflow holding areas
are included in the system's design. In response to Commissioner Gabriel's question, the vault
can be built under a building, but is typically constructed in a parking area for easy access.
Mr. Grzywa proceeded to review circulation routes for emergency vehicles, focusing on the
residential area. The Applicant worked with staff to ensure that access ways will have sufficient
room and can sustain the weight of ladder vehicles and aerial equipment. Delivery trucks will be
directed to the rear of the buildings. Snow removal equipment will also be able to efficiently
navigate the site. Snow removal areas will be designated near the perimeters of the property. In
heavy snowfall, snow can be hauled off the property to mitigate parking issues.
Trash enclosure locations and access for garbage trucks for Building E have been designed to not
interfere with drive-through lanes. In response to Commissioner Dorgan's question, Mr. Grzywa
noted that there is roughly 15 feet of elevation change on the Property. The site has been
designed to make sure that parking lot slopes are adequate for stormwater to drain to the storm
sewer system, and make water drain away from finished floor elevations.
In response to Commissioner Khan's inquiry, Mr. Grzywa stated that the parking lot lighting will
be upgraded to LED lights and decorative bollards will be installed. The lighting plan will be
worked out through the building permit process. In response to Commissioner's Kintner's
question, grocery cart corrals will be designated when the grocer is identified. Electric car charging
stations will be added on the site at the request of the retailers.
Mr. Scot Freres presented the landscape plan for the project. Although the Applicant has
requested relief from the number of trees required, the Applicant has tried to find creative ways
to incorporate tolerant, non-invasive, and native plant species into a landscape plan that adds to
the quality of the center. Plants, he noted, are used as storm water management features in the
water treatment areas and are selected to hold water and filter out impurities. Sidewalks, sitting
areas, curved and raised planters, removable pots, special areas, walkway connections,
permeable pavers, pocket green spaces, and outdoor seating areas have been added to enhance
the quality and character of the center and create a sense of place. Some users will have their
own outdoor sitting areas. Parking areas will be planted with very tolerant plants that can
withstand heavy snow loads and salting. Paved sidewalks will define pedestrian connections
throughout the site and to the forest preserve. Bicycle parking areas have also been included in
the site design. In response to Commissioner Khan's question, there will be a 10- to 15 -foot ADA
accessible area in front of the buildings to accommodate pedestrians and bicycles.
Ms. Amy Mockapetris from Torti Gallas, the Applicant's architect, then presented site design
materials. The firm's vision was to combine traditional architecture and traditional materials to
create a cohesive architectural theme that is sleek, modem, and dynamic. Storefronts and
buildings were designed to be timeless, but also bold and fun. Many of the tenants, including LA
Fitness, Flix Brewhouse, and Kohl's, have very strong prototypical branding styles. Torti Gallas
worked with these tenants to respect their brand style, but created a cohesive architectural theme
using similar materials and colors throughout the site. Materials were chosen to be durable,
modular, and efficient.
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Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
The LA Fitness building will be a tilt -up concrete building, which is durable and strong but can be
textured and painted to resemble traditional masonry. LA Fitness will have metal panels that
resemble wood. A wainscoting was added to add variation to the facade. The Dollar Tree and
Ross buildings will need to be presented to the Appearance Commission, but will be consistent in
design with other buildings in the center. The Kohl's building will have darker gray accents and a
white masonry texture panel. The grocery store will have a clean and modern aesthetic, and will
include a wider array of materials. The rear elevations will include different colors and wainscoting
to break up lengths of facade.
The Flix Brewhouse building has a north elevation facing Dempster and a west elevation facing
LA Fitness. The cinema will have a large outdoor dining area. The facade will be tilt up concrete
with a starburst painting technique and wood elements incorporating tiles of different textures.
Decorative lighting has been included to create a sense of place.
The Cooper's Hawk building incorporates the restaurant's strong prototype but ties in with the
center through the use of common materials, such as the dark brick used in the Kohl's facade.
Cooper's Hawk will also have a covered patio area with decorative plantings to shield patrons and
add an attractive visual element along Dempster Street.
Building E will be occupied by Starbucks and resemble the business's more modern small store
concepts seen throughout the region. The building will incorporate decorative wood elements.
The facade of the adjacent tenant space includes rose colored masonry, a material used
throughout the center. Building E will also include an outdoor courtyard to break up the space.
The Chipotle space will use the rose color brick and will have its own outdoor dining area.
Ms. Mockapetris noted that the rooftop HVAC units would be hidden to the extent possible by
adjusting parapet heights and decorative screenings. She explained the benefits of using fiber
cement panels: they allow for an endless diversity of colors and textures and are installed on a
rail system, making them easy to repair, repaint, and replace. In response to Commissioner
Gabriel's inquiry, Ms. Mockapetris explained that tilt -up concrete panels provide a high degree of
insulation and are easy to maintain. The trusses for the roof rest on the panels. Commissioner
Kintner asked about permanent shading element versus the use of umbrellas. Ms. Mockapetris
stated the Applicant would consider the use of a permanent shading element, such as a pergola.
Chairperson Blonz requested and received an explanation of the structure of the panels. They are
typically 12 inches thick with encased insulation. The panels are coated to mitigate water
infiltration and have been used in shopping centers throughout the Chicagoland area. While the
Applicant will not apply for LEED certification, many of the principles of sustainable site design
and energy efficiency have been incorporated. The owner will also reuse some of the asphalt
currently on-site through the demolition process and will try to use locally sourced materials as
appropriate. Mr. Eck stated the buildings are designed to be energy efficient because the tenants
will demand these cost saving measures.
Arden Freeman, the architect for the residential project, testified next. The residential building
will be six stories and 75 feet tall with 250 units. The unit mix is approximately 20% studios, 50%
one -bedroom units, and the remainder will be two -bedrooms units. This ratio was determined as
a result of a market study conducted by the Applicants. The studio apartments will be
approximately 550 sq. ft., the one -bedroom units will be approximately 750 sq. ft., and the two -
Page .11 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report - May 13, 2019
bedroom units will be 950 sq. ft. in area. The building will have two entrances, a pool, and a
three-story parking structure with 430 spaces. Parking spaces will be 9' by 18'. Price ranges are
targeted at market rate for luxury apartments, ranging from $1800/month to $2,600/month. The
location lends itself to a younger demographic, which will typically opt for one -bedroom units.
Questions from the Audience and Commission
Chairperson Blonz called for questions from the audience. Eric Poders asked whether the hearing
would be continued as he had concerns regarding traffic and density. He asked to cross examine
the traffic expert. This request was denied as only interested parties who registered with the
Village at least three business days prior to the hearing could cross-examine witnesses. JoAnne
Rapp, a member of Vision Morton Grove, requested that at least 13% of the residential units be
designated as affordable housing. Bob Burkhart echoed this request. The Applicant noted that
this project will be market -rate and that there are no plans to designate a portion of the units as
affordable. Cindy Tanaka voiced her approval and excitement for the project and asked about
security for the garage and fencing. Nikki Crisan also voiced her approval for the project, calling
it hip and modern. Gia Schultz noted her excitement for the project and asked questions about
bike traffic, parking, and access to the forest preserve. She also asked about bus stops and
circulation. She was advised that the Applicant was working with the Cook County Forest Preserve
District to establish an access agreement. The Applicant plans to incorporate bike parking
throughout the site and will consider adding a bike sharing location on the Property. Pace is
planning to upgrade the current bus stop adjacent to the site. Anna Kang also noted her
excitement for the project and asked where the children in the apartment building would attend
school. She was advised that the apartment building will be located in the School District 70.
Based on the size of the units and the residential developer's experience, between 7 and 10
school-age students of all ages are anticipated to reside in the apartment building.
Commissioner Gabriel asked about timing of the future development marked on the Lot 2 site.
Ms. Radzevich replied that the Applicant was waiting for the grocer to be selected before making
a commitment as to what will be placed on that parcel. Plans for that business will need to be
reviewed by the Plan Commission. He then asked about the development team's role in future
management and operation of the center. Ms. Radzevich noted the Applicant will need to prepare
controlling documents for both the commercial piece and the residential piece. The commercial
piece is subdivided so that all the common elements are on one lot. The storm water management
facilities serve both the residential and commercial parcels. Commissioner Dorgan asked about
additional revenue to the Village. While those figures are not available, Ms. Radzevich noted that
increased sales tax revenue will be significant. Commissioner Gillespie asked about the timeline
for the project. Mr. Eck stated the project is on a tight timeline imposed by retailers that want to
open next summer. He stated it is critical to the project that the PUD be approved as soon as
possible. The residential timeline is more extended, with an anticipated ground breaking of next
spring, followed by 18 months of construction and one year thereafter for the building to be
"leased up." Commissioner Khan asked about health care services and massage service. Ms.
Radzevich noted these accessory uses pertained to the anticipated services provided by LA
Fitness.
Motion and Commission Approval
Commissioner Kintner then moved as follows:
With respect to Plan Commission Case #19-02, filed by IM Kensington MG LLC (through WIK
Consulting) and UrbanStreet Group LLC-ACQ I move:
Page .12 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
I. The Plan Commission recommend approval of a Planned Unit Development/Special Use
Permit for redevelopment of Sawmill Station (former Prairie View Shopping Center), for
the 26 acre parcel of land located at the southeast corner of Dempster Street and
Waukegan Road, common property address of 6711-6947 Dempster Street and 8745
Waukegan Road in Morton Grove, IL and legally described in Exhibit A including:
A. Approval of multiple principal buildings on one zoning lot, per Section 12-2-2:A.(4),
B. Waivers to loading berth requirements for Lots 4, 10, & 12,
C. Waiver of up to 15 parking stalls on the Commercial Lot,
D. Waiver of maximum height for the multi -family residence on Lots 5 (up to 80 ft.) and
cinema on Lot 12 (up to 50ft.),
E. Waiver of the density requirements to allow up to 250 units on the 4.758 acre
Residential Lot,
F. Waiver of the lot coverage requirement for the Residential Lot (up to 70%), and
G. Waiver of the location of the surface parking lot on the north side of the multi -family
residence; and
H. Approval of special use permits for
1. Mixed Use Development,
2. Multiple Structures on Zoning Lot,
3. Drive -Through Facilities,
4. Height of Structures — in excess of the permitted height,
5. Physical Fitness and Health Services greater than 1,000 square feet with
accessory Massage Services -Full Body,
6. Restaurant — Drive -In (Drive -Through),
7. Open Sales Lot (limited/seasonal),
8. Garden Supply Store/Greenhouse accessory to Grocery Store (sales area >10,000
sq. ft.),
9. Theatre, Microbrewery/Microdistillery with Tavern, Bar and Cocktail Lounge with
live music and/or vocal entertainment as an accessory use, and
10. Multifamily Dwellings (up to 80 ft. in height, with up to 250 dwelling units);
a. Select waivers to Sections 12-2-5, 12-3-5, 12-4, 12-5-4, 12-5-5, 12-5-6, 12-
6-3, and 12-7 related to bulk, setbacks, floor area ratio, screening, lighting,
drive aisles, accessory buildings and uses, fences, and
b. Select criteria for specific commercial special uses and mixed use provisions
as long as such select waivers are reflected in development plans and
architectural elevations consistent with the approved PUD documents and
plan; and
I, Approval of a Preliminary Plat of Subdivision, in accordance with Section 12-8; and
J. Waivers to the landscaping requirements and signage, as approved by the
Appearance Commission.
II. The PUD/Special Use Permit shall be subject to subject to the following conditions:
A. The site and buildings shall be developed and operated consistent with the plans and
supporting documents in the application, as specifically approved in writing by the
Village Administrator including:
1. Preliminary Plat of Subdivision, prepared by Woolpert, dated 3/7/19, unless
otherwise noted, consisting of the following three sheets:
a. Sheet 1 of 3, Preliminary Plat of Subdivision;
b. Sheet 2 of 3, Preliminary Plat of Subdivision (over existing site conditions);
and
c. Sheet 3 of 3, Preliminary Plat of Subdivision (legal description and signature
blocks).
Page 13 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report - May 13, 2019
2. Traffic and Parking Impact Study - Proposed Sawmill Station Development,
prepared by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA), dated 3/26/19.
3. Site Improvement Plans, prepared by Wooipert, dated 3/11/19 REV: 4/3/19, unless
otherwise noted, consisting of the following 51 sheets:
a. Sheet C000, Cover Sheet;
b. Sheet C001, General Notes;
c. Sheet C002, MWRD (Metropolitan Water Reclamation District) Notes;
d. Sheet C100, Existing Conditions Pian;
e. Sheet C101, Demolition Plan (1 of 8);
f. Sheet C102, Demolition Plan (2 of 8);
g. Sheet C103, Demolition Plan (3 of 8);
h. Sheet C104, Demolition Plan (4 of 8);
i. Sheet C105, Demolition Plan (5 of 8);
j. Sheet C106, Demolition Plan (6 of 8);
k. Sheet C107, Demolition Plan (7 of 8);
I. Sheet C108, Demolition Pian (8 of 8);
m. Sheet C200, Overall Site Plan;
n. Sheet C201, Site Plan Detail (1 of 8);
o. Sheet C202, Site Plan Detail (2 of 8);
p. Sheet C203, Site Plan Detail (3 of 8);
q. Sheet C204, Site Plan Detail (4 of 8);
r. Sheet C205, Site Plan Detail (5 of 8);
s. Sheet C206, Site Plan Detail (6 of 8);
t. Sheet C207, Site Plan Detail (7 of 8);
u. Sheet C208, Site Plan Detail (8 of 8);
v. Sheet C300, Overall Grading Plan;
w. Sheet C400, Overall Utility Plan;
x. Sheet C409, Structure Tables,
y. Sheet C600, Details;
z. Sheet C601, Details;
aa. Sheet C602, Details;
bb. Sheet C603, Details;
cc. Sheet C604, Details;
dd. Sheet C700, Overall Photometric Plan;
ee. Sheet C701, Photometric Plan (1 of 8);
ff. Sheet C702, Photometric Plan (2 of 8);
gg. Sheet C703, Photometric Plan (3 of 8);
hh. Sheet C704, Photometric Plan (4 of 8);
ii. Sheet C705, Photometric Plan (5 of 8);
jj. Sheet C706, Photometric Plan (6 of 8);
kk. Sheet C707, Photometric Plan (7 of 8);
IL Sheet C708, Photometric Plan (8 of 8);
mm. Sheet EXH-1, Drainage Exhibit;
nn. Sheet EXH-1, Truck Turn Exhibit;
oo. Sheet EXH-2, Truck Turn Exhibit;
pp. Sheet EX -R.0, Exhibit R;
qq. Sheet EX -R.1, Exhibit R;
rr. Sheet 0.0, Cover Sheet;
ss. Sheet 1.0, Doubletrap Design Criteria;
tt. Sheet 2.0, Doubletrap System Layout;
Page 14 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
uu. Sheet 3.0, Doubletrap Installation Specifications;
w. Sheet 3.1, Doubletrap Installation Specifications;
ww. Sheet 4.0, Doubletrap Backfill Specifications;
xx. Sheet 5.0, Recommended Pipe/Access Opening Specifications;
yy. Sheet'6.0, Doubletrap Module Types;
4. PUD Submittal (Commercial Lot architectural plans), prepared by Torti Gallas +
Partners, dated March 25, 2019 unless otherwise noted, consisting of the following
39 sheets:
a. Project Vision Narrative;
b. Existing Site Overall;
c. Illustrative Site Plan;
d. Building A — Elevations (all elevations, color);
e. Building A — Elevations (all elevations, black and white);
f. Building A — Rendering (1 of 2);
g. Building A — Elevations (north elevation, color);
h. Building A — Elevations (north elevation, black and white);
1. Building A — Elevations (north elevation (part 4) and west elevation, color);
j. Building A — Elevations (north elevation (part 4) and west elevation, black
and white);
k. Building A — Rendering (2 of 2);
1. Building A — Elevations (south elevation (part 1) and south elevation (part
2), color);
m. Building A — Elevations (south elevation (part 1) and south elevation (part
2), black and white);
n. Building A — Elevations (north elevation (part 4) and north west elevation,
color);
o. Building A — Elevations (north elevation (part 4) and north west elevation,
black and white);
p. Building A — Plans (1 of 2);
q. Building A — Plans (2 of 2);
r. Building B — Elevations (Flix Brewhouse) (exterior concept, color);
s. Building B — Elevations (Flix Brewhouse) (exterior concept, black and
white);
t. Building B — Plan (Flix Brewhouse);
u. Building B — Rendering (1 of 2);
v. Building B - Rendering (2 of 2);
w. Building D — Elevations (Cooper's Hawk) (north elevation and west
elevation, color);
x. Building D —Elevations (Cooper's Hawk) (north elevation and west
elevation, black and white);
y. Building D — Elevations (Cooper's Hawk) (east elevation and south
elevation, color);
z. Building D — Elevations (Cooper's Hawk) (east elevation and south elevation
(black and white);
aa. Building D — Plan (Cooper's Hawk);
bb. Building E — Elevations (north elevation, east courtyard elevation, west
courtyard elevation, color);
cc. Building E — Elevations (north elevation, east courtyard elevation, west
courtyard elevation, black and white);
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Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report -- May 13, 2019
dd. Building E — Elevations (west elevation, east elevation, south elevation,
color);
ee. Building E — Elevations (west elevation, east elevation, south elevation,
black and white);
ff. Building E — Plan;
gg. Building E — Rendering;
hh. Diagrams — Pedestrian Circulation;
ii. Diagrams — Bicycle Circulation;
jj. Diagrams — Vehicular Circulation;
kk. Diagrams — Snow Storage;
A. Site — Material Sample Board; and
mm. Building A — Tenant Signage, dated April 5, 2019 (provided as a
supplemental attachment).
5. PUD Submittal — Supplemental Elevations, prepared by Tortl Gallas + Partners,
dated March 25, 2019 unless otherwise noted, consisting of 10 sheets:
a. Building A — Elevations (all elevations, black and white);
b. Building A — Elevations (north elevation, black and white);
c. Building A — Elevations (north elevation (part 4), west elevation, black and
white);
d. Building A — Elevations (south elevation (part 1), south elevation (part 2),
black and white);
e. Building A — Elevations (north elevation (part 4), north west elevation,
black and white);
f, Building B — Elevations (Flix Brewhouse) (exterior concept, black and
white);
g. Building D — Elevations (Cooper's Hawk) (north elevation, west elevation,
black and white);
h. Building D — Elevations (Cooper's Hawk) (east elevation, south elevation,
black and white);
i. Building E -- Elevations (north elevation, east courtyard elevation, west
courtyard elevation, black and white); and
j. Building E — Elevations (west elevation, east elevation, south elevation,
black and white).
k. Building A -- Elevations, dated April 5, 2019 (north elevations, black and
white — provided as a supplemental attachment)
6. Sawmill Station PUD Submittal (Residential Lot architectural plans), prepared by
Built Form, LLC, dated March 28, 2019 unless otherwise noted, consisting of the
following 10 sheets:
a. Sheet A-100, Site Plan & Zoning Summary, dated April 9, 2019;
b. Surface and structured parking detail, undated;
c. Illustrative Site Plan;
d, Illustrative Typical Plans;
e. Illustrative Materials Concept;
f. Perspective Rendering (1 of 2);
g. Perspective Rendering (2 of 2);
h. Site Plan (with Zoning Summary);
i. Residential Elevations; and
j. Garage Elevations.
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Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
7. Sawmill Station Landscape Construction Package, prepared by The Lakota Group,
dated March 28, 2019, unless otherwise noted, consisting of the following 11
sheets:
a. Sheet L1.1, Planting Plan (1 of 8);
b. Sheet L1.2, Planting Plan (2 of 8);
c. Sheet L1.3, Planting Plan (3 of 8);
d. Sheet L1.4, Planting Plan (4 of 8);
e. Sheet L1.5, Planting Plan (5 of 8);
f. Sheet L1.6, Planting Plan (6 of 8);
g. Sheet L1.7, Planting Plan (7 of 8);
h. Sheet L1.8, Planting Plan (8 of 8);
i. Sheet L2.1, Plant Lists/Schedules.
j. Sheet L2.2, Seed Lists and Village Requirements; and
k. Sheet L2.3, General and Planting Notes.
B. Prior to Village Board approval of the Planned Unit Development, Special Use Permit
and Preliminary Plat of Subdivision, the Owner/Applicants and/or Developers shall:
1. Present the proposed facade elevations for the junior department and the general
retail stores, Lots 8 and 9, respectively, to the Appearance Commission for review;
and
2. Comply with all applicable provisions of Title 12, Chapter 8 and address all
comments, questions, and/or concerns identified in the Village Engineer's staff
report dated April 4, 2019 and the Plan Commission staff report dated April 10,
2019, and provide an updated the Preliminary Plat Subdivision prior to the Village
Board taking action on the Preliminary Plat of Subdivision.
C. All site development plans must be revised and shall be consistent with the site layout
and building setbacks shown on Sheet C200, Overall Site Plan, dated 4/3/19,
prepared by Woolpert, and Sheet A100, Site Plan, dated 4/9/19, prepared by Built
Form LLC., as amended and approved in writing by the Village Administrator or his
designee based on final recommendations by staff, Appearance Commission, Traffic
Safety Commission, Plan Commission, and/or Village Board of Trustees.
D. Prior to the issuance of any site improvement or building permits, including but not
limited to foundation only permits, the Owner/Applicants and/or Developer shall have
filed the following:
1. An updated Traffic and Parking Impact Study, addressing all the comments and
questions included the Traffic Safety Commission staff report, dated March 29,
2019, the Village Engineer's staff report, dated April 4, 2019, Traffic Safety
Commission Report, dated April 5, 2019, and Plan Commission staff report, dated
April 10, 2019, and any additional comments or questions raised by the Plan
Commission public hearing on April 15, 2019, for review and approval by the
Village Engineer;
2. Final engineering plans in accordance with Village requirements and standards, for
review and approval by the Village Engineer. Such final engineering plans shall
comply with all recommendations, comments, questions, and requested
information in the Traffic Safety Commission staff report, dated March 29, 2019,
the Village Engineer's staff report, dated April 4, 2019, Traffic Safety Commission
Report, dated April 5, 2019, and Pian Commission staff report, dated April 10,
2019, and any additional comments or questions raised by the Plan Commission
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Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
public hearing on April 15, 2019, Such final engineering plans shall comply with
all current local, regional and state codes and regulations;
3. Stormwater Manager Report;
4. Copy of the approved Metropolitan Water Reclamation District (MWRD) permit;
5. Copy of any necessary permits or other documents from the Cook County Forest
Preserve District related to proposed integration of storm water management
system;
6. Copy of any approved permits or other documents supporting the pedestrian and
bicycle access routes to/from Sawmill Station and the Forest Preserve District
property;
7. Copy of the Illinois Environmental Protection Agency (IEPA) permit for water and
sanitary systems;
8. Copy of the stormwater notice of intent for the National Pollution Discharge
Elimination System through IEPA;
9. Copy of any approved permits or other documents supporting all proposed
improvements to and within the Illinois Department of Transportation (IDOT)
public right of way, including but not limited to the realignment of the full vehicular
access with Birch Street, the proposed improvements for the pedestrian access
across Waukegan Road, and any necessary improvement to the two signalized
intersections;
10. A Final Site Lighting/Photometric Plan, for review and approval.
11. A detailed Construction Management and Phasing (CMP) Plan, for review and
approval by the Village Administrator, based on recommendations from the
Director of Public Works, Village Engineer, Director of Community and Economic
Development, Building Official, Fire Chief, and Police Chief. Such Construction
Management and Phasing Plan shall include, but not be limited to:
a. Proposed phasing plan for the project area covered by this approved PUD,
specifically including Lots 3-13: Such phasing plan(s) should include
projected timelines for each phase of construction, location of construction
fencing during each phase, etc.
b. Designated Truck Routes: Such CMP Plan include all designated traffic
routes. The CMP Plan shall include the proposed methods by which the
Developer will keep all routes used for construction traffic free and clear of
mud, dirt, debris, obstructions, and hazards. The Developer shall repair all
damage caused by the construction traffic.
c. Construction Parking and Material Storage: The CMP Plan shall show the
location where all construction vehicles, including passenger vehicles, and
construction equipment and construction materials will be parked or stored
within the Property, for each phase of the project. Any proposed off-site
parking or storage area(s) located within the Village of Morton Grove shall
be identified and subject to approval by the Village Administrator or his
designee.
d. Open Commercial Facilities Plan: The CMP Plan shall show how any existing
businesses, the associated parking areas/facilities, and their employees and
customers will protected from any potential impacts from the proposed
construction activities.
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Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
e. Erosion Control Measures: Such CMP Plan shall include provisions for erosion
control measures, including proposed silt fences, etc., to ensure that no
construction debris enters the storm drains, public right-of-ways, or any
general interior access routes during each phase of construction.
f. The Applicant shall submit updated CMP Plan, as needed, to accommodate
any changes in project phasing, development, and/or locations of truck
routes, material storage, and/or worker parking, during each subsequent
phase of construction.
g. Snow Storage: If applicable, such CMP Plan shall include designated snow
storage areas through each phase of construction
h. Emergency Access: Such CMP Plan shall be developed in such a way to
ensure that emergency vehicles have access to all areas of the site,
particularly construction areas, through each phase.
i. Such CMP Plan shall include an emergency contact list for all key personnel
during each phase of construction
12. Final landscape plans, consistent with the plans listed in Condition A. In
accordance with the Appearance Commission recommendations, such final
landscape plans may include modifications to and/or elimination of landscape
islands and proposed trees, along the south property line, as needed to facilitate
required access for delivery trucks and emergency vehicles. The Owner/Applicants
shall make every effort to install additional landscape islands and trees elsewhere
on the site, to offset any reduced landscaping along the south property line.
13. Detailed screening plans for dumpster and mechanical equipment, for review and
approval by the Director of Community and Economic Development;
14. Final architectural plans, consistent with those listed in Condition 1. Such final
architectural plans shall address all comments, concerns and recommendations in
the Appearance Commission staff report, dated March 29, 2019.
15. Final material samples and specifications for each building, prior to issuance of the
individual building permits, to ensure such material are consistent with the design,
appearance, quality and durability of the material present to the appearance
commission at their April 5, 2019 meeting.
16. Declarations And Covenants or similar documents approved by the Village
Administrator or his designee. Declarations and Covenants shall be developed in
accordance with Section 12-8-2:B.3. Such Declarations and Covenants shall cover
both the commercial and residential uses, common areas, etc. and shall provide
some framework for shared responsibilities for common infrastructure and/or
property maintenance and/or cross -access easement, as applicable, should any of
the lots be sold and/or operated by separate management companies.
17. A detailed Construction Management Plan, including but not limited to: proposed
development phasing plan, location of propose construction and silt fencing,
location of proposed contractor/subcontractor parking during each phase of
construction, location of material storage during each phase of construction,
proposed construction vehicle accessway(s); proposed truck routes to/from the
site, etc.
E. No construction, improvement, or development of any kind shall be permitted on any
portion of the Property unless and until the Final Plans are approved by the Village
Administrator or his designee in accordance with this Ordinance. Notwithstanding the
Page 19 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report - May 13, 2019
provisions within this condition, the Owner/Applicants and/or Developer may apply for
and the Village Administrator may issue partial site work, foundation and/or building
permits, throughout various phases of development, and prior to full staff approval of
all items listed above, provided the Village has received sufficient data, documents
and plans to support the work covered by each such partial permit(s).
F. The Owner/Applicants shall submit all plans, details, and supporting documents to the
Appearance Commission for review and approval, for proposed sign package, prior to
installation of any such signage on the site;
G. The Owner/Applicants shall comply with all applicable provisions of Title 12, Chapter
8 regarding the content and submission of the final plat of subdivision and such
finally plat of subdivision shall be consistent with the approved preliminary plat.
H. The Owner/Applicants shall obtain all necessary signatures and file the final plat of
subdivision and all required easements with the Recorder of Deeds of Cook County
Illinois, and shall file three paper copies, one Mylar, and one electronic copy of the
recorded plat and easements with the Building Commissioner for the Village of
Morton Grove within 90 days of such recording.
I. The Owner/Applicants and Developer shall advise the Village Administrator or his
designee of any proposed change in ownership or operation of the Property or any
part thereof, including the Residential Facility/Lot and/or individual Commercial
Facilities/Lots. Such changes may subject the Applicant, Developer or subsequent
owners, lessees, occupants, and users of the Property to additional conditions and
may serve as the basis for further amendment to the PUD and the Waivers. The PUD
and Waivers are granted so long as the Applicant, Developer and subsequent owner,
occupant and users of this property utilize the area for the purposes as herein
designated.
J. The Owner/Applicants and the Developer, and any lessees, occupants, and users of
the Property, their successors and assigns, shall allow employees and authorized
agents of the Village access to the Property at all reasonable times for the purpose of
inspecting the Property to verify all terms and conditions of this Ordinance have been
met.
The motion was seconded by Commissioner Dorgan and approved unanimously pursuant to a roll
call vote of 6-0 (Commissioner Farkas being absent)
Page 20 of 23
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report — May 13, 2019
Exhibit A
Legal description and Property Index Numbers (PIN)
Page 21 of 23
EXHIBIT A
LEGAL DESCRIPTION OF THE PROPERTY
PARCEL 1:
THAT PART OF LOT 1 LYING WEST OF THE EAST LINE OF THE WEST 763 FEET OF THE EAST 26.31 ACRES
OF SAID LOT 1 OF WHITE'S SUBDIVISION OF THE WEST 1/2 OF THE NORTHEAST 1/4 AND PART OF THE
NORTHWEST 1/4 OF SECTION 19, TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL
MERIDIAN, DESCRIBED AS FOLLOWS:
COMMENCING AT A POINT ON THE NORTH LINE OF SAID LOT 1, 180 FEET WEST OF THE INTERSECTION
OF THE EAST UNE OF THE WEST 763 FEET OF THE EAST 26.31 ACRES OF SAID LOT 1: THENCE SOUTH
PERPENDICULAR TO THE SAID NORTH LINE OF LOT 1, 274.92 FEET; THENCE EAST ALONG A LINE
PARALLEL WITH THE SAID NORTH UNE OF LOT 1, 173.27 FEET TO A POINT ON THE EAST LINE OF THE
WEST 763 FEET OF THE EAST 26.31 ACRES OF SAID LOT 1; THENCE NORTH ALONG THE SAID DESCRIBED
EAST LINE, 275 FEET TO A POINT IN THE NORTH LINE OF SAID LOT; THENCE WEST ALONG THE NORTH
LINE OF SAID LOT, 180 FEET TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS.
PARCEL 2:
THAT PART OF LOT 1 OF WHITE'S SUBDIVISION IN SECTION 19, TOWNSHIP 41 NORTH, RANGE 13 EAST
OF THE THIRD PRINCIPAL MERIDIAN. DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF
INTERSECTION OF THE SOUTH UNE OF SAID LOT 1 WITH THE EASTERLY LINE OF WAUKEGAN ROAD PER
DOCUMENT 19952575, BEING A LINE 54.0 FEET (MEASURED PERPENDICULARLY) EAST OF AND PARALLEL
WITH THE WEST LINE OF SAID LOT 1; THENCE NORTH 453.333 FEET ALONG SAID EASTERLY LINE:
THENCE NORTH 6 DEGREES SS MINUTES 28 SECONDS EAST 91.24 FEET ALONG 5AID EASTERLY LINE OF
WAUKEGAN ROAD TO A POINT, SAID POINT BEING 65.00 FEET (MEASURED PERPENDICULARLY) EAST OF
THE WEST LINE OF SAID LOT 1; THENCE NORTH 1 DEGREE 16 MINUTES 22 SECONDS EAST 90.03 FEET
ALONG SAID EASTERLY LINE OF WAUKEGAN ROAD TO A POINT 67.00 FEET (MEASURED
PERPENDICULARLY) EAST OF THE WEST LINE OF SAID LOT 1; THENCE NORTH 50 FEET ALONG SAID
EASTERLY LINE OF WAUKEGAN ROAD PER DOCUMENT 19952575 TO THE POINT OF CURVATURE;
THENCE NORTHEASTERLY 110.122 FEET ALONG THE ARC OF A CIRCLE HAVING A RADIUS OF 70.00 FEET
CONVEX TO THE NORTHWEST AND WHOSE CHORD BEARS NORTH 45 DEGREES 04 MINUTES 05
SECONDS EAST TO THE POINT OF TANGENCY; THENCE SOUTH 89 DEGREES S1 MINUTES 50 SECONDS
EAST, 1062.70 FEET ALONG THE SOUTH LINE OF DEMPSTER STREET PER DOCUMENT 19952575 AND
19952576, BEING A LINE 54.00 FEET (MEASURED PERPENDICULARLY) SOUTH OF AND PARALLEL WITH
THE NORTH UNE OF SAID LOT 1 TO THE POINT OF INTERSECTION WITH THE SOUTHERLY EXTENSION OF
THE WEST LINE OF A PARCEL OF LAND WHICH WAS DEDICATED FOR DEMPSTER STREET PER DOCUMENT
11634381; THENCE NORTH 0 DEGREES 08 MINUTES 30 SECONDS EAST4.00 FEET ALONG SAID
SOUTHERLY EXTENSION TO THE SOUTHWEST CORNER OF SAID PARCEL OF LAND PER DOCUMENT
11634381; THENCE SOUTH 89 DEGREES 51 MINUTES 50 SECONDS EAST 55.745 FEET ALONG A LINE
50.00 FEET (MEASURED PERPENDICULARLY) SOUTH OF AND PARALLEL WITH THE NORTH LINE OF SAID
LOT 1 T THE POINT OF INTERSECTION WITH A LINE DRAWN PERPENDICULARLY WITH SAID NORTH LINE
OF LOT 1 AT A POINT 325.00 FEET (MEASURED ALONG SAID NORTH LINE) WEST OF THE EAST LINE OF
THE WEST 763.00 FEET OF THE EAST 26.31 ACRES OF SAID LOT I ; THENCE SOUTH 0 DEGREES 08
MINUTES 10 SECONDS WEST 170.00 FEET ALONG SAID PERPENDICULAR LINE TO A POINT; THENCE
NORTH 89 DEGREES 51 MINUTES 50 SECONDS WEST 84.13 FEET ALONG A LINE DRAWN PARALLEL WITH
THE NORTH LINE OF SAID LOT 1; THENCE SOUTH 0 DEGREES 08 MINUTES 10 SECONDS WEST 249.85
FEET; THENCE NORTH 89 DEGREES S1 MINUTES 50 SECONDS WEST 13.514 FEET; THENCE SOUTH 0
DEGREES 06 MINUTES 44 SECONDS WEST 132.575 FEET: THENCE SOUTH 89 DEGREES 53 MINUTES 16
SECONDS EAST O. 18 FEET; THENCE SOUTH 0 DEGREES 06 MINUTES 44 SECONDS WEST 204.937 FEET TO
THE POINT OF INTERSECTION WITH THE SOUTH LINE OF SAID LOT 1, SAID POINT BEING 1102.502 FEET
(MEASURED ALONG SAID SOUTH LINE) EAST OF THE POINT OF BEGINNING: THENCE NORTH 89 DEGREES
54 MINUTES 10 SECONDS WEST, 1102.502 FEET TO POINT OF BEGINNING, ALL IN COOK COUNTY,
ILLINOIS.
PARCEL 3:
THAT PART OF LOT 1 OF WHITE'S SUBDIVISION IN SECTION 19, TOWNSHIP 41 NORTH, RANGE 13 EAST
OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF
INTERSECTION OF THE EAST LINE OF THE WEST 763.00 FEET OF THE EAST 26.31 ACRES OF SAID LOT 1
WITH THE NORTH LINE THEREOF; THENCE NORTH 89 DEGREES 51 MINUTES 50 SECONDS WEST 180.00
FEET ALONG SAID NORTH LINE TO A POINT; THENCE SOUTH 00 DEGREES 08 MINUTES 10 SECONDS
WEST 50.00 FEET ALONG A LINE DRAWN PERPENDICULARLY WITH SAID NORTH LINE TO THE POINT OF
BEGINNING; THENCE NORTH 89 DEGREES 51 MINUTES 50 SECONDS WEST 145.00 FEET ALONG A LINE
DRAWN PARALLEL WITH SAID NORTH- LINE; THENCE SOUTH 00 DEGREES 08 MINUTES 10 SECONDS
WEST 170.00 FEET ALONG A LINE DRAWN PERPENDICULARLY WITH SAID NORTH LINE: THENCE NORTH
89 DEGREES 51 MINUTES 50 SECONDS WEST 84. 13 FEET ALONG A LINE DRAWN PARALLEL WITH SAID
NORTH LINE OF LOT 1; THENCE SOUTH 00 DEGREES 08 MINUTES 10 SECONDS WEST 249.85 FEET;
THENCE NORTH 89 DEGREES 51 MINUTES 50 SECONDS WEST 13.514 FEET; THENCE SOUTH DO DEGREES
06 MINUTES 44 SECONDS WEST 132.575 FEET; THENCE SOUTH 89 DEGREES 53 MINUTES 16 SECONDS
EAST 0. 18 FEET; THENCE SOUTH 00 DEGREES 06 MINUTES 44 SECONDS WEST 204.937 FEET TO THE
POINT OF INTERSECTION WITH THE SOUTH LINE OF SAID LOT 1, SAID POINT BEING 1156.502 FEET
(MEASURED ALONG SAID SOUTH LINE) EAST OF THE SOUTHWEST CORNER •or SAID LOT 1, THENCE
SOUTH 89 DEGREES 54 MINUTES 10 SECONDS EAST 402.568 FEET ALONG SAID SOUTH LINE TO THE EAST
LINE OF THE WEST 763.00 FEET OF THE EAST 26.31 ACRES OF SAID LOT 1; THENCE NORTH 1 DEGREE 32
MINUTES 17.5 SECONDS EAST, 532.33 FEET ALONG SAID EAST LINE TO A LINE DRAWN 274.92 FEET
(MEASURED PERPENDICULARLY) SOUTH OF AND PARALLEL WITH SAID NORTH LINE OF LOT 1; THENCE
NORTH 89 DEGREES 51 MINUTES 50 SECONDS WEST 173.27 FEET ALONG SAID PARALLEL LINE TO A LINE
DRAWN PERPENDICULARLY TO THE NORTH LINE OF SAID LOT 1 AND PASSING THROUGH THE POINT OF
BEGINNING; THENCE NORTH 00 DEGREES 08 MINUTES 10 SECONDS EAST 224.92 FEET TO THE PLACE OF
BEGINNING, IN COOK COUNTY, ILLINOIS.
PROPERTY INDEX NUMBERS
10-19-103-001-0000
10-19-200-007-0000
10-19-200-010-0000
10-19-200-009-0000
Plan Commission Case PC 19-02 (Sawmill Station)
Plan Commission Report May 13, 2019
Exhibit B
Staff Report Dated April 10, 2019
Page 22 of 23
L' fln1uiui l � _ Lt't 1,101111 cE>elCs 1 t � > � >��
� RTO
( Inst `•
To:
From:
Date:
Chairperson Blonz and Members of the Plan Commission
el
Nancy Radzevich, AICP, Community and Economic Development Director
April 10, 2019
Re: Plan Commission Case PC 19-02 (Sawmill Station): IM Kensington MG LLC
(through WIK Consulting) and UrbanStreet Group LLC-ACQ are requesting
approval of a Planned Unit Development Special Use Permit for
redevelopment of the existing shopping center located at the southeast
corner of Dempster Street and Waukegan Road, common property address
of 6711-6947 Dempster Street and 8745 Waukegan Road, in the C1 General
Commercial District per Title 12, Chapter 6 with multiple buildings on one
zoning lot, per Section 12-2-2:A.(4); approval of special use permits for:
Mixed Use Development, Multiple Structures on Zoning Lot, Drive -Through
Facilities, Height of Structures — in excess of the permitted height, Physical
Fitness and Health Services greater than 1,000 square feet with accessory
Massage Services -Full Body, Restaurant — Drive -In (Drive -Through), Open
Sales Lot (limited/seasonal), Garden Supply Store/Greenhouse accessory
to Grocery Store (sales area >10,000 sq. ft.), Theatre,
Microbrewery/Microdistillery with Tavern, Bar and Cocktail Lounge with
live music and/or vocal entertainment as an accessory use, and Multifamily
Dwellings (up to 80 ft. in height, with up to 250 dwelling units); select
waivers to Sections 12-2-5, 12-3-5, 12-4, 12-5-4, 12-5-5, 12-5-6, 12-6-3,
and 12-7 related to bulk, setbacks, lot coverage, floor area ratio, height,
density, screening, lighting, and subdivision design standards, density and
floor area ratio, parking, loading, drive aisles, accessory buildings and uses,
fences, and select criteria for specific commercial special uses and mixed
use provisions; and approval of a Preliminary Plat of Subdivision, with
associated waivers, in accordance with Section 12-8, of Ordinance 07-07
(Village of Morton Grove Unified Development Code).
STAFF REPORT
Public Notice
The Village provided public notice of PC 19-02 for the April 15, 2019 Plan Commission public
hearing in accordance with the Unified Development Code. The Pioneer Press published the public
notice and the Village mailed letters notifying surrounding property owners on March 28, 2019,
and a public notice sign was placed on the subject property on April 1, 2019.
Background
The Subject Properly
The approximately 26 -acre subject property is located at the southeast corner of Dempster Street
and Waukegan Road. The site, with the common property address of 6711-6947 Dempster Street
and 8745 Waukegan Road, is located in the C1 General Commercial District, and is currently
improved with and has been utilized as a commercial shopping center. Since the change in
ownership last fall, some selected demolition has occurred and many of the existing tenants have
vacated their spaces in anticipation of further demolition.
Plan Commission Case PC 19-02 (Sawmill Station)
Staff Report - April 10, 2019
The Surrounding Area
The properties to the north of the subject property, across Dempster Street, include the Prairie
View Community Center and a mix of commercial uses (including Gunzos, Elan Furs, Charcoal
Flame, and Castle Honda); the proposed 8700 Waukegan Road mixed use development (with 187
apartments and 14,000 sq. ft. of retail planned) and the existing Morton Grove Estates, a five
building, five -story residential condominium development, are to the west, across Waukegan
Road; a commercial storage facility is located immediately to the south of the development site;
and the Miami Woods Cook County Forest Preserve abuts the subject property to east and
southeast. (See Context Map below and Zoning Map on Page 26).
is
11-1
Irr...
Vii.
Pap #1: Prairie View Plaza Shopping Center Overall Development Site (Area
proposed for Redevelopment in Red, Area in Blue will remain as existing)
q 4 o .
-.-
INC 3 r }.1L
t l
Overview of the Applicati
IM Kensington MG LLC, the property owners ("Owners") and commercial development applicants
("Applicants") and UrbanStreet Group LLC-ACQ ("Applicants") are seeking approval of a Planned
Unit Development (PUD), with more than one principal building on a zoning lot and waivers to
select setbacks, lot coverage, floor area ratio, height, density, screening, lighting, and subdivision
design standards, density and floor area ratio, parking, loading, drive aisles, accessory buildings
and uses, fences, and select criteria for specific commercial special uses and mixed use provisions;
and approval of special uses for Mixed Use Development, Multiple Structures on Zoning Lot, Drive -
Through Facilities, Height of Structures — in excess of the permitted height, Physical Fitness and
Health Services greater than 1,000 square feet with accessory Massage Services -Full Body,
Restaurant — Drive -In (Drive -Through), Open Sales Lot (limited/seasonal), Garden Supply
Page 1 of 26
Plan Commission Case PC 19-02 (Sawmill Station)
Staff Report - April 10, 2019
Store/Greenhouse accessory to Grocery Store (sales area >10,000 sq. ft.), Theatre,
Microbrewery/Microdistillery with Tavern, Bar and Cocktail Lounge with live music and/or vocal
entertainment as an accessory use, and Multifamily Dwelling, to redevelop the former Prairie View
Plaza Shopping Center. The proposed development project includes the existing Bank of America
("BOA") site plus approximately 227,250 sq. ft. of total new commercial space with 1041 new
parking spaces (on new Lots 3-13) and up to 250 residential units with 481 dedicated residential
parking spaces (for residents and their guests).
The Unified Development Code allows for Planned Unit Developments in the C1 District on
properties greater than 1 -acre and allows the Village Board to grant waivers for PUDs related to
dimensional controls per Section 12-6 of the Unified Development Code.
Map #2: Overall Proposed Site Plan
The Owner and Applicants are proposing to demolish all existing structures except the BOA
building (8745 Waukegan, outlined in Blue in Map#1) and redevelop the site with a Mixed -Use
PUD, consisting of a 250 -unit 7 story residential structure, on a separate residential zoning lot,
and retail and entertainment development on the adjacent Commercial zoning lot, That
commercial zoning lot will be further subdivided into 12 separate parcels. Lot 1 will contain the
existing Bank of America building and its parking facilities. Lot 2 is currently vacant and expected
to be developed in the future. Lot 3 will be improved with a small strip center, with 4 proposed
tenant spaces, 2 of which will include drive-throughs. Lot 4 will be improved with a restaurant.
Lot 6 will be a proposed grocery. Lots 7, 8, and 9 will be improved with retail stores. Lot 10 will
be improved with a fitness center. Lot 11 will include all the common shared parking. Lot 12 will
be improved with a cinema, and Lot 13 will be a small future retail building, small parking lot,
and an open green space area, which is part of the storm water management system.
The residential lot, Lot 5, will be developed with a mufti -family residential building, up to 75 ft. in
height, with up to 250 dwelling units and a parking garage at the rear. The proposed unit mix is
as follows: 45 studios, 155 one -bedrooms, and 50 two -bedrooms.
Pace 3 of 2 5
Plan Commission Case PC 19-02 (Sawmill Station)
Staff Report — April 10, 2019
i
Proposed lise
Lot
lot area (SF)
lot acreage
bldg. area (SF)
FAR
Existing Bank of America
1
44,310
1.017
5,378
0.121
Undefined
2
43,557
1.000
-
-
Small Strip center/Drive---thru`s
3
46,727
1.073
12,000
0.257
Restaurant
4
24,700
0.567
11,950
0.484
Grocery
6
80,115
1.839
35,000
0.437
Retail (Dept. Store)
7
80,276
1.843
55,000
0.685
Retail (Jr. Dept. Store)
8
42,770
0.982
20,800
0.486
Retail
9
25,969
0.596
12,000
0.462
Fitness Center
10
57,280
1.315
37,000
0.646
Parking/Common Areas
11
402,381
9.237
-
-
Cinema/Brewhouse/Restaurant
12
73,600
1.690
39,500
0.537
Retail
13
9,783
0.225
4,000
0.409
,
Commercial Total
,
931,468
21.384
232,628
0.25
Residential Building
5
207,243
4.758
256,000
1.235
Parking Deck Structure
160,000
0.772
Residential Total
416,000
2.007
, OVERALL. TOTAL
1,1.38,712
26.141
648.628
0.57
The Owner is planning a phased construction project that would start in late summer. Portions
of the commercial lot would be improved by spring/summer 2020, and the next phases would be
completed in 2021-22.
Staff notes that when the developer has defined plans and proposed uses/tenants for Lots 2 and
13, they will be required to go through the review process for those lots. As long as the tenant
for Lot 13 is a general retail use (or use with a similar parking demand), which can locate within
the building footprint as shown (or comparable), then it is anticipated that tenant could go
through basic building permitting process, with Appearance Commission review. Lot 2 will be
processed as an amendment to the PUD, since no site plan, parking, etc. has been included in
this application project.
Zoning Analysis/Variations Requested
The Applicant has filed an application for approval of a mixed use Planned Unit Development
(PUD). Within this PUD, there are two distinctive, but connected zoning lots. The main portion
the site, the Commercial Lot, is designed as a retail, restaurant, and entertainment center, while
the eastern portion is proposed to be a 250 unit, seven story multi -family development, with a 3
level parking deck and some dedicated surface visitor parking.
While there are vehicular and pedestrian interconnections and some correlation between the
architecture, the two lots each have their own dedicated parking areas. Further, it is anticipated
the residential portion will have a separate property manager. As such, this overall mixed use
PUD is best evaluated as a PUD with two primary zoning lots — a 4.76 acre residential zoning lot
and a 21.38 acre commercial lot, with 12 sub -lots.
Page 4 of 26
Plan Commission Case PC 19-02 (Sawmill Station)
Staff Report - April 10, 2019
Staff notes that nearly all of the plans and supporting documents included in this review and
within the packet are the identical plans that were reviewed by the Appearance Commission,
Traffic Safety Commission and Village Staff. There are two notable differences that staff needs
to point out up front, to avoid any confusions related to consistency of plans:
✓ Civil Engineering Plans (Sheets C200 -C208, EXH1-3), dated April 3, 2019 and Residential
Site Plan — Sheet A100, dated April 9, 2019: The Plan Commission's packet includes a
slightly modified version of these site plans. The recently updated plans are a result of
staff concerns, particularly the Fire Department's concern, about the need for them to have
sufficient room to access the residential building, in times of emergency. The CMI Engineer
and the Residential Architect worked through the early part of this week to address this
concern. These updated plans are progress prints, but are important to include to show
that they can address the life safety issues, with the shifting of the residential building,
parking decks and the access road between the parking deck and the cinema. Due to
these shifts, the dimensional controls and zoning analysis, particularly for the Residential
Zoning Lot, were modified a bit. NOTE; to ensure all necessary waivers and/or approvals
are granted, stat has used these updated dimensional controls for the zoning review
below.
✓ Facade Elevations for Jr. Department and General Retail stores (Lots 8 and 9): The
developer just received the approval from the prospective tenants for the facade designs
for these two spaces. While these elevations were not included in the Appearance
Commission packet, staff has reviewed these with the Chairperson and he noted that
because the material are similar to the elevations the Commission reviewed on April 5th, he
recommends they be included with the Plan Commission review packet, with the condition
those elevations be submitted to the full appearance commission for review prior to
adoption of the PUD ordinance. It is expected these elevations will be reviewed by the
Appearance Commission at their May meeting, which will held prior to the Village Board
taking action on the PUD ordinance.
Staff notes that these plans and elevations provide additional key information and/or respond to
a key site access issue, but do not really impact the comments, notes, issues and/or
recommendations identified by the Appearance Commission, Traffic Safety Commission or other
staff reviews. As such, although the other plans for the landscaping, civil engineering, etc. have
not all been updated to reflect the progress change on the residential site, staff believe those
changes can done at time of permitting, to reflect the new setbacks, and such modifications will
not change the overall intent of the PUD or the proposed commercial and residential development
plans.
Plan Commission Case PC 19-02 (Sawmill Station)
Staff Report — April 10, 2019
Commercial Zoning Lot Analysis
The following table provides a comparison of proposed commercial/entertainment development
on the Commercial Zoning Lot against the relevant dimensional controls:
DIMENSIONAL
CONTROL
ORDINANCE
REQUIREMENT
PROPOSED
COMMENT
Lot Size for PUD
Eligibility
1 acre minimum
(Sec. 12-6-3:D.4)
Overall Site is 26 acres
Compliant
Front Yard (west
and north)
0 ft.
(Sec. 12-4-3:E)
,
Waukegan Road:
17.31+/- ft. (existing
BOA); 59.4 ft. (proposed
grocery)
Dempster Street:
17.31+/- ft. (existing
BOA); 15 ft. (proposed
restaurant)
Compliant
Compliant
Side Yard
(south)
0 ft.; but if
provided, it shall
not be <5 ft.
(Sec. 12-4-3:E)
46 ft. (department store -
closest)
Compliant
Rear Yard (east
at Residential
Zoning Lot line)
5 ft.
(Sec. 12-4-3:E)
Restaurant: 51.6 ft.
Future Retail: 60.5 ft.
Cinema/restaurant /
mlcrobrewery: 26.4 ft.
Compliant
Building Height
40 ft.
(Sec. 12-4-3: E)
All = 40 ft. except
Cinema/restaurant/
mica vbrewery = 50 ft
Compliant except Cinema/
restaurant/ microbrewery
= .10 ft. waiver requested
FAR
2.0
(Sec. 12-4-3:E)
0.25
Compliant
Number of
structures on a
zoning lot
Only one principal
building allowed on
a zoning lot
(Sec. 12-2-2:A.)
Up to 14 buildings on
overall PUD lot up to
13 buildings on
Commercial Lot up to
Commercial sub -Lot 3
Seeking approval of
multiple structures on one
zoning lot, through the P1®
Page 6 of 26
Plan Commission Case PC 19-02 (Sawmill Station)
Staff Report — April 10, 2019
Residential Zoning Lot Analysis
The following table provides a comparison of Multifamily Development on the Residential Zoning
Lot against the relevant dimensional controls:
DIMENSIONAL
CONTROL
ORDINANCE
REQUIREMENT
PROPOSED
COMMENT
Lot Size for PUD
Eligibility
1 acre minimum
I (Sec. 12-6-3:D.4)
Overall Site is 26 acres
Compliant
Density
Min. of 1,815 sq. ft.
per unit OR max of
24 units / acre
Max. of 114 Unit on
4.758 acres (Res.
Lot)
(Sec. 12-5-4:C.1.)
250 units = 5Z54
units / acre (Res. Lot)
Waiver of 136 units
requested
Lot Width
Min. 50 ft.
(Sec. 12-5-4:D.)
281.43 ft.
Compliant
Front Yard
(north)
15 ft. by right;
10 ft. by Special Use
(Sec. 12-5-4:E.1.)
62.3 ft.
Compliant
Side Yard (east
& west)
Min. of 5 ft. for
bldg's up to 20 ft.
high; + 1 ft. for
each 3 additional ft.
in height, up to 10
ft. setback
(Sec. 12-5-4:E.2.)
East = 31 ft. (residential
bldg.); 24.6 ft, (parking
deck)
West = 53.4 ft.
(residential bldg. -
closest); 89.5 ft. (lobby);
25.25 ft. (parking deck)
Compliant
Compliant
Rear Yard (east)
18 ft.
(Sec. 12-5-4:E.3.)
24 ft.
Compliant
Building Height
45 ft.
(Sec. 12-5-4:F.)
75 ft30
ft waiver requested
FAR
2.0
(Sec. 12-4-3:E)
1.235 (NOTE: parking
deck will be open
structure, as such not
included in FAR)
Compliant
Impervious Lot
Coverage
Max. of 60%
(Sec. 12-5-4:1.2.)
70%
Waiver requested to allow
up to 70%
Number of
structures on a
zoning lot
Only one principal
building allowed on
a zoning lot
(Section 12-2-2:A.)
Up to 14 buildings on
overall PULS lot; up to
2 buildings on
Residential Lot
Seeking approval of
multiple structures on one
zoning lot, through the PUD
Plan Commission Case PC 19-02 (Sawmill Station)
Staff Report - April 10, 2019
As shown in the tables above, the Owner and Applicants are seeking approval of the following
waivers for the proposed Planned Unit Development in the C1 District, pursuant to Section 12-6:
• Section 12-2-2A.4: Approval to allow multiple structures on a zoning lot as a planned unit
development for overall PUD and on the Commercial and Residential Zoning Lots;
• Sections 12-4-3:E and 12-5-4:P. Waivers to the maximum permitted building height
requirements for commercial (40 ft.) and multi -family structures (45 ft.) to allow one
commercial building to be up to 50 ft. and the residential structure to be up to 75 ft.;
• Section 12-5-4:C.1: Waiver to the maximum permitted density (24 units / acre) to allow
up to 250 total units (approx. 52.54 units /acre); and
• Section 12-5-4:1.2.: Waiver to the maximum permitted impervious lot coverage
requirement for multi -family developments to allow up to 70%.
Site Development
Site Access
The existing shopping center has seven (7) ingress/egress points: three (3) access driveways via
Waukegan Road and four (4) access ways via Dempster Street. The Owner/Applicants are
proposing to maintain all of the access ways along Waukegan and the two western most access
ways along Dempster, as they currently exist. The existing full access east of the signalized
intersection at Dempster and Athletic Avenue will be moved to align with Birch Street and eastern
most access way to/from Dempster will be converted to a fire lane, which will be limited to
emergency vehicles only. The Village Engineer raised some questions and concerns with the
realignment of Birch as well as with maintaining the northern most "right -in, right -out" along
Waukegan Road (See Comments 54-56 in the attached report). The Village Engineer also notes
that additional information is needed for the mid -block pedestrian crossing between the service
drive and the south access along Waukegan. (See Comment 58 in the attached report) The
developer is expected to provide responses and/or additional data or supporting
documents, as necessary, at the public hearing related to these concerns.
Internal Vehicular Access - General
Generally, the internal circulation seems appropriate for general vehicle (non -emergency, non-
delivery, etc. vehicles) movements through the site. While there are some islands that have tight
radii which might be difficult for larger SUV's to manage, the refinement of the size and/or
locations of some of the islands can be done through final engineering review and permitting.
Staff is more concerned with the ability for vehicles to access into, through and out of the two
new drive-throughs on Lot 3. Based on the site layout and geometry of the drive-throughs,
vehicles travelling west -bound on the northern most internal access driveway will have a hard
time making the turn into the coffee drive-through. Similarly, those exiting the cafe drive through
may have a difficult time turning west -bound to access the signalized intersection. While the Civil
Engineer recently provided a graphic showing a passenger vehicle turning movements, due to
time constraints, staff has not fully reviewed these plan yet. Staff did note, however, that the
graphics are for a passenger vehicle, which may not effectively show movements for SUV's, which
are increasingly more common vehicles. Prior to the public hearing, stab will review
recently submitted turning plans and the developer should provide updated turning
plan showing movements for SUVs.
Page 8 of 26
Plan Commission Case PC 19-02 (Sawmill Station)
Staff Report - Apni 10, 2019
As along as safe access can be accommodated, staff notes that the proposed queuing capacity
for both drive throughs meet or exceed code requirements. Further, the traffic engineer notes
that the drive throughs meet expected queuing capacity in terms of number of vehicles.
Staff notes a concern with one aspect of the internal site circulation by the main retail building
duster. The proposed "drop off" areas on the north side of the grocery and near the small retail
building are problematic. These area along and in front of the building should be maintained as
dear fire lines. Further the location of these drop off area, along the southern most internal
circulation routes and at or near pedestrian crossways, introduce additional potential vehicular
and pedestrian conflict points. These "drop off" areas should be removed as part of the final
engineer plan submittal. Staff will recommend a condition that no permits be issued until those
are removed from the site plans.
Internal Vehicular Access - Emergency Vehicles and Delivery Trucks
Although the Owner/Applicants have provided some truck turning plans, staff notes that they
have not provided plans showing ail movements for such vehicles. Of particular concern is how
larger Fire Department vehicles will be able to access certain areas of the site where the islands
have tight turning radii and/or narrow access points. For example, the access out of the one-
way exit just west of the cafe drive-through lane appears too narrow for Targe vehicles to
maneuver. In response to staff concerns with how delivery trucks will maneuver into and out of
the loading docks along the south side of the Targe retail building, the Civil Engineer recently
provided an additional truck turning plan. As expected, some of the islands along the back and
the concrete dock extensions will need to be reduced in size and/or removed to ensure the
delivery vehicles can get in and out of those loading docks. Understanding that these site changes
may be necessary, staff had suggested and the Appearance Commission agreed to grant
additional waivers to landscaping requirements to allow for the removal of any of the islands as
necessary, along the south property line, to ensure delivery truck and vehicular access. Staff is
still reviewing these recently submitted updated plan, and should complete that review before
the public hearing. The developer is expected to provide responses and/or updated
plans, as necessary, at the public hearing to respond to these concerns.
Staff also have concerns with ability of a garbage truck to access the trash area on Lot 3. The
trash area is current located in between the two smaller buildings at the coffee drive-through
entrance. The Owner's/Applicants' architect advised that they expect the trash to be dragged out
to the northern most internal access road for pick up. This is not a desirable solution as it could
cause conflicts with vehicular traffic flows on one of the main interior circulation routes and also
will likely result in the spillage and leakage of trash and liquids along the drive through and into
that internal circulation road. Further the location of the trash receptacles is not ideal for the two
restaurants. In addition to responding to concerns related to drive-through and
pedestrian access to/through these business on Lot 3, the trash location and
proposed methodology for pick up is problematic.
As previously noted, the plans provided to the Plan Commission include two updated site plans,
which show the residential building moved further west on the site. This was done to address a
significant access concern raised by the Fire Department. The updated configuration and
setbacks shown on those plans must be carried forwarded on all the final plans, prior
to issuance of any building or site improvement permits, as a condition of the P1JL
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