Village of Glenview Plan Commission STAFF REPORT May 22, 2018 TO: Chairman and Plan Commissioners FROM: Community Development Department CASE MANAGER: Tony Repp, Planner CASE #: P2018-016 LOCATION: PROJECT NAME: 2501 Patriot Boulevard Evans Scholars Foundation / Western Golf Association SUBJECT: Final Site Plan Review ACTION REQUESTED: Staff requests consideration of a petition requesting a Plan Commission recommendation to the Village Board of Trustees APPLICANT / OWNER / CONTACT: Evans Scholars Foundation 1 Briar Road Golf, IL 60029 PROPOSAL: The Evans Scholars Foundation is requesting Final Site Plan Review approval to allow for the construction of a new office building in the Prairie Glen Corporate Campus. Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval or disapproval by any Glenview regulatory commission or the Village Board of Trustees.
Site Assessment VILLAGE OF GLENVIEW ZONING: PIN(s): 04-22-301-024-0000 Current North East South West Glenview I-2 Light Industrial District Glenview I-2 Light Industrial District Glenview I-2 Light Industrial District Glenview I-2 Light Industrial District Glenview I-2 Light Industrial District AERIAL PHOTOGRAPHY: 2
Project Summary BACKGROUND: During the past decade the owner of the property, Catellus, marketed the last remaining original lot within the Prairie Glen Corporate campus for use by a single 200,000 sq. ft. user. In 2012, Catellus subdivided this lot into three (3) smaller lots to take advantage of a stronger office market for 30,000 to 50,000 sq. ft. facilities. As a result, the American College of Chest Physician s was constructed on the northern portion of the property and the Fertility Clinics of Illinois s (FCI) facility is currently under construction on the eastern lot. As part of the FCI project, one of the three (3) lots was split into two (2) separate commercial lots. Catellus is likely to construct an additional smaller office building on the remaining land to the east of the subject property in the future. At this time, the Evans Scholars Foundation proposes development of the westernmost lot with a new office building. PROJECT DESCRIPTION: The applicant, The Evans Scholars Foundation and Western Golf Association (ESF/WGA), proposes the development of a new office building comprised of approximately 24,900 square feet upon 3.62 acres. The building would be utilized as the headquarters of the organization with day-to-day office operations and for several events held in conjunction with scholarship interviews and other related programming. The applicant estimates approximately 60 employees will occupy the office space daily. During any special events in which parking congestion may occur, groups of the employees of the ESF/WGA will park at the Glen Club and be shuttled in. The ESF/WGA has an agreement for these provisions via a letter included in the applicant s application materials. POTENTIAL NEIGHBORHOOD IMPACTS: The subject property is situated along Patriot Boulevard, and adjacent to the Kent Fuller Air Station Prairie. While no impact is expected to the surrounding development, special attention should be paid to the development in respect to its proximity to the Air Station Prairie. Any and all efforts to minimize impacts to the adjacent natural area should be taken. 3
Plan Commission Review FINAL SITE PLAN REVIEW COMMENTS The purpose of Site Plan Review is to go beyond the basic zoning, subdivision, design and building requirements in order to address site details which these other codes may not regulate in such detail. The review process is intended to promote more orderly and harmonious development and are intended to ensure that all codes and ordinances have been met helping to provide a logical and coordinated review of proposed developments. Staff has coordinated with the applicant on the included submittal which substantially complies with the Site Plan Review Ordinance Criteria: CIRCULATION The applicant has provided AUTOturn exhibits which confirm that any regular delivery vehicles will not interfere with vehicle circulation while utilizing the proposed loading berth. There will be no on-street parking permitted within the cul-de-sac. There will be no off-street parking permitted within the drop-off-lane. The applicant should describe the directional signage plan to indicate the direction of entry/exit for the proposed drop-off lane. Such signage is permitted to be comprised of up to 2 square feet per sign. Final signage designs should be included with exhibits to be presented to the Appearance Commission. The site plan includes a pedestrian sidewalk connecting the primary building entrance to the public street. Striping should be provided in the location where the pedestrian path crosses the loading lane, and the applicant should confirm that the sidewalk accommodations will include required accessibility improvements at this location. BUILDING AND STRUCTURE LOCATION The property is subject to the Glenview Naval Air Station Guidelines. A summary of how the proposed project relates to each standard is included in the next section of the report. All mechanical units are to be roof-mounted or interior to the building and shall be screened from view. The applicant has stated that no food preparation is to be completed on site. Food will be brought in for special events and trash enclosures are proposed within the interior loading bay. BUILDING SCALE Expanding the color palette or materials used in the building architecture may add interest to the mono-chromatic portions of the building. The proposed architectural design is largely composed of masonry materials, steel, and glass. The Plan Commission may provide comments regarding the proposed materials which the Appearance Commission can take under advisement regarding alternatives including the addition of more natural materials. Appearance Commission approval is required for building architecture, building materials, light fixtures, and hardware. 4
PARKING LOTS The applicant is proposing to use pervious pavement within the central parking bays in the parking lot. The applicants design complies with the parking lot landscaping requirements including the number of total parking lot trees (26) and interior parking lot trees (17). SITE ILLUMINATION The applicant has provided a preliminary photometric plan which shows the plan is largely compliant with provisions of the Village s performance standards relating to lighting. The application materials depict landscaping and architectural lighting. Any lighting fixture over 1,000 lumens should be depicted on the photometric plan and included in lighting calculations. The applicant shall confirm the presence and intensity of these lights. The applicant has also provided preliminary lighting fixture specifications for review. The proposed photometrics plan and lighting fixtures shall be subject to review and approval by the Appearance Commission. LANDSCAPING The applicant should consider alternatives to the Caleery Pear tree for final design. The landscape plan shall be subject to the review and approval of the Appearance Commission. Landscape materials should generally be selected from the GNAS Design Guidelines Planting List. The applicant should explain why additional materials from the planting palette have not be proposed. 5
GRAPHICS AND SIGNAGE The proposed ground sign requires a setback of 10.0 feet from any property line. No dimension is provided on the site plan, but the sign appears to be encroaching onto the front lot line near the entrance to the property. A revised plan should be provided prior to Board of Trustees consideration which identifies a location for the sign with a compliant setback. Final Appearance Commission approval is required for all proposed exterior signage. 6
Technical Review COMPLIANCE WITH VILLAGE PLANS: Village Plan Compliance Yes / No / N/A Comments Comprehensive Plan Yes The proposed land use is consistent with direction in the Comprehensive Plan & GNAS Master Plan. Official Map Yes The proposed zoning is consistent with the zoning prescribed by the Official Map. Waukegan Road Corridor Plan N/A - Milwaukee Avenue Corridor Plan N/A - Downtown Revitalization Plan N/A - Natural Resources Plan N/A - Bike & Sidewalk Master Plan N/A - The GNAS Design Guidelines TBD See summary of GNAS Guidelines in report. LAND USE STATISTICS: Permitted Zoning Proposed Compliance Zoning I-2 I-2 Yes Minimum Lot Size 1.0 acres 3.62 acres Yes Maximum Building Height 35.0 feet 32.0 feet Yes Maximum Lot Coverage 60% 8.30% Yes Minimum Front Yard Setback (West) 50.00 feet 52.58 feet Yes Minimum Side Yard Setback (North) 25.00 feet 91.40 feet Yes Minimum Side Yard Setback (South) 25.00 feet 191.60 feet Yes Minimum Rear Yard Setback (East) 25.00 feet 152.80 feet Yes Minimum Parking Setback 5.0 feet 10.0 feet Yes Loading Berths 1 1 Yes 7
PARKING REQUIREMENTS: The Zoning Ordinance stipulates formulas to be applied to various possible land uses in order to establish the minimum number of required parking stalls. These parking formulas have been examined by staff to establish the most restrictive requirements, which can be summarized as follows: Parking Requirements Commercial Office Formula 1 parking spaces per 300 sq.ft. Quantity Total Required Total Proposed Compliance 24,900 sq.ft. 83 86 Yes The applicant estimates approximately 60 employees will occupy the office space daily. While a multipurpose room is present, the site is not to be used an open event space for the public. Any events having an impact to traffic flow or public safety will be subject to special event permitting. Several days a year, the site may be host to scholarship interviews or board meetings that may result in increased parking demand during normal business hours. The scholarship interviews are typically completed in phases in which sections of potential candidates are brought in at various times for interviews and activities. The applicant has the ability to schedule and stagger these activities to mitigate any impact the increased parking demand may create. Additionally, on these days, groups of the employees of the ESF/WGA may park at the Glen Club and be shuttled in if necessary. The ESF/WGA has an agreement for these provisions via a letter included in the applicant s application materials. 8
EVALUATION OF COMPLIANCE WITH GNAS DESIGN GUIDELINES: Building Setbacks: 50' landscaped front yard along all major streets to strengthen identity of the campus. A similar landscape setback is encouraged around the prairie park to create an adequate landscaped transition zone between the native prairie landscape and individual development sites. Compliance: Yes the setbacks meet the ordinance requirements and comply with the setback requirements adjacent to the prairie. Building Placement: Buildings are encouraged to have a clear relationship to the street. On larger parcels where buildings may be located further form the street a clear and direct entry drive is encouraged. Compliance: Yes Building Orientation: All buildings are encouraged to have similar orientations that locate the main building façade either parallel or perpendicular to the street. Compliance: Yes the main building façade is situated parallel to Patriot Boulevard. Placement of Main Entrances: Main building entrances are encouraged to be visible from the street, well-lit, and easily accessible by employees and visitors. Entrances that are conveniently located adjacent to visitor and employee parking, and accommodate pedestrian access from public transportation are preferred. Compliance: No while the primary entrance is conveniently located near proposed parking areas and a pedestrian connection has been provided from the public sidewalk to the primary building entrance, a waiver will be required since the entrance is not visible from Patriot Boulevard or the cul-de-sac. Building Height: Buildings on the campus may be up to 5 stories in height but are encouraged to step-down from Willow Road to the Metra District. Mechanical penthouses should be no more than 12 above the roofline per the Village of Glenview Zoning Code. Compliance: Yes the building is proposed to be two stories. Parking Location: Parking with clear and convenient access for the visitors and employees from the addressing streets is encouraged. Parking lots sited along the sides and/or rear of the building with convenient pedestrian access to building entries is encouraged. Compliance: No a waiver from the design guidelines will need to be granted by the Plan Commission to permit the parking to the north of the building Service Location: 9
Service and loading activities must occur at the rear or non-required side yard of the building and screened from public view. Building service areas oriented away from major and addressing streets are encouraged. Compliance: Yes most services are located in an interior loading bay. Parking and Service Access: Access to visitor/employee parking and service areas are recommended to be clearly marked from the major and addressing streets. Compliance: Yes the parking areas are organized in a clear manner. Building Expression: Buildings in the office/industrial campus are encouraged to be low in height and have generally consistent window expressions visible from the street. Compliance: Yes - the main facades are all lined with windows. However, additional interest will likely be required by the Appearance Commission Energy Efficient Buildings: The design of office and industrial buildings are encouraged to incorporate technologies that reduce the need for energy. Compliance: Yes the applicant has included permeable pavement surface within the parking lot. Roof forms and Screening: Screening systems required for all roof top equipment, using materials similar to building façade. Compliance: Yes all mechanicals will be located in a partially below grade well. Building Materials and Colors: High quality and compatible with surrounding neighborhoods. Compliance: Yes The proposed design includes masonry elements as well as steel and glass. The contemporary design is intended to compliment the design of adjacent buildings. Building and Site Lighting: Lighting well integrated with site design. Compliance: Yes the proposed lighting plan is compliant with Village standards. Landscaped setbacks: Landscaped setbacks adjacent to the prairie encouraged to reflect the prairie with landscape of grasses and wildflowers. Compliance: Yes the applicant is proposing the installation of a various native plant materials Landscaped parking lots: 10
Islands and perimeter are encouraged to be landscaped to visually disrupt the large expanse of pavement. At minimum trees and groundcover are needed. Compliance: Yes proposed design complies with all parking lot landscape requirements. 11
PROJECT TIMELINE: Submittal/Meeting/Action Date A. Application Submitted 04/20/2018 B. Plan Commission Meeting 05/22/2018 C. Appearance Commission Meeting (Preliminary) 05/23/2018 D. First Consideration by Board of Trustees TBD E. Second Consideration by Board of Trustees TBD F. Building Permit Application & Final Engineering TBD G. Final Appearance Commission Meeting TBD H. Site Development & Building Permit Issuance TBD I. Final Subdivision TBD J. Plan Commission Meeting TBD K. Village Board of Trustees Resolution TBD L. Building & Engineering Inspections TBD M. Certificates of Occupancy TBD ENGINEERING COMMENTS: No preliminary engineering issues exist that would prevent this project from proceeding to final engineering review and approval. There are several minor engineering concerns outlined in the attached memorandum dated 05/16/2018 from Steve Amann, Consulting Engineer. FISCAL IMPACT ANALYSIS: In conjunction with the development of the 2501 Patriot Boulevard parcel, the WGA (through the Evans Scholar Foundation) has entered into a development agreement with the Village of Glenview. In the agreement, the Evans Scholar Foundation would make a one-time payment to the Village of $302,871 for the direct and indirect cost of providing Village services, which are typically supported by real estate tax revenue. The payment would be made at the time of issuance of the building permit for the office building and equates to what a normal for-profit business would pay in property taxes through the life of the Tax Increment Financing (TIF) district and contribute to the acceleration of the TIF s retirement. As part of the agreement, the Evans Scholars Foundation will increase their community outreach by annually visiting Glenbrook South High School and District 30 schools to provide an overview of caddying and their scholarship program. Additionally, the Evans Scholars Foundation will work with local golf clubs with youth caddie programs to raise the awareness of potential scholarship opportunities. TRAFFIC IMPACT ANALYSIS: A parking study was prepared for the proposed project which evaluated the use and scope as well as plans for proposed off-site parking accommodations for special events. A review of projected impacts and site analysis was conducted by James J. Benes and Associates. The Village s third-party consultant concurred with the results of the applicant s study which showed the proposed parking solutions were suitable for the number of special events. 12
REQUIRED APPROVAL(s): The following chart details the necessary required approvals: Required Regulatory Review A. Annexation B. Annexation with Annexation Agreement C. Comprehensive Plan Amendment D. Official Map Amendment E. Rezoning F. Planned Development G. Conditional Use H. Final Site Plan Review I. Second Curb Cut J. Subdivision (Preliminary, Final, and Waivers) K. Variation(s) (Zoning Board of Appeals) L. Certificate of Appropriateness (Appearance Commission) M. Final Engineering Approval & Outside Agency Permits N. Building Permits O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy Attachments & Exhibits 1. Sample Motion 2. Engineering Memorandum from Steve Amann, Consulting Engineer, dated 05/16/2018 3. Traffic Review Memorandum from James J. Benes and Associates, dated 05/14/2018 4. Petitioner s Application & Exhibits 13
Sample Motion Based upon the petitioner s application materials, testimony, and discussion relating to the petition which together demonstrate compliance with Chapter 98, Article II of the Municipal Code, I move in the case of P2018-016, Evans Scholars Foundation and Western Golf Association at 2501 Patriot Boulevard, that the Plan Commission recommend the Village Board of Trustees grant Final Site Plan Review approval to allow the construction of a new office building in the I-2 Limited Industrial District, in accordance with the following conditions: A. Final Site Plan Review approval for the site improvements in accordance with the Geometric Plan (P-GM) prepared by SpaceCo. Inc., and dated 04/20/2018 and the following conditions: 1. A waiver from the Glenview Naval Air Station Design Guidelines to permit parking areas in the front (north) yard between the building and the street; 2. A waiver from the Glenview Naval Air Station Design Guidelines to the allow the primary building entrance to face the interior parking lot rather than the public street; and 3. The proposed ground sign shall be relocated to a minimum setback of 10.0 feet. 4. Crosswalk striping shall be provided in the area where the pedestrian route crosses the loading and delivery lane. 5. All pedestrians sidewalks shall include required accessibility improvements. B. Final Appearance Commission approval is required for any proposed architecture, signage, landscaping, and lighting. C. Final engineering approval through the building permit process of the lot comprising the development site. D. All materials presented to the Commission on May 22, 2018 and associated revisions required by the Plan Commission. 14
Interdepartmental Memo TO: Tony Repp, Planner FROM: Steve Amann, P.E., CFM, Baxter & Woodman, Inc. DATE: May 16, 2018 SUBJECT: Evans Scholars Foundation Building Preliminary Engineering Review We have reviewed the April 20 Preliminary Engineering Plans for this project. There are no engineering issues which would prevent this project from proceeding to final plans. Some engineering items of note include: 1. Stormwater detention is provided for this site in a nearby detention pond. Calculations are needed: a. To demonstrate the increased impervious area falls within the pond design criteria; and b. To assess the impacts on the existing storm sewers and overland flow paths (and determine if additional improvements will be warranted). Since the site was permitted through the Metropolitan Water Reclamation District of Greater Chicago, these calculations will need to be reviewed and approved by that agency. 2. Volume control, required by the MWRDGC, is proposed in permeable pavement and a bioswale in the westerly yard. 3. Downspouts and other roof drains need to discharge at grade in landscaped areas, and connect to storm sewers at hard surfaces. 4. Permits will be needed from outside agencies: a. Storm water management and sanitary sewer connection from the MWRDGC; b. Water main construction from the Illinois Environmental Protection Agency Division of Public Water Supplies; and c. Construction site runoff from the IEPA Division of Water Pollution Control. Please let us know if you have any questions or need any additional information. C: James Tigue, P.E., Civil Engineer Jeffrey G. Brady, AICP, Director of Community Development Joe Rizzo, Superintendent of Operations Captain Jim Sincox, Fire Department I:\Crystal Lake\GLVNV\180004-EngrPlnRev\02\076-2501 Patriot\PSPR\20180516 Engineering PC Memo.docx
JAMES J. BENES AND ASSOCIATES, INC. 950 Warrenville Road Suite 101 Lisle, Illinois 60532 Tel. (630) 719-7570 Fax (630) 719-7589 MEMORANDUM Date: May 14, 2018 To: Tony Repp Planner Village of Glenview From: Thomas Adomshick, P.E., PTOE Daniel H. Schoenberg, P.E. President Project Engineer Re: Western Golf Association, 2501 Patriot Boulevard Glenview, Illinois Job No. 1394.145 At your request, we have reviewed the documents listed below for the development of a 24.9K square foot office within Lot 3 of the Prairie Glen Corporate Campus Unit 10 Subdivision. 1. Preliminary Engineering Plans Evans Scholars Foundation prepared by Spaceco Inc. dated April 20, 2018. 2. Executive/Summary/Zoning statistics prepared by Gensler and dated April 20, 2018 3. Site Plan prepared by Gensler and dated April 20, 2018 4. Memorandum about parking prepared by Gewalt Hamilton Associates, Inc. dated April 20, 2018 We have the following comments: Access Vehicular access is from a single driveway on Patriot Boulevard cul-de-sac serving the subdivision and intersecting Patriot Boulevard, the thoroughfare. The access is consistent with previous studies. The July 2017 traffic impact study of Lot 2 assumed 56K square feet of remaining buildout within the Corporate Campus, and with this projected land use intensity, found acceptable performance at the cul-de-sac intersection with Patriot Boulevard. Traffic performance need not be revisited now. Pedestrian access is proposed from the cul-de-sac. If this is the designated accessible route, there should be ramps and detection plates at the driveway crossing. The sidewalk width adjacent to the west row of parking including the handicap spaces should be increased to 7 to account for any vehicular overhang. There is a proposed sidewalk from the west side of the principal structure and Patriot Boulevard. The plans do not specify if this is intended as an accessible route to the building.
2501 Patriot Boulevard Western Golf Association May 14, 2018 Parking As an office land use, Section 98-293(b)(4) requires 83 parking spaces and 86 spaces are provided. With 60 daily employees, this total is adequate. The GHA letter says up to about five times per year events resulting in a building occupancy of 90 to 100 total persons may be held. In these cases, we agree with GHA that on-site parking may be inadequate. Typically, on-site parking is not usually determined by occasional events. However for these occasions, GHA says visitors will be shuttled to and from off-site, or shared parking within the Corporate Campus will be arranged. A March 26, 2018 letter from the Glen Club offering off-site parking is referenced in the GHA letter. This document was not within our review package, so we cannot comment upon it. No evidence has been provided for collective parking with other uses on the cul-de-sac. The Village could require the petitioner provide of evidence of parking agreements with the adjacent properties and at the Glen Club as a condition of approval. Section 98-294(b) requires 9 x 19 spaces. All parking spaces shown on the plans are 9 x 18 to face of curb. 98-294(e)(10)b.2 allows a 17 stall length on parking lot perimeters provided the 5 foot buffer is increased to seven 7 feet to allow for vehicular overhangs. When measured from face to face of curb, it appears the parking modules can meet the Code requirements if 2 foot additional perimeter buffers are provided along the east and west parking lot perimeters. This would provide 17 deep perimeter spaces, 24 drive aisles, and 19 deep interior parking spaces. The sidewalk along the west parking lot perimeter must be widened to 7 feet to allow for overhang and still provide ADA minimum useable sidewalk width beyond the vehicular overhang. The four handicap accessible spaces are adequate and compliant. Final plans should show sidewalk ramps to these spaces. --end-- Page 2