Lake County Gazette

Village of Deerfield Plan Commission met April 25

Here are the minutes provided by the commission:

The Plan Commission of the Village of Deerfield called to order a meeting at 7:30 P.M. on April  25, 2024 at Deerfield Village Hall. 

Present were: Al Bromberg, Chairman 

Lisa Crist 

Bill Keefe 

Blake Schulman 

Absent were: Sara Lubezny 

Kenneth Stolman 

Also present: Jeff Ryckaert, Principal Planner (via conference call) Andrew Lichterman, Assistant Village Manager and Director of Development 

Benjamin Schuster, Village Attorney 

Chairman Bromberg swore in all who plan to testify before the Commission.

Public Comment on a Non-Agenda Item 

There were no comments from the public on a non-agenda item. 

PUBLIC HEARING 

1) Continued Public Hearing on the Request for an Amendment to the Existing  Walgreens Planned Unit Development (PUD) to Change the PUD Boundaries to Remove the 300, 302 and 304 Wilmot Road Properties and the Walgreens Daycare  Building at 202 Wilmot Road from the Existing Walgreens PUD in Order to Allow the Creation of a New Residential PUD with Necessary Exceptions and a  Preliminary Plat of Subdivision for the Walgreens PUD Property (Walgreens Co.).  THIS PUBLIC HEARING WAS CONTINUED FROM MARCH 28, 2024. 

1a) Continued Public Hearing on the Request for a Preliminary Development Plan for a Residential Planned Unit Development (PUD) with Necessary Exceptions; a Rezoning of 300, 302 and 304 Wilmot Road properties and the Walgreens Daycare Building at 202 Wilmot Road from I-1 Office Research Restricted Industrial District to R-5 General Residence District; an Amendment to the Comprehensive Plan to  Allow the Residential Development of 300, 302 and 304 Wilmot Road and the  Walgreens daycare building at 202 Wilmot Road; and a Preliminary Plat of  Subdivision of the 300, 302, and 304 Wilmot Road properties and the Walgreens  daycare building at 202 Wilmot Road (Pulte Home Company, LLC). THIS PUBLIC  HEARING WAS CONTINED FROM MARCH 28, 2024. 

These items were heard second in the agenda order.

Chair Bromberg stated that this is a continuation, and the Commission already has proof of  publication. 

Bernard Citron of Thompson Coburn LLP stated that he is representing Walgreens. He stated that they have submitted the preliminary plat of subdivision submitted and it has been reviewed by Village staff. They believe it is satisfactory at this time for the purpose of dividing the property  into two parcels. One parcel is the remainder of Walgreens which they will still own and operate. And the second is a parcel which Pulte Homes intends to purchase and develop. The plat shows required easements, and other requirements per the Village. 

Andrew Scott addressed the Commission on behalf of Pulte Homes, the petitioner and contract  purchaser of the north 18 acres. He stated that this is an 18-acre parcel formerly part of the Walgreens property. Their proposal is to develop a 42-lot single family home development with  dedicated internal right of way. The last meeting was March 25 and since then they received comments back from the outside consultant to the Deerfield Bannockburn Fire Protection  District and they did approve the proposed development and layout. 

Mr. Scott showed an image of the proposed development. He stated that he will address the treatment of the parcels at the end of the cul-de-sac. He showed an image of how the homes  will lay out on the proposed lots. And he stated he will share why the berm is there today and how it impacts the homes. He pointed out the minimum setback and the homes. Given the size and depth of the berm, they could not fit the berm and a home on the lot with the improvements proposed. He shared images of the view from the cul-de-sac on Forsythia looking southeast. He  shared the landscape plan as submitted with the petition and pointed out a line of arbor vitae at  the property line to provide screening and additional landscaping. He also showed an image of  what it would look like going eastbound with landscaping installed. They are proposing 24 new  trees that will separate lots, and a three-foot berm on the eastern portion. This will add more  privacy and screening, as this was the concern of the neighbors. Mr. Scott added that they will  maintain all of the landscaping in the backyard that separates 315 Forsythia from lots 25 and 27. And they will substantially infill with the removal of the berm. He stated that they must run  sanitary sewer lines and connect sewer and water to the existing facilities in Forsythia. Mr. Scott  stated that to the west of the walkway there is a ten-foot separation that is part of a common  outlot. There are 10 arbor vitae there today and they will add nine to ten additional trees along  that property line. 

Mr. Scott showed an image of what the landscaping would look like in year one. It will mature over time and fill in. He stated that it will become more densely packed, and trees will grow and  improve the separation between two residential uses. He pointed out that this is not a residential  use and a commercial use, it is a backyard to a side yard. He stated that the backyard of 315  Forsythia will face the garage of the new home with no windows on the south side of this  building. The rear yard is oriented towards the 2.3-acre wooded area that they are maintaining. He stated that they tried to make an effort to screen this area and respond to concerns raised by that neighbor. 

Chair Bromberg asked about the fence and who maintains this fence. Mr. Scott replied that the  fence exists in the right of way. Commissioner Schulman confirmed that the trees in the images are indicative of the number of trees they are adding with the landscape plan. Commissioner  Schulman asked if the berm could extend further west. Mr. Scott stated that this is where the conflict occurs with the storm sewer being installed. He stated that they must remove the berm in this area to install sewer. Commissioner Schulman asked if it can be built back up after. Mr. Scott replied that they would not build it on top of a storm sewer pipe and that they need to pick  up drainage from the back of lots and they need the water to flow to the drains. If they added the  berm there you would not get water to the storm sewer. This was confirmed by Chris Morgart with Cemcon Civil Engineering and Rob Getz, Vice President of Pulte Homes. Commissioner Keefe confirmed that they cannot extend the collection basin to the south from where that lateral  drain is as it is an east west storm sewer pipe. He asked if it is possible to extend the berm to  the south. Mr. Getz replied that for drainage they must keep that lot level and the home would  have no rear yard with a berm. 

Commissioner Crist commented that it doesn’t seem like enough landscaping at this end, and not the separation that the neighbors might be looking for. Commissioner Schulman agreed. Commissioner Keefe stated that looking south from the west edge of Forsythia it appears  sparse and the density increases along the south lot line. Mr. Scott stated that this is a common  outlot. And that there is not more next to the path that connects Forsythia and the new right of  way due to the storm sewer. Chair Bromberg confirmed that the trees they are seeing are on the property of those homes, not in the right of way. Mr. Scott replied that four evergreens are  planned for the common area managed by the homeowners’ association, but they are willing to add more and were focused on screening backyards from the subdivision to the south. Commissioner Schulman stated that there is a wall of trees currently on top of the berm and this  is probably what the neighbors want. 

Commissioner Crist asked why the storm sewer will affect the location of the berm. Mr. Scott  explained that the first thing is the water main. On Forsythia there is a hydrant and a valve existing today on the west side near the end of the street. This is from the original subdivision and was put there for the eventual continuation of that street to tie a water main to that existing connection point. On the other side of the street, there is a vault in the ground where the  sanitary sewer ends. This was also put there intentionally so that the next thing can connect  there. The sanitary and storm sewers need to connect to these points. And to do this they need  to cut through the berm. There are also two different storm sewer conditions. One is that they need to be able to get storm water to the drain and into the storm sewer. They need to get water to flow there from backyards and sump pumps to tie into the storm sewer. Also, the tollway has  a storm sewer that goes across and ties in and they will take this and reroute it into their storm sewer. There are existing storm sewer and sanitary sewers that they have to connect the sump  pumps to and make sure there are no drainage issues in those lots, as well as get the tollway  pipe to connect. Those are the conditions they are working with that end up requiring removal of the berm in one area. They have to remove the berm to get those utility connections. Commissioner Crist asked if they could build the berm back. Mr. Scott replied that the berm  would affect backyard drainage as it would not allow water to pass through, but they will add  landscaping where there was landscaping before. And there will be more trees there and they are willing to add more. 

Commissioner Schulman asked where the drainage grates will be. Mr. Scott replied that there is  a 10-foot easement that storm sewer will flow through. The berm has to come off the property line because water has to flow to the grates. So, they need to leave the back of those lots open  for storm water. If the berm would be added back, it would be right out the backdoor of those  two homes. 

Commissioner Schulman asked if there can be 40 or 41 lots and no homes on the lots where the berm is removed, to be able to replace the berm. As this might alleviate the concerns. Mr. Scott showed the existing berm. He stated that berms have four to one grading, or 25 percent so, it would need four feet horizontally before it can go up vertically; a 3-foot-tall berm needs 12 feet of width on the ground. The rear yard setback is 25 feet so, a 3-foot berm would take up the  entire rear yard if replaced and built back up. Also, in the existing conditions, there is a parking  lot on the south side of the berm and water runs north. 

Commissioner Keefe commented that storm sewer goes east to west, and asked how many inlets are in each lot. Mr. Scott replied one or two. He added that one issue is that current homeowners to the north have rear to front drainage which goes past the house. In the new  subdivision the water drains to the rear yard, and they need to collect it before it goes off site. This is why there are inlets before it goes into neighbors’ yards, and they need the landscape to pitch down and have the inlets at a low point. And where the berm is now needs to be the low point of the lot. 

Commissioner Schulman confirmed that replacing the berm is impossible if you have homes on  lots 24 and 25. Mr. Scott stated that developing 40 or 41 houses instead of 42 is not financially feasible at this location. He added that was a tradeoff for why the road does not come through. When they ended the road with a cul-de-sac instead of connecting it to Forsythia, they lost two lots in that configuration. So, they already gave up two lots by not connecting that road - which  

was a preference of the current residents on Forsythia. But if they had connected the road, they  could leave the berm. Mr. Scott stated they have a wall of arbor vitae planned instead. And they are amendable if the owners of 310 and 315 Forsythia want a second row of arbor vitae on their  properties. 

Chair Bromberg confirmed that there have been no plan changes since the last Prefiling Conference. Mr. Scott stated they have a demolition professional with them to speak about that  process. Karsten Pawlik, Vice President of Operations at Alpine Demolition shared that they have done a lot of high profile and sensitive projects. They are currently working at Ryan Field  in Evanston which is a large concrete structure. They also completed Arlington Park. Both of  which are large projects in suburban environments. They have the most modern equipment in  the industry. In their process they strip out the buildings of lights, freon, and other materials from  the inside out and keep the walls up so that a shell of a building is left. They use large  excavators called concrete processors which expel water to keep the dust wet and control it. They believe it will take a couple of months for structural demo for this project. He added that  they always keep trucks on pavement and keep the streets clean and work within the  parameters of the neighborhood. Commissioner Keefe asked about hazardous materials. Mr. Pawlick replied that asbestos inspections are required by the state and the EPA, and they also  check for lead. Mr. Lichterman added that the Village also requires a third-party consultant to review the demolition plan which is required with the development agreement. This third-party engineer will be on site to oversee the demolition and for construction engineering services. 

Mr. Schuster added that there will be a development agreement stating that they must comply with all Village codes and the demolition plans will get submitted. Under the code there are  requirements of how demolition is done. But from a zoning perspective, how the demolition is done is not a zoning issue. This Commission is focused on the PUD approval, the subdivision,  the Comprehensive Plan amendment, and the rezoning of the property and future use, not the demolition. The Village does have steps in place to make sure the code is complied with, and this is done to minimize hazards and risks.

Mr. Scott stated that this concludes their presentation. Mr. Lichterman noted that the petitioner did receive approval from the fire protection district and the plans are approved for emergency vehicle accessibility. 

Chair Bromberg opened public comment on this matter. 

John Lyons of 310 Forsythia addressed the Commission. He stated that he has been on  Forsythia Drive for 50 years. He shared that he wrote a letter indicating his opposition to the destruction of the berm at the end of Forsythia Drive. They enjoy the privacy and environment provided by the berm and the trees. As well as sound attenuation. Kids play on it, people walk  their dogs on it, and they buy houses there because of the environment it provides. No doubt it  is an integral part of the neighborhood. He stated that he is proficient in sound engineering with  the efforts to get the sound walls put up along the tollway. The earth is a perfect sound attenuating substance. Trees add somewhat, but not when they are small and not until they are  very thick and occupy a wide area of space. Destroying the berm would change the character of  the neighborhood significantly. It is also appreciated because of the sound attenuation as they are already victims of a faulty sound wall to the west and they would regret the fact that they are losing the sound attenuation from the south.  

Mr. Lyons stated the sprawl of development results in the removal of sites of character such as  the berm. Removal of the berm would needlessly result in this, and it would be a shame. He stated that Pulte has engineers who could reconfigure the plans and figure out how to access water lines without destroying their neighborhood. And they can reconfigure it so that the yet to  be built houses have an ample backyard rather than disadvantage their homes. In 2021, Pulte homes had revenues of almost 14 billion dollars and net income of almost 2 billion. An insignificant profit would cater to this billion-dollar company and ignore devastation to the environment of Deerfield residents. He stated that it is safe to assume that if any of the Plan  Commissioners or Village Board members lived there, they would also object to having the berm eliminated. They must decide whether to sacrifice their environment for the construction of two additional houses, which may be able to be reconfigured or allow a several billion-dollar company to make a few extra bucks. 

Tracy Merrell of 315 Forsythia Drive stated that she is a deeply concerned resident and invested  in the preservation and integrity of the community and someone who stands to be  disproportionately impacted by the Pulte plan to remove the south berm. She recently shared with the Commission an appraisal analysis of her home. The appraisal details the injurious  effects that the removal of the berm would have on her property value. The berm is not just a landscape feature, it is also a joy and benefit, but a crucial aspect of the neighborhood character  and her property value. The appraisal has a clear distinction between comparable homes in the area. Hers has mature trees and a private yard, and the comparables lack privacy and  tranquility afforded by a berm and mature trees resulting in diminished property value. The appraiser stated that market data suggests that by removing the berm, the private yard is diminished, therefore reducing the desirability and market value. This analysis underscores the importance of adhering to actions that would diminish property values per the code. She stated  that removing the berm would directly contradict the code and as Village representatives, the  Plan Commission is entrusted with safeguarding and preserving the integrity of the community. She urges the Plan Commission to also consider the tree preservation code which says that  they must preserve existing trees where possible and add trees wherever possible. To reduce noise for a buffer and screen and to protect property values and prevent the clearcutting of land. By maintaining the berm, they will uphold these principles. She stated that prospective home buyers would also appreciate the berm. She does not want the berm and trees destroyed, and new homes visible directly into their backyard. An extra row of arbor vitae will not cut it. She  implores the Plan Commission to require Pulte to maintain the berm as it is today. 

Tarik Esseraidi of 315 Forsythia Drive stated that he is disappointed in Pulte that after three  meetings they did not make any changes. But he is thankful to hear the motive of profits which shows they are not really concerned about the neighbors. His concern is Village officials, as he  believes the berm demolition does not in any shape or form elevate the aesthetic of their neighborhood. Taking berms and trees and replacing them with backyards or a walk through  does not look good. He also asked how drainage will affect them and if they will have to deal with flooding. He also stated that this would prohibit them from enjoying their space, making it  injurious. 

Tom Weiss stated that he is concerned about the sound. The tollway sound walls were put in 25 years ago and they look like they are breaking down. The development is planning an extension of the sound wall, and it looks the same. He is curious how much sound absorption technology has changed in the last 25 years and if there is a better option. 

Alan Rohrbach of 1675 We Go Trail stated that he lives off the north end of the proposed development. He commented that he feels for his neighbors on Forsythia and agrees with their concerns. He is concerned about drainage and trees. He understands the advantage of arbor  vitae as they do not have a wide diameter and you can add a lot. He mentioned that Walgreens  added some pine trees for sight line mitigation. And just off the southeast corner of his neighbor’s home there are majestic evergreens which do a lot to mitigate the office structures. He asked that the Commission consider if there is room to plant something other than arbor  vitae to provide more sound and sight line mitigation. He would also like more screening behind  his house. He stated that the berm is a blessing and a curse as it is all about storm water flow. The berm is great sight line mitigation. But it also does not allow for the flow on all of the lots. All  lots are from back to front which pushes water toward your house. The berm makes sure there is no chance it will flow off to the south. He suggested they do something to assist the neighbors  that get lakes in their backyard in strong storms and wants the petitioner to revisit this. He asked  if there will be enhancements to the plantings on the berm and if they can have substantial trees planted even if it will take a few years. 

Jean Strye of 340 Forsythia Drive commented that there has not been enough talk about the  sewers. She stated that the drainage will be different with 42 more homes. And there is space to add on sewer and water lines. She asked if the Village is sure the sewers are able to withstand this. She stated that when they have heavy rains drains have backed up and they get water flowing in the backyard. She does not think it has been adequately addressed. 

Johnny Lyons stated that he grew up at 310 Forsythia where his parents still currently live, and he lives in Deerfield near South Park. He stated that the berm is a hill and a part of the  landscape, and he encourages each of them to check it out and walk around. It is not small or  insignificant. He commented that the plan is for the 42 homes and the cul-de-sac faces north. If it were to go straight and not face north to accommodate big yards, which he believes these are the biggest backyards out of the new planned lots. If the cul-de-sac were instead to go straight  and if it were 41 houses and not 42, a small fluctuation could account for that. He feels that  going from 42 homes to 40 could not totally collapse the financial viability of this project given the real estate market. He added that there is a big difference between growing up with this hill  and natural habitat, and these high-end homes going in. He believes new homeowners would appreciate this natural landscape and habitat. He added that this is the third meeting and there  has been no effort towards a notion of changing the plan. 

Mr. Lichterman noted that copies of the appraisal mentioned in public comment are available. 

Chair Bromberg asked the petitioners to respond to public comments. Mr. Scott stated that sometimes things done up front get lost and forgotten. He reminded that in the plans they are  keeping 2.3 acres of land as berm. There are 1,300 feet of berm that they are keeping, and they  are getting rid of 200 feet in an area where they have to get utilities through. Every home  including 310 and 315 Forsythia will still have a berm behind it. This will remain and they are adding 72 trees to the berm and the ones added to the berm are not all arbor vitae. They are  adding maples, oaks and spruces. The berm will be improved and made larger in the area behind 315 and 325 Forsythia. What used to be a parking lot will be more berm. He stated that  they have made adjustments. The first plan had no trees by 310 and 315 Forsythia and now  includes the addition of 31 trees there. Mainly arbor vitae for screening, which they added after hearing concerns. He added that for sound attenuation they are building a private sound wall which will be on the property and owned and maintained by the homeowners’ association. He  also stated that while the berm comes up to ear height, it is quieter on the development side than from the Walgreens parking lot. And they are taking the sound wall and extending it and  blocking more sound. The top of the berm has an elevation of 685 feet, and the sound wall height will be 698 feet. So, it will be 10 feet taller than the top of the existing berm. Sound waves travel in a line and the higher you get, the more sound you will attenuate. The closer the wall is  to where the sound is coming from will cut off more sound into the neighborhood. This sound wall will improve the sound over the berm now. 

Chair Bromberg stated that the Plan Commission has concluded public testimony and will deliberate their recommendation on this matter. He stated that this portion of the meeting is open to the public, but no new testimony will be taken unless requested by the Commission. He stated that the Plan Commission is a recommending body, a written recommendation will be forwarded to the Village Board of Trustees for final action on this matter. 

Commissioner Keefe commented that there is a large benefit to replacing a parking lot and office building with a residential neighborhood. There will be more permeable space and surface for drainage and a different character. It seems to him if this development is going to happen the berm has to come out to connect utilities. The question is how it is going to be mitigated after  that. It seems there is an effort with planting, but maybe this can be improved. It would be better  to have more screening in the south end of Forsythia which seems sparce in the renderings. He  also commented on the question of the fence and who maintains this. This could help with appearance and traffic entering that space. And regarding drainage at that end, he clarified that the entire development will not drain to the one storm sewer. He stated that he is generally in favor of the plan with tweaks on the screening. 

Commissioner Schulman agrees that getting rid of a concrete parking lot and unused building is a benefit to the community and will leave more grass and less impervious area for storm water. And the majority of the berm will be left in place. Mainly the homeowners on the dead-end street  will be impacted and he would like that to be mitigated. They cannot rebuild the berm unless they get rid of a home. But Pulte is willing to add more trees that would look good and serve the  purpose. The sound wall will protect additional sound as some sound is not being blocked by the current sound wall. There will be less noise than where Walgreens used to be, and more residential and hopefully more new trees will be planted. Commissioner Schulman commented  that there is generally more good than bad in the plans. 

Commissioner Crist stated that she is also in favor of the proposal generally and welcomes the homes. She understands the difficulties for the neighbors and is not sure an extra row of arbor  vitae will help them, and maybe more can be done. She agrees that the fence should be  addressed. Overall, she is in favor of the homes going in. 

Chair Bromberg stated it is a good plan and Pulte has done a good job and addressed concerns to the best of their ability and showed willingness to add additional landscaping. He commented that he is hearing a desire for more landscaping and more screening. He stated that he does not agree that properties will diminish in value because of this development. There is an empty office building, an empty daycare center and a parking lot which will be replaced with beautiful  million-dollar homes. He cannot see how this can diminish the value of homes. He stated that  he would also like the Village to take a look at the fence and make sure it gets maintained. With some additional landscaping on the northwest side of the development, he is also in favor of the  plans. 

Commissioner Schulman added that he wants to ensure there is enough engineering done for  the flow of water to make sure it doesn’t go into the neighbor’s home. Chair Bromberg replied  that it is in the ordinances that they cannot do anything that will put more water in other people’s properties and the Village ensures this. 

Mr. Schuster stated that there are several aspects of relief requested for the Commission to vote on and outlined these. 

Commissioner Keefe moved, seconded by Commissioner Crist, to approve the Preliminary Plat of Subdivision for the Walgreens PUD Property (Walgreens Co.). The motion passed with the following vote. 

Ayes: Crist, Keefe, Schulman, Bromberg (4) 

Nays: None (0) 

Commissioner Schulman moved, seconded by Commissioner Crist, to approve the request for an amendment to the existing Walgreens Planned Unit Development (PUD) to change the PUD boundaries to remove the 300, 302 and 304 Wilmot Road Properties and the Walgreens  daycare building at 202 Wilmot Road from the existing Walgreens PUD in order to allow the creation of a new residential PUD with necessary exceptions. The motion passed with the  following vote. 

Ayes: Keefe, Schulman, Crist, Bromberg (4) 

Nays: None (0) 

Commissioner Schulman moved, seconded by Commissioner Keefe, to approve the  amendment to the Comprehensive Plan to allow the residential development of 300, 302 and 304 Wilmot Road. The motion passed with the following vote. 

Ayes: Schulman, Crist, Keefe, Bromberg (4) 

Nays: None (0)

Commissioner Crist moved, seconded by Commissioner Keefe, to recommend approval of  rezoning of 300, 302 and 304 Wilmot Road properties and the Walgreens daycare building at  202 Wilmot Road from I-1 Office Research Restricted Industrial District to R-5 General  Residence District. The motion passed with the following vote. 

Ayes: Crist, Keefe, Schulman, Bromberg (4) 

Nays: None (0) 

Commissioner Schulman moved, seconded by Commissioner Crist, to recommend approval of  the preliminary plat of subdivision of the 300, 302, and 304 Wilmot Road properties and the Walgreens daycare building at 202 Wilmot Road (Pulte Home Company, LLC). The motion passed with the following vote. 

Ayes: Keefe, Schulman, Crist, Bromberg (4) 

Nays: None (0) 

Commissioner Keefe moved, seconded by Commissioner Schulman, to recommend approval of the Preliminary Development Plan for a Residential Planned Unit Development (PUD) with necessary exceptions for a sound wall in the setback, a monument sign closer to property line,  and an exception to allow a marketing sign for a PUD of less than 30 acres, and with conditions  to add more landscaping to the common area on the south end of Forsythia and in the back of  the two homes at the end of Forsythia, and for the Village to inspect the fence and ensure it is property maintained. The motion passed with the following vote. 

Ayes: Schulman, Crist, Keefe, Bromberg (4) 

Nays: None (0) 

Mr. Lichterman reported that this matter will go before the Village Board on May 20, 2024. 

2) Public Hearing on the Request for an Amendment to a Signage Plan for Deerfield Square to Allow Signage for AirSculpt, a Second-Floor Tenant of the 720  Waukegan Road Building, Including Necessary Exceptions in the Deerfield Square  Shopping Center 

This item was heard first in the agenda order. 

Chair Bromberg asked for proof of publication and certified mailing. Mr. Lichterman reported that  the legal notice was published in the Deerfield Review on March 21, 2024. And certified mailing  receipts were provided by the petitioner. 

Chris Siavelis of Kirby Limited Partnership and Deerfield Square Shopping Center addressed the Commission. He was joined by Gabriel Perez with AirSculpt to answer any operational questions. Mr. Siavelis reported that the latest addition Deerfield Square Shopping Center is  AirSculpt Technology, a high-end body sculpting operation to occupy 720 Waukegan Road,  Suite 200, directly above Mario Tricocci salon. Mr. Siavelis stated that they are requesting a favorable recommendation to allow two AirSculpt signs. He showed the location on the  premises above the end cap as well as the dimensions of the sign and a rendering. They are requesting one wall sign on the building’s east elevation and one awning sign at the AirSculpt entrance on the east elevation. Both serve separate purposes; the awning directs people to the entrance and the wall sign provides exposure and visibility to the thousands of daily motorists on Waukegan Road. For these signs they are requesting three exceptions to the sign  ordnances. The first is to allow a second-floor tenant to have a wall sign, next is to allow two  business signs on the same elevation, and the third is to permit an off-site business sign for the awning sign. There are a number of examples of these types of exceptions for businesses in the C-1 District. Specifically, the second-floor office tenant at Deerfield Village Center, Whole  Foods, Rosebud, and Tony’s Subs all have two wall signs on the same building elevation, and  State Farm has a wall sign for a second floor tenant and an awning sign. The signs proposed will comply with all applicable codes and the Deerfield Square sign criteria. They are in no way  injurious to the character of the Square or the Village downtown and they will further AirSculpt  success. Mr. Siavelis added that the Appearance Review Commission (ARC) approved these  signs on March 18 with no exceptions except if the second-floor tenant ever demised then that  wall sign goes away. 

Commissioner Crist asked for a summary of the three exceptions. Mr. Siavelis replied that they  are for a wall sign for a second-floor tenant, two business signs on the same elevation, and an off-site sign which is the awning sign because it is not directly above the business premises, but at the entrance to the building. 

Commissioner Schulman commented that if the ARC is in favor of this plan, he will follow that  lead, but he commented that there can be signage on the door instead of the awning which may  alleviate the need for the awning sign approval. Mr. Siavelis stated that the awning has better visibility and is more prominent. 

There were no comments from the public on this matter. 

Chair Bromberg stated that the Plan Commission has concluded public testimony and will  deliberate their recommendation on this matter. He stated that this portion of the meeting is  open to the public, but no new testimony will be taken unless requested by the Commission. He stated that the Plan Commission is a recommending body, a written recommendation will be forwarded to the Village Board of Trustees for final action on this matter. 

Commissioner Keefe moved, seconded by Commissioner Crist, to approve the request for an amendment to a Signage Plan for Deerfield Square to allow signage for AirSculpt, a second floor tenant of the 720 Waukegan Road Building, including necessary exceptions in the  Deerfield Square Shopping Center. The motion passed with the following vote. 

Ayes: Schulman, Crist, Keefe, Bromberg (4) 

Nays: None (0) 

Mr. Lichterman reported that this matter will go before the Village Board on May 20, 2024. DOCUMENT APPROVAL  

1. Continental Properties Preliminary Development Plan Recommendation 

Chair Bromberg provided a correction to the recommendation. Commissioner Keefe moved, seconded by Commissioner Crist, to approve the recommendation with the correction. The  motion passed with a unanimous voice vote. 

2. March 28, 2024 Plan Commission Minutes

Commissioner Crist moved, seconded by Commissioner Keefe, to approve minutes. The motion  passed with a unanimous voice vote. 

Items from the Staff 

Mr. Ryckaert reported on upcoming agenda items. The next meeting will be May 9, 2024. Adjournment 

There being no further discussion, Commissioner Schulman moved, seconded by  Commissioner Keefe to adjourn the meeting at 9:08 P.M. The motion passed with a unanimous  voice vote. 

https://www.deerfield.il.us/AgendaCenter/ViewFile/Minutes/_04252024-1094