AMLI Apartments Lake Cook Road - Deerfield, IL

REQUEST FOR BOARD ACTION
Agenda Item: 13-111
Subject:
Report and Recommendation of the Plan Commission re: Request for
Approval of a Final Development Plan for the AMLI Development at 1525
Lake Cook Road
Action Requested:
Approval for Recommendation
Originated by:
Plan Commission
Referred to:
Mayor and Board of Trustees
Summary of Background and Reason for Request:
The petitioner is requesting approval of a Final Development Plan for the AMLI
apartment development to be located at 1525 Lake Cook Road.
Reports and Documents Attached:
Recommendation
Workshop Minutes 8/22/2013
Aerial Photograph
Petitioner’s Exhibits
Date Referred to Board: September 16, 2013
Action Taken: __________________________________________
AMLI Apartments
Lake Cook Road - Deerfield, IL
APPROVED
RECOMMENDATION
TO: Mayor and Board of Trustees
FROM: Plan Commission
DATE: August 22, 2013
RE: Request for Approval of a Final Development Plan for the AMLI Development at
1525 Lake Cook Road.
We transmit for your consideration a recommendation adopted by the Plan Commission
of the Village of Deerfield on the request of the petitioners for approval of their Final
Development Plan for the AMLI apartment development. The Plan Commission held a
workshop meeting on August 22, 2013. At that workshop meeting, the petitioners
presented testimony and documentary evidence in support of the request. A copy of
the workshop minutes are attached.
In support of its request, the Plan Commission makes the following findings of fact and
conclusions:
Request for Approval of a Final Development Plan
The petitioners are seeking approval of a Final Development Plan for the AMLI
apartment development. They are seeking a determination that their Final
Development Plan is in substantial conformance with the previously approved
Preliminary Development Plan. The public hearing for the Preliminary Development
Plan was held on March 14, 2013, and the Preliminary Development Plan was
approved by the Board of Trustees on April 15, 2013.
The location of the building and the building height have not changed from the
Preliminary Development Plan to the Final Development Plan. The revisions from the
Preliminary Development Plan to the Final Development Plan are changes are to the
access point at the northeast corner of the development, parking, landscaping, and
signage.
In tab 2 on page 3 (Changed Features) the petitioners describe in detail the changes
from the Preliminary Development Plan to the Final Development Plan. The petitioners
have also explained the rationale for the proposed changes to the Final Development
Plan.
The first bullet point in the petitioner’s “Changed Features” section explains that the top
floor of the garage will have a roof, enabling all units to have a covered space and
eliminates any concerns about snow plowing of the top level of parking.
The second bullet point deals with the parking space size being reduced in the garage
from 9 feet wide to 8.5 feet wide in order to better accommodate common facilities in
the parking garage such as stairways, elevators, trash room, storage rooms, utility
penetrations, and structural elements. The petitioners had Walker Parking Consultants
Analyze the 8.5 foot wide spaces (see tab 16 in the booklet for their report). The
smaller size parking spaces at 8.5 feet wide will require a variation. The 24 foot wide
aisle and the 19 feet deep space will be retained in the garage so that longer vehicles
will not impact the garage drive aisle.
Bullet point three is an explanation of the changes to the clubhouse amenity area to
expand the fitness area at the northeast corner of the building. Some recessed areas
of the building were brought forward, but the building is not closer to the property lines
that were shown in the preliminary plans.
The fourth bullet point is an explanation of the changes to the signage plan to replace a
two sided sign at the northeast corner of the development with a one-side sign at the
northeast and northwest corners of the property. The area of the sign is the same, but
is distributed between two sign faces to separate corners of the site – one sign facing
east and one sign facing west. This was done to provide better visibility for eastbound
and westbound Lake Cook Road traffic. A variation (sign modification) will be needed
to allow the second building identification sign. The petitioners have also added a wall
sign (35 s.f.) above the leasing office on the north wall of the building. This wall sign is
allowed in the I-1 District, the sign can be 1% of the area of the wall or 100 square feet,
whichever is lesser, and this sign conforms to the requirement.
Bullet point five in the petitioner’s Changed Features indicates that the access point at
the northeast corner of the site has been modified. The Preliminary Development Plan
showed plantings in this area within the Walgreens property to the east. AMLI was
hoping to obtain Walgreens permission is install landscaping improvements on the
Walgreens property at AMLI’s expense. AMLI met with Walgreens on a number of
occasions to seek permission to install landscaping at the northeast corner of the site
on the Walgreen’s property, but Walgreens did not grant AMLI permission to make
these improvements. In order to make an entry statement, AMLI’s final plan adds entry
columns and formal landscape treatment in this area, all within the AMLI site.
Number of Parking Spaces: A total of 413 parking spaces are provided on the Final
Development Plan (273 in the parking structure and 140 surface spaces). This
compares to a total of 421 spaces in the Preliminary Development Plan (277 in the
parking structure and 144 surface spaces). A total of 405 parking spaces are required
based on 1.5 spaces for each one bedroom and studio, and 2 parking spaces for each
2 and 3 bedroom unit (150 units x 1.5 = 225 spaces, plus 90 x 2 = 180 spaces = 405
spaces total for the AMLI development). AMLI’s parking count on the final plan
exceeds the parking requirement by 8 spaces (405 spaces required and 413 spaces
provided). AMLI has indicated that they are working toward LEED credits for the
project. Certain LEED credits that they are targeting are only available to projects
2
having parking that is not in excess of local zoning requirements. AMLI may wish to
convert parking spaces to green space in order to pursue these LEED credits. AMLI
would like the option to convert parking spaces to green space any time up to the time
they complete the project, when the LEED credit calculation will be finalized. They are
requesting a reverse landbank option to convert parking (to be installed as part of the
final plan) to green space. AMLI is proposing a condition similar to the following: “At
any time prior to the completion of the project, developer shall have the option to
convert parking spaces to green space so long as after such conversion the project
continues to meet the Village’s code requirement for the number of parking spaces.”
The petitioners have also responded to questions that were raised at the Board of
Trustees meeting during their approval of the Preliminary Development Plan (see page
5 titled “Responses to Issues Previously Raised” in tab 2 of the petitioner’s booklet).
Development Agreement
The Village’s Development Code requires a development agreement as part of the
Final Development Plan. The development agreement for AMLI contains details about
the site development schedule (included in petitioner’s materials), public and private
improvements contemplated, site infrastructure inspections during the course of
construction, and performance guarantees for private improvements. All improvements
on the subject property are proposed to be privately owned and maintained.
CONCLUSIONS
The Plan Commission has reviewed the petitioners’ materials and believes that the
Final Development Plan is in substantial conformance to the previously approved
Preliminary Development Plan. The Plan Commission believes these changes are
appropriate and the changes are consistent with the previously approved Preliminary
Development Plan. The Plan Commission did not have any problems with the
proposed changes to the final plans. They did question the size of the parking spaces
at in the garage being reduced from 9 feet wide to 8.5 feet wide, but believe they will
work because these spaces are not high turn over spaces, but instead are spaces for
residents. The Plan Commission believes that none of the changes from the
Preliminary Development Plan to the Final Development Plan detract from the high
quality development that the Village strives for. The proposed building will have a
contemporary look, but also a residential appearance and will fit nicely into the area.
Typically, projects of this magnitude have a number of adjustments in their plans from
the time of Preliminary Development Plan approval to Final Development Plan
approval. The Plan Commission believes the apartment development will be a great
asset to the Village, and is very well planned.
3
RECOMMENDATION
Accordingly, it is the recommendation of the Plan Commission that the Final
Development Plan for the AMLI apartment development is in substantial conformance
with the Preliminary Development Plan, and the Final Development Plan be approved.
Ayes: (7) Berg, Bromberg, Jacoby, Moyer, Oppenheim, Shayman, Shapiro
Nays: (0) None
Respectfully submitted,
Dan Shapiro, Chairman
Deerfield Plan Commission
4
Workshop Meeting
August 22, 2013
Page 6
Substantial Conformance: AMLI Final Development Plan (1525 Lake Cook Road)
Ivan Kane, attorney, Mayer Brown, LLP represents the petitioner AMLI Deerfield. AMLI
Deerfield is a joint venture between affiliates of AMLI Residential Properties, L.P. (AMLI)
and JFMC Facilities Corporation (JFMC) which is the real estate arm of the Jewish
United Fund/Jewish Federation of Metropolitan Chicago. The petitioner is seeking a
determination that their Final Development Plan is in substantial conformance with the
previously approved Preliminary Development Plan.
Steve Ross, Executive Vice President, AMLI Residential, stated the changes to the
Final Development Plan as follows:






The top floor of the garage will have a roof, enabling all units to have a covered
space and eliminates any concerns about snow removal of the top level of
parking.
The parking space width in the parking structure is being reduced from 9’ wide to
8.5’ wide in order to accommodate common facilities in the parking garage such
as stairways, elevators, trash room and other structural elements. Mr. Ross
referred to a letter that refers to the 8.5’ width as being a standard in the industry
for a low turnover garage parking. The parking structure will be utilized by the
residents. The parking spaces will be reduced to 19’ by 8.5’ from 19’ by 9’.
The clubhouse amenity has been expanded at the northeast corner of the
building but is not closer to the property lines that were shown in the preliminary
plans.
Modification to the signage plan. The two-sided sign at the northeast corner will
be replaced with 2 one-sided signs, one at the northeast and northwest corners
of the property.
AMLI was hoping to enhance the northeast entryway on Walgreens property.
Permission was not granted by Walgreens so the Final Development Plan will
only enhance the northeast area on the AMLI’s site.
A total of 413 parking spaces are provided on the Final Development Plan which
is down from the 421 spaces on the Preliminary Plan. A total of 405 parking
spaces are required for this project. AMLI is working toward LEED certification
for this project. Certain LEED credits that they are targeting are only available to
projects having parking that is not in excess of local zoning requirements. The
petitioner is requesting the option to eliminate the 8 extra parking spaces in the
event it is needed to reach LEED certification.
Commissioner Oppenheim asked where the parking spaces would be pulled out of the
plan. Mr. Ross noted an area on the south and east boundary where the parking
spaces would most likely be removed. Commissioner Oppenheim wanted to know what
the parking space sizes are at Deerfield Square. Mr. Ryckaert noted that the parking
spaces are 18’ deep by 9’ wide. Commissioner Oppenheim is asking about the parking
because she has heard a lot of complaints about the parking at Deerfield Square and
she feels that this could be a potential problem in the future. A discussion ensued and
Workshop Meeting
August 22, 2013
Page 7
Mr. Ross noted that their parking is reserved for the residents and that they obtained a
parking consultant to offer support for this reduced parking space size. Commissioner
Bromberg discussed the different parking sizes and how it affected the parking garage
and the space between vehicles. Mr. Kane noted that after the reduction in the parking
space width they have maintained the same number of parking spaces in the parking
garage.
Chairman Shapiro commented that the real question is not whether the changes are
good or bad but if the changes in the new plan are substantially similar. A discussion
ensued. Commissioner Moyer commented that this plan is substantially similar to the
preliminary plan. Commissioners Jacoby and Bromberg also agreed that the new plan
is substantially similar. Commissioner Oppenheim asked what commitment was made
about putting in a crosswalk. Mr. Ross commented that they pursued a pedestrian
crosswalk at Wilmot Road, but Cook County Highway Department was adamant that a
crosswalk at that point was not a good idea. However, Cook County Highway
Department indicated that a pedestrian crosswalk at Huehl Road would be a good idea.
The petitioner has presented this to staff as something that the petitioner would support
especially if it were to become an extension of the Village bike path route. Mr. Ross
noted that they have been in talks with PACE for better connectivity for the north-south
and east-west bus routes to and from their site.
Andrew Marwick, 442 Kelburn Road, noted that there is a need for this type of housing
in Deerfield. He believes that there will not be enough green space for this site. Mr.
Marwick also commented on how the adjacent buildings will remain unchanged.
Commissioner Oppenheim motioned that the AMLI Apartments Final Development Plan
(1525 Lake Cook Road) is in substantial conformance to their Preliminary Development
Plan. Commissioner Bromberg seconded the motion. The vote was as follows:
Ayes (7): Berg, Bromberg, Jacoby, Moyer, Oppenheim, Shayman, Shapiro
Nays (0): None
The recommendation will be up for consideration at the Board of Trustees Meeting on
Monday, September 16, 2013 at 7:30 PM.
WILMOT RD
BIRCHWOOD AV
JFMC Properties and AMLI Parcel
LAKE COOK RD
1755
Office
1627
Office
1435
Office
1425
Office
HUEHL RD
AMLI
1751
Office
1601
Memory
Care
ED
EN
SS
1551
Assisted
Living
Embassy
Suites
Hotel
PU
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0 50 100
200
300
400
Feet
1 inch = 200 feet
±
Supplement to July 22, 2013
Statement of Intent
August 14, 2013
TO:
Village of Deerfield
FROM:
AMLI Deerfield
Re:
Request for "Reverse Landbank" Option
As we work toward building permit drawings, we also work in parallel with our
LEED consultants to ensure that our design incorporates LEED elements. An issue has
come to our attention after we submitted the July 22, 2013 plan set that is included in our
Final Plan submission. Certain LEED credits that we are targeting are only available to
projects having parking that is not in excess of local zoning requirements. AMLI
Deerfield's parking exceeds Deerfield's parking requirement by 8 spaces. We may wish
to convert the excess parking spaces to green space in order to pursue the LEED credits.
At this time we are not certain whether we will want to do this. LEED uses a
"points" system to classify projects, and this project may qualify for a LEED classification
without the "points" related to this item. However we would like to have the option to
convert the spaces any time up to the time we complete the project, when the LEED
credit calculation will be finalized.
We propose to address this issue by requesting a "reverse landbank" option. In
normal "landbanking" a project which falls short of required parking designates green
space which can be converted to parking. We are asking or the reverse: an option to
convert parking to green space. If AMLI Deerfield's final plan application is approved,
we suggest that the approval include a condition substantially similar to the following:
"At any time prior to completion of the project, developer shall
have the option to convert parking spaces to green space so
long as after such conversion the project continues to meet
the Village's code requirement for number of parking spaces."
We appreciate your consideration of our request.
707261199.2 12413490
- BIRCHWOOD AVENUE (SIGNALIZED)
X:\Amli\Deerfield\CAD\04 CD\AMLI_DF20130627.dwg
- WILMOT ROAD INTERSECTION
(SIGNALIZED)
TO ILLINOIS TOLLROAD
I-294/I-94 INTERCHANGE
Community Planning Development Economics
Site Design Landscape Architecture
TO METRA MILWAUKEE
DISTRICT NORTH LINE
627 Grove Street
Evanston, Illinois 60201
Tel 847.869.2015
Fax 847.869.2059
7.25.2013
Project:
- NORTH FRONTAGE ROAD -
AMLI
DEERFIELD
DEVELOPMENT
- WALGREENS 3-STORY
OFFICE BUILDING
- 1627 LAKE COOK ROAD 3-STORY OFFICE BUILDING
- HUEHL ROAD -
LOADING
AREA
- OFFICES 4-STORY
1525 Lake Cook Road
Deerfield, Illinois 60015
- AMLI DEERFIELD 4-STORY BUILDING
- MIDDLE ROAD - ARBOR LAKE OFFICES 6-STORY BUILDING
Issued: 2013.07.22
Date:
- FRIEND CENTER 1-STORY BUILDING
By:
Description:
- EMBASSY SUITES 7-STORY BUILDING
- GIDWITZ PLACE 6-STORY BUILDING
- ARBOR LAKE PARKING DECK
Designed: JEM
Approved: NP
Sheet Title:
SITE
CONTEXT
PLAN
- SOUTH ROAD -
-
I - 9 4
E D E N S
E X P R E S S W A Y
Scale: 1"=80'-0"
0
40
80
160
240
SCP-1
FINAL PLAN APPLICATION SUBMITTAL: JULY 22, 2013
X:\Amli\Deerfield\CAD\04 CD\AMLI_DF20130627.dwg
Community Planning Development Economics
Site Design Landscape Architecture
627 Grove Street
Evanston, Illinois 60201
Tel 847.869.2015
Fax 847.869.2059
LANDSCAPE WALLS & SIGN 'B1'
AMLI DEERFIELD:
(Lot Area 263,170 sf = 6.04 acres)
240 TOTAL UNITS
RECONFIGURED WILMOT ROAD
ALIGNMENT TO SIGNAL
CONTROLLED INTERSECTION
FRONT DRIVE EXIT TO
LAKE COOK ROAD
LANDSCAPE WALL
& SIGN 'B2'
BUILDING COVERAGE: 35.7%
OPEN SPACE: 18.5% MIN.
PARKING CALCULATIONS:
1525 Lake Cook Road
Deerfield, Illinois 60015
RETAINING WALL
*SEE CIVIL DRAWINGS
FOR LAYOUT & DETAILS
Project:
AMLI
DEERFIELD
DEVELOPMENT
LOT COVERAGE CALCULATIONS:
WALL SIGN 'D1'
PROVIDED: 413 CARS
(Total includes 35 cars in shared
parking easement.)
Structure Parking = 273 cars
Surface Parking = 140 cars
- PARKING STRUCTURE -
PEDESTRIAN ACCESS
LOADING
AREA
7.25.2013
MONUMENT SIGN 'A'
RESIDENT PARKING ACCESS
GARDEN TERRACE
FOR GROUND FLOOR
RESIDENTS
LOADING AREA
(18' x 54')
SHARED PARKING EASEMENT
TO BENEFIT PARCEL 3
(35 CARS)
19'
42'
AMENITY
COURTYARD
Issued: 2013.07.22
Date:
By:
Description:
PERIMETER SIDEWALK/CARRIAGE WALK
Designed: JEM
Approved: NP
LANDSCAPE
WALL 'C1'
Sheet Title:
ILLUSTRATIVE SITE
& LANDSCAPE PLAN
LANDSCAPE
WALL 'C2'
Scale: 1"=40'-0"
0
20
40
80
120
SP-1
FINAL PLAN APPLICATION SUBMITTAL: JULY 22, 2013
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THE UNDERGROUND UTILITY INFORI.AATION AS SHOWN HEREON IS BASED,
IN PART, UPON INFORMATION FURNISHED BY UTILITY COMPANIES AND
THE LOCAL MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE
RELIABLE, ITS ACCURACY AND COI.APLETENESS CANNOT BE GUARANTEED
NOR CERTIAED TO.
SITE DATA
(D R1-1 STOP SIGN
@
4" YELLOW LINE
SITE AREA
PARKING REQUIRED
SURFACE PARKING PROVIDED
HANDICAP PARKING (SURFACE)
HANDICAP PARKING (STRUCTURE)
PARKING STRUCTURE
264,381 S.F. (6.07 ACRES)
405 SPACES (1 PER 100 SF)
135 SPACES
5 SPACES
4 SPACES
269 SPACES
®
R7-B HANDICAP PARKING SIGN
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®
®
3.
ALL CURB RADII SHALL BE 3' I.AEASURED TO FACE OF CURB
UNLESS NOTED OTHERWISE.
4.
BUILDING DIMENSIONS AND ADJACENT PARKING HAVE BEEN
PREPARED BASED UPON ARCHITECTURAL INFORMATION
CURRENT AT THE DATE OF THIS DRAWING. SUBSEQUENT
ARCHITECTURAL CHANGES MAY EXIST. THEREFORE
CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR
PRECISE BUILDING DIMENSIONS AND NOTIFY THE ARCHITECT
AND ENGINEER OF ANY DISCREPANCIES PRIOR TO
CONSTRUCTION.
TRAFFIC FLOW DIRECTIONAL ARROWS
4" YELLOW DIAGONAL AT 45" SPACED 2' O.C.
13
SITE DIMENSIONAL AND PAVING NOTES:
1. ALL DIMENSIONS ARE FACE OF CURB TO FACE OF CURB OR
BUILDING FOUNDATION UNLESS NOTED OTHERWISE.
2. ALL PROPOSED CURB AND GUTTER SHALL BE B6.12 UNLESS
OTHERWISE NOTED.
0
~
/
5.
@ 4" WHITE (6' SKIP-2' DASH)
SITE DIMENSIONAL & PAVING PLAN - NORTH
B
IMPROVEMENTS ADJACENT TO BUILDING, IF SHOWN, SUCH AS
TRUCK DOCK, RETAINING WALLS, SIDEWALKS, CURBING,
FENCES, CANOPIES, RAMPS, HANDICAP ACCESS, PLANTERS,
DUMPSTERS, AND TRANSFORMERS ETC. HAVE BE SHOWN FOR
APPROXIMATE LOCATION ONLY. REFER TO ARCHITECTURAL
PLANS FOR EXACT LOCATIONS, SPECIFICATIONS AND DETAILS.
7.
PAVEMENT SLOPES THROUGH HANDICAP ACCESSIBLE PARKING
AREAS SHALL BE 2.00% MAXIMUM IN ANY DIRECTION.
8.
ALL HANDICAP RAMPS SHALL BE CONSTRUCTED WITH A
MAXIMUM CROSS SLOPE OF 2.00% OR LESS.
9.
ALL ROADWAY AND PARKING LOT SIGNAGE, STRIPING,
SYMBOLS, ETC. SHALL BE IN ACCORDANCE WITH LA TEST
JURISDICTIONAL GOVERNMENT ENTITY DETAILS.
10. SOME EXISTING ITEMS TO BE REI.AOVED HAVE BEEN DELETED
FROM THIS PLAN FOR CLARITY. SEE DEMOLITION PLAN FOR
ITEMS DELETED.
11. DEPRESS CURB & GUTTER AT ALL SIDEWALK AND PATH
LOCA liONS FOR HANDICAP ACCESS AS PER FEDERAL AND
STATE STANDARDS.
12. THE CONTRACTOR SHALL CONTACT J.U.L.I.E.
(1-800-892-0123) PRIOR TO ANY WORK TO LOCATE
UTILITIES AND SHALL CONTACT THE OWNER SHOULD UTILITIES
APPEAR TO BE IN CONFLICT WITH THE PROPOSED
IMPROVEMENT.
PROJ. MGR.:
F. F.
PROJ. ASSOC.:
J.G.C.
DRAWN BY:
DATE:
0
2
SCALE:
REH
7-22-13
,._JO.
SHEET
/
0
6.
LOCATION OF PRIVATE SIDEWALKS SHALL BE COORDINATED
WITH PROPOSED DOORWAY. CONTRACTOR TO VERIFY ACTUAL
BUILDING PLAN LOCATIONS WITH ARCHITECT/DEVELOPER PRIOR
TO CONSTRUCTING THE SIDEWALKS.
____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________________
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( IN FEET )
1 inch = 30 ft.
REVISIONS
3D
45'
PIPE BOLLARDS (TYP,
DATE
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DEPRESSED
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SOUTH AC ESS EAS EMENT
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VILLAGE OF DEERFIELD, ILLINOIS
--
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PROPOSED AMLI RESIDENTIAL
-lk-" --'-"1 - -
II
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PAVEMENT LEGEND
STANDARD DUTY PAVEMENT
1 1/2" BITUMINOUS SURFACE COURSE, HOT-MIX ASPHALT, MIX D, N50
2 1/4" BITUMINOUS BINDER COURSE, HOT-MIX ASPHALT, IL-12.5, N50
10" AGGREGATIE BASE COURSE, TYPE B
D
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PAVEMENT MARKING LEGEND
8" CONCRETE PAVEMENT W/ 6 X 6 W1.4 WWF
4" COMPACTIED AGGREGATIE BASE, TYPE B
SIGN LEGEND
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SITIE DIMENSIONAL AND PAVING NOTIES:
CONCRETE PAVEMENT
PROPOSED SIDEWALK
5" P.C.C. CONCRETIE (6" AT DRIVEWAY CROSSINGS)
4" AGGREGA TIE BASE COURSE, CA-6
[]1
SITE DIMENSIONAL & PAVING PLAN - SOUTH
ARCHITIECTURAL WALL/FEA IURE-.U
(SEE ARCH. PLANS)
SITE DATA
SITIE AREA
PARKING REQUIRED
SURFACE PARKING PROVIDED
HANDICAP PARKING (SURFACE)
HANDICAP PARKING (STIRUCTURE)
PARKING STIRUCTURE
264,381 S.F. (6.07 ACRES)
405 SPACES ( 1 PER 100 SF)
135 SPACES
5 SPACES
4 SPACES
269 SPACES
ALL DIMENSIONS ARE FACE OF CURB TO FACE OF CURB OR
BUILDING FOUNDATION UNLESS NO TIED OTHERWISE.
7.
PAVEMENT SLOPES THROUGH HANDICAP ACCESSIBLE PARKING
AREAS SHALL BE 2.00" MAXIMUM IN ANY DIRECTION.
2.
ALL PROPOSED CURB AND GUTTIER SHALL BE B6.12 UNLESS
OTHERWISE NOTIED.
B.
ALL HANDICAP RAMPS SHALL BE CONSTIRUCTIED WITH A
MAXIMUM CROSS SLOPE OF 2.00" OR LESS.
9.
ALL ROADWAY AND PARKING LOT SIGNAGE, STIRIPING,
SYMBOLS, ETC. SHALL BE IN ACCORDANCE WITH LA TIEST
JURISDICTIONAL GOVERNMENT ENTITY DETAILS.
@
24" WHITIE STOP BAR
@
4" YELLOW LINE
3.
ALL CURB RADII SHALL BE 3' MEASURED TO FACE OF CURB
UNLESS NOTIED OTHERWISE.
@
6" SOLID WHITIE
4.
BUILDING DIMENSIONS AND ADJACENT PARKING HAVE BEEN
PREPARED BASED UPON ARCHITIECTURAL INFORMATION
CURRENT AT THE DATIE OF THIS DRAWING. SUBSEQUENT
ARCHITIECTURAL CHANGES MAY EXIST. THEREFORE
CONTIRACTOR SHALL REFER TO ARCHITIECTURAL PLANS FOR
PRECISE BUILDING DIMENSIONS AND NOTIFY THE ARCHITIECT
AND ENGINEER OF ANY DISCREPANCIES PRIOR TO
CONSTIRUCTION.
CD
®
R7-8 HANDICAP PARKING SIGN
@
LETTIERS AND SYMBOLS PAVEMENT MARKINGS
@
"DO NOT ENTlER" SIGN
®
TRAFFIC FLOW DIRECTIONAL ARROWS
@)
"RIGHT TURN ONLY" SIGN
R1-1 STOP SIGN
1.
<f)
@
4" YELLOW DIAGONAL AT 45' SPACED 2' O.C.
4" WHITIE (6' SKIP-2' DASH)
5.
THE UNDERGROUND UTILITY INFORMATION AS SHOWN HEREON IS BASED,
IN PART, UPON INFORMATION FURNISHED BY UTILITY COMPANIES AND
THE LOCAL MUNICIPALITY. WHILE THIS INFORMATION IS BELIEVED TO BE
RELIABLE, ITS ACCURACY AND COI.1PLETIENESS CANNOT BE GUARANTIEED
NOR CERTIFIED TO.
6.
IMPROVEMENTS ADJACENT TO BUILDING, IF SHOWN, SUCH AS
TRUCK DOCK, RETAINING WALLS, SIDEWALKS, CURBING,
FENCES, CANOPIES, RAMPS, HANDICAP ACCESS. PLANTIERS,
DUMPSTIERS, AND TIRANSFORMERS ETC. HAVE BE SHOWN FOR
APPROXIMATIE LOCATION ONLY. REFER TO ARCHITIECTURAL
PLANS FOR EXACT LOCATIONS, SPECIFICATIONS AND DETAILS.
LOCATION OF PRIVATIE SIDEWALKS SHALL BE COORDINATIED
WITH PROPOSED DOORWAY. CONTIRACTOR TO VERIFY ACTUAL
BUILDING PLAN LOCATIONS WITH ARCHITIECT/DEVELOPER PRIOR
TO CONSTIRUCTING THE SIDEWALKS.
10. SOME EXISTING ITIEMS TO BE REMOVED HAVE BEEN DELETIED
FROM THIS PLAN FOR CLARITY. SEE DEMOLITION PLAN FOR
ITIEMS DELETIED.
11. DEPRESS CURB & GUTTIER AT All SIDEWALK AND PATH
LOCATIONS FOR HANDICAP ACCESS AS PER FEDERAL AND
STATIE STANDARDS.
12. THE CONTIRACTOR SHALL CONTACT J.U.L.I.E.
(1-800-892-0123) PRIOR TO ANY WORK TO LOCATIE
UTILITIES AND SHALL CONTACT THE OWNER SHOULD UTILITIES
APPEAR TO BE IN CONFLICT WITH THE PROPOSED
IMPROVEMENT.
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July 22, 2013
Ms. Jennifer Wolf
AMLI Residential
200 West Monroe
Suite 2200
Chicago, Illinois 60606
RE:
AMLI Deerfield
Vertical Transportation Analysis
Dear Jennifer:
We have conducted a vertical transportation analysis for the subject building. Our analysis
was based on the following information.
1. There are a total of 240 units in the building located on floors 1 through 4.
2. There are 22 studio units, 17 convertible units, 106 one bedroom units, 6 one
bedroom + den units, 77 two bedroom units and 12 two bedroom + den units.
3. There are 81 parking spaces located on each floor.
4. Floor heights are 11’-0”.
5. Population of the building is based on a density of 1.1 persons per unit for the studio
apartments, 1.2 persons per unit for the convertible apartments, 1.5 persons per unit
for the one bedroom apartments, 1.7 persons per unit for the one bedroom + den
apartments, 2.0 persons per unit for the two bedroom apartments and 2.5 persons
per unit for the two bedroom + den apartments.
6. The passenger elevator system must be designed to move at least 6% of the
building population with a waiting interval of 40 seconds or less during a five minute
peak period.
7. Peak demand for an apartment building typically occurs between 4:30 PM and 7:30
PM each weekday as tenants arrive home from work and then go out for dinner,
shopping or entertainment.
8. Doors are 4’-0” wide center opening type with a door open time of 2.0 seconds and a
door close time of 3.0 seconds.
.
Ms. Jennifer Wolf
July 22, 2013
Page 2
9. Flight time or the elapsed time in seconds from car start to car stop between
adjacent typical floors is based on machine roomless traction elevators with a speed
of 200 feet per minute (fpm) or 7.0 seconds.
Based on a single group of two elevators located at one end of the building and a single
elevator located at the opposite end of the building the level of elevator service will be as
noted below.
1. One group of two elevators with a capacity of 4,000 pounds and a speed of 200 fpm
will provide an excellent level of service with a waiting interval of 19.3 seconds and
a maximum handling capacity of 74.1% of the building population. These results far
exceed the recommended standards for rental apartments (a maximum handling
capacity of at least 6.0% of the building population and a waiting interval of 40
seconds or less).
2. A single elevator with a capacity of 4,000 pounds and a speed of 200 fpm will
provide a good level of service with a waiting interval of 35.8 seconds and a
maximum handling capacity of 53.2% of the building population. These results also
exceed the recommended standards for rental apartments.
The above traffic analysis assumes everyone uses an elevator to access their apartment. In
actuality the building design will allow residents to park on the same floor as their apartment.
Consequently the level of service will be even better than that indicated above.
Please let us know if you have any questions.
Yours very truly,
Stuart R. Wright
P. Eng.
PROJECT TIMELINE
Plan Commission and City Approval Process:
January - September 2013
Final Plans and Specs, Building Permits and Bidding Process:
September - December 2013
Construction Start:
December 2013
First Certificate of Occupancy:
February 2015
Final Certificate of Occupancy:
July 2015
505 Davis Road
Elgin, IL 60123
Office: 847.697.2640
Fax: 847.697.7439
www.walkerparking.com
August 1, 2013
Mr. Stephen Ross
Executive Vice President
AMLI Residential
200 West Monroe Street
Suite 220
Chicago, Illinois 60606
Re:
AMLI Residential & Deerfield
Parking Structure
Walker #31&7621.00
Dear Stephen:
This letter is in response to your request to provide our professional opinion regarding the
width of the parking stalls to be used within the parking levels. National standards
recognize that the parking geometric dimensions, including parking stall width, for each
parking structure should be based on the needs of the anticipated users. The user
groups are typically separated into three categories; Low Turnover, Moderate Turnover
and High Turnover. Low Turnover users include employees and students. Moderate
Turnover users include regional retail centers and airport parking. High Turnover users
include local retail buildings and medical facilities.
The Parking Consultants Council of the National Parking Association issued in 2002,
recommended minimum widths for parking stalls in their “Guidelines for Parking
Geometrics”. These recommendations are also included in the Fifth Edition of “The
Dimensions of Parking” issued by the Urban Land Institute and the National Parking
Association. A summary of their recommendations is shown below:
Low Turnover
Moderate Turnover
High Turnover
Stall Width
8’&3” to 8’&6”
8’&6” to 8’&9”
8’&9” to 9’&0”
The Tenth Edition of the Architectural Graphics Standards and the Third Edition of the
Parking Structures book both follow the same design approach to parking geometrics
and parking stall width.
The parking structure for the AMLI Residential – Deerfield project will be for the exclusive
use of the residents only. Residential parking is considered Low Turnover parking, since
the majority of residents will make one or two trips per day. All of the parking stalls for
the project will be numbered and assigned to individual tenants to further the
consideration of a Low Turnover parking structure. Therefore, the use of 8’&6” wide stalls
for the AMLI Residential project is in compliance with industry standards and our
recommendations.
Mr. Stephen Ross
August 1, 2013
Page 2
Please do not hesitate to contact me if you have any other questions or comments.
Sincerely,
Walker Parking Consultants
Gary H. Koch, P.E.
Vice President
TLH:jw
Copy: Ms. Deena Roumeliotis
J:\31&7621&00&AMLI_Residential_Deerfiel\Correspondence\LTR080113RossAMLIResidential.docx
-
- WILMOT ROADINTERSECTION
(SIGNALIZED)
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- WALGREENS3-STORY
OFFICE BUILDING
- AMLI DEERFIELD4-STORY BUILDING
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TESKA
Community Planning Development Economics
Site Design Landscape Architecture
•
•
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627 Grove Street
Evanston, Illinois 60201
Tel 347.869.2015
Fax 347.869.2059
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SCALE: 1"
80
=
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160
80'-0"
Issued: 2013.03.01
Designed: )EM Approved: NP
-l
MONUMENT SIGN 'A'----..
- EXISTING DRY DETENTION TO REMAIN-
8
AMLI DEERFIELD:
LANDSCAPE WALL & SIGN '81
- LOT AREA: 6.069 acres (264,366 sf)
- 4 STORIES
- 240 UNIT LUXURY RESIDENTIAL APARTMENT COMMUNITY
8
6
RECONFIGURED WILMOT ROAD__)
ALIGNMENT TO SIGNAL
CONTROLLED INTERSECTION
FRONT DRIVE EXIT TO _
LAKE COOK ROAD
'----<::RioATE PARKING
ISLANDS TO SCREEN
PARKING LOT &
DIRECT TRAFFIC FLOW
I f--
___}
14
I
5 - One Bedroom
6 - One Bedroom
7 - One Bedroom
8 - One Bedroom
9 - One Bedroom
1 0 - One Bedroom/Den
11 -Two Bedroom
12- Two Bedroom
13- Two Bedroom
14- Two Bedroom
15- Two Bedroom/Den
16- Two Bedroom/Den
--I I
- 1627 LAKE COOK ROADOFFICE BUILDING
(PARCEL 3)
'--RFSIDENT PARKING ACCESS
GARDEN TERRACE _ ___/
FOR GROUND FLOOR
RESIDENTS
16
~
----J
LOADING AREA-_/
(1 8'
X
54')
I
I
I
6
SF/Unit
527
575
QTY
17
5
4
16
16
21
653
679
879
806
806
854
3
60
4
4
868
916.5
9
58
3
8
4
8
1 '147
1 '178
1 '195
1,288
1,336
1,350
TOTAL
I~
SF
8,959
2,875
2,612
10,864
14,064
16,926
2,418
51,240
3,472
3,666
1 0,323
68,324
3,585
10,304
5,344
10,800
240
225,776
UNIT AVG: 940.7sf
PEDESTRIAN ACCESS-__/
SHARED PARKING EASEMENT
TO BENEFIT PARCEL 3
(37 CARS)
UNIT TYPE
1 -Studio
2 -Studio
3 - Convertible
4 - Convertible
---1 '
I f--
'--PERIMETER SIDEWALK/CARRIAGE WALK
--I I
PARKING CALCULATIONS:
--I I
REQUIRED: 405 CARS
PROVIDED: 421 CARS
(Total includes 37 cars in shared parking
easement.)
15
l f--
2 br units (2 cars/ unit):
(90) units x (2) cars = 180 cars
- AMLI DEERFIELD -
f---- 17
LANDSCAPE WALL 'C1 ·'---.__
---1
I
WALL 'C2'
Structure Parking= 277 cars
Surface Parking= 144 cars
studio & 1 br units (1.5 cars/ unit):
(150) units x (1.5) cars = 225 cars
LOT COVERAGE CALCULATIONS:
BUILDING COVERAGE: 38.1%
-MIDDLE ROADOPEN SPACE: 13.1%
GIDWITZ PLACE
DEE
FIELD
~C~om~mu~ni~~p~~n~nm~g~~~~~~op~me~nt~&o~no-mk•,--------------------------------------------------------------~==~--------~
TESKA
Site Design
Landscape Architecture
•
•
•
627 Grove Street
Evanston, Illinois 60201
Tel 347.869.2015
Fax 347.869.2059
-SITE PLAN & DATA TABLE-
0
20
SCALE: 1"
40
=
L1.0
80
40'-0"
Issued: 2013.02.21
Designed: )EM Approved: NP
-l
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EVERGREEN TREE
DECIDUOUS CANOPY TREE
SEE GROUP A
8
0
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A
GROUP A
NATURALIZED BASIN PlANTING _ _ /
[r--- ORNAMENTAL TREE GROVE
SEE GROUP A
SHADE TREE
3" cal., 5$5
EXISTING DRY DETENTION TO REMAIN-
G1nkgo b1lob:a ·Autumn Gold' TM I M:a1denh:a1r Tree
Gled1ts1:a tr1:ac:anthos 1nerm1s • Sh:adem:aster' TM I Sh:adem:aster Locust
Gymnocl:adus d1o1e<l ·Espresso' I Kentucky Coffeetree
LANDSCAPE WALL & SIGN 'B1' - ,
-FRONTAGE ROAD-
MONUMENT SIGN 'A'
8
ENTRY AND LAKE COOK ROAD CORRIDOR LANDSCAPE
ORNAMENTAL TREE
8 feet 1n he1ght, 5$5 I Standard Form
Cr:at:aegus crusg:all1 '1nterm1s' I Crusg:all1 H:avvthorn
Fyrus c:allery:an:a ·Chanticleer' I Chanticleer Fear
Syr1ng:a rebcul:at:a I J:ap:anese Tree Lilac
EVERGREEN
8 to I 0 feet
1n he1ght
F1ce:a gl:auc:a 'Dens:at:a' I Black Hill Spruce
F1nus flex1l1s 'V:anderwolf's Fyr:am1d' I V:anderwolf's Fyr:am1d Fme
LANDSCAPE WALL 'B2'
GROUP 8
BUILDING FOUNDATION PLANTING
SHADE TREE
GROUNDCOVER/SHRUB FOUNDATION PLANTING'
Mm. 30" he1ght.
Aron1a arbutifol1a I Red Chokeberry
Buxus m1crophylla 'Wintergreen' I Wintergreen Boxwood
Cornus bailey1/ Red-tw1g Dogwood
Cotoneaster ap1culatus/ Coral Beauty Cotoneaster
Euonymus a latus 'Compactus' I Compact Burn1ng
Hydrangea querc1fol1a I Oakleaf Hydrangea
llex glabra 'Shamrock' I lnkberry
Pachysandra term1nal1s/ Japanese Spurge
Rhus aromatica I Fragrant Sumac
Rhus aromatica 'Gro-Low' I Gro-Low Sumac
R1bes alp1num I Alp1ne Currant
Syr1nga patula 'M1ss K1m' I M1ss K1m L1lac
Tax us x med1a 'Dens1form1s' I Dense Yew
Tax us x med1a 'Everlow' I Everlow Yew
3" cal., 5$5, Columnar Form
Acer freem:an11 ·Armstrong' I Freeman Maple
Quercus robur 'Regal Fr1nce' I Regal Fr1nce Engl1sh Oak
Ulmus x 'Frontier' I Frontier Elm
FLOWERING ORNAMENTAL
TREE AT RESIDENT
ENTRY DOORS
SEE GROUP B
1627 LAKE COOK ROAD
OFFICE BUILDING
(PARCEL 3)
NARROW UPRIGHT
DECIDUOUS TREE AT
BUILDING FACADE
SEE GROUP B
ORNAMENTAL TREE
8 feet 1n he1ght, B!f.B
Amelanch1er aln1fol1a I Serviceberry
Malus x 'Spr1ng Snow' I Spr1ng Snow Crab Apple
Syr1nga reticulata I Japanese Tree Lilac
GROUP C
OUTER PERIMETER LANDSCAPE SCREEN & SHADE PLANTING
SHADE TREE
3" col , B~B
Gled1ts1a s1nens1s/ Honey Locust
Gymnocladus d1o1ca I Kentucky Coffee Tree
HEDGE SCREEN'
3 b - 48" he1ght
Cotoneaster acutifol1a I Fek1ng Cotoneaster
Cotoneaster luc1dus I Hedge Cotoneaster
Jun1perus x pf1tzer1ana 'Sea Green' I Sea Green Jun1per
R1bes alp1num I Alp1ne Currant
Syr1nga meyer1 'Fal1b1n' I Dwarf Korean Lilac
Viburnum dentatum I Arrowwood Viburnum
ORNAMENTAL TREE
8 feet 1n he1ght, B!f.B, For Screen1ng
Carp1nus betulus I European Hornbeam
Cornus mas 'Spr1ng Glow' I Cornel1an Cherry Dogwood
Crataegus crusgall1 'lnerm1s' I Crusgall1 Havvthorn
Viburnum prun1fol1um 'Blackhaw' I Blackhaw Viburnum
4' WIDE CARRIAGE WALK
LEADING TO RESIDENT
ENTRY DOORS
RESIDENT GARDEN TERRACE
ORNAMENTAL TREE
SEE GROUP D
DECIDUOUS
CANOPY TREE
SEE GROUPC
SEE COURTYARD ENlARGEMENT
EVERGREEN
8 to I 0 feet 1n he1ght
Jun1perus c. 'Mountbatten' \ Mountbatten Jun1per
F1cea pungens I Colorado Spruce
F1nus flex1l1s 'Vanderwolf's Fyram1d' I Vanderwolf's Fyram1d Fme
Thuja occ1dental1s/ Amer1can Arborv1t:ae
GROUP D
- AMLI DEERFIELD -
CONIFEROUS
EVERGREEN TREE
SEE GROUPC
LANDSCAPE WALL 'C1' -----..
COURTYARD PLANTING
ORNAMENTAL TREE
b to 8 feet 1n he1ght, B!f.B I For Shady Courtyard
Acer tr1florum I Three Flowered Maple
Amelanch1er aln1fol1a I Serviceberry
Carp1nus carol1n1ana I Amer1can Hornbeam
Cerc1s canadensis I Eastern Redbud
Corn us altern1fol1a I Pagoda Dogwood
Cornus mas/ Cornel1an Cherry Dogwood
Hales1a carol1na I Snowdrop Tree
Magnolia stellata I Star Magnolia
Ostrya v1rg1n1ana I Amer1can Hophornbeam
Farrotia pers1ca I Fers1an Farrotia
OLE ROAD;=..,
---+
GIDWITZ PLACE
EXISTING
HONEYLOCUST
TREES
SHADE TREE WITHIN
PARKING AREA
n
TESKA
Community Planning Development Economics
Site Design Landscape Architecture
•
•
•
627 Grove Street
Evanston, Illinois 60201
Tel 347.869.2015
Fax 347.869.2059
DEE FIELD
0
20
SCALE: 1"
40
=
L1.1
80
40'-0"
Issued: 2013.03.01
-PRELIMINARY SITE LANDSCAPE PLAN-
Designed: )EM Approved: NP