Community Development
Department
SUBJECT: First consideration of a Final Site Plan Review
Ordinance for The Glen Town Center Streetscape and Entry
Signage at 1951 Tower Drive
AGENDA ITEM: 11.b.
MEETING DATE: September 15, 2015
TO:
Village President and Board of Trustees
FROM:
Jeff Brady, Director of Planning, (847) 904-4306
THROUGH:
Todd Hileman, Village Manager
CASE # :
P2015-040
LOCATION:
1951 Tower Drive
PROJECT NAME:
The Glen Town Center Streetscape and Entry Signage
ACTION REQUESTED:
Staff requests Village Board consideration of a Plan Commission recommendation for a Final Site Plan
Review Ordinance to permit the reconstruction of The Glen Town Center streetscape and entry
monument signage.
APPLICANT / OWNER:
Village of Glenview
1225 Waukegan Road
Glenview, IL 60025
Tel:
(847) 724-1700
PLAN COMMISSION ACTION:
On August 11, 2015, Commissioner Witt, seconded by Commissioner Igleski, made a motion to
recommend approval to the Village Board of Trustees, by a 4-0 vote, for P2015-040, for The Glen Town
Center streetscape and entry monument signage at 1951 Tower Drive, in accordance with the following:
1. Final Site Plan Review in accordance with the requirements of Chapter 54, Article IV of the Village
Municipal Code and in compliance with the following conditions:
A. The following exhibits prepared by Hitchcock Design Group :
1. Glen Town Center Proposed Streetscape Improvements - Overall - (Sheet 1) dated
07/29/15
2. Glen Town Center Proposed Streetscape Improvements - Enlargement - (Sheets 217) dated 07/29/15
B. The exhibit prepared by Parvin Clauss Sign Company dated 11/14/2014 entitled “Option C”
C. All materials presented to the Plan Commission on August 11, 2015; and associated
revisions required by the Plan Commission.
2. Final Engineering approval through the building permit review process associated with the
development site.
3. Appearance Commission review and approval of any proposed streetscape design, landscaping,
signage, site lighting, and outdoor furniture is needed prior to the issuance of any building permits.
4. The Plan Commission recommends that the Appearance Commission and other interested parties
consider incorporating the existing blue landing lights into the new plans as they are unique and
interesting method of honoring veterans and those who served at the Glenview Naval Station.
PLAN COMMISSION DISCUSSION:
Staff provided a detailed overview of the proposed streetscape reconstruction and the background on
the previous Village Board meetings and meetings with the owners/tenants. Staff reviewed the
proposed streetscape design features, the modifications to the parking stalls, and the new landscaping
and lighting design along the street. Staff also presented the modifications to the existing development
entry signs located at the intersections of Patriot Boulevard at East Lake Avenue and Willow Road.
The Plan Commission discussed the layout of the new diagonal parking stalls (2ft shorter, but similar to
the Midtown Square angled parking on Glenview Road) and the potential impacts the new sidewalk
layout might have on the outdoor dining. Staff confirmed the new sidewalk layout would better
delineate the sidewalk zone (5ft wide) and the outdoor dining zone (7-7.5ft wide). The last Commission
comment was on the desire to keep the blue runway lights in the proposed changes to the monument
sign design (an updated sign exhibit referenced in the draft ordinance shows the landing lights).
There were no further comments from the Plan Commission and no members of the public spoke. The
Plan Commission recommended approving the proposal.
UPDATE:
A revised sign drawing has been submitted which addresses the Commission comments and is
referenced in the draft ordinance. The new details include more sign specifications, the blue runway
lights behind the entry monument signs and a night time view. Additionally, the Village’s engineering
consultant has started work on the final drawings needed for the reconstruction. Both the signage and
streetscape designs require a final review by the Appearance Commission prior to any approvals being
granted or bid documents being distributed.
Staff continues to refine and work with the property owners (Village, Tabani, Oliver McMillan, and Von
Maur) on the responsibility chart for the various infrastructure elements within The Glen Town Center.
The chart outlines what owner is responsible for what structure and the chart will be pared with the
engineering drawings to definitively identify who is responsible for what throughout The Glen Town
Center going forward. The responsibility chart and a revised operating agreement will be reviewed by
the Village Board at a similar time as the final Appearance Commission review (November/December
2015) of the construction drawings. Lastly, a revised timeline of the various steps in this process are
attached for reference.
ATTACHMENTS:
1. Updated Tentative Project Schedule
2. Plan Commission Staff Report and Exhibits
3. Excerpt from Minutes of August 11, 2015 Plan Commission Meeting
4. Draft Ordinance and Exhibits
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Village of Glenview
Plan Commission
TO:
Chairman and Plan Commissioners
FROM:
Community Development
Department
CASE MANAGER:
Jeff Brady, Director of Planning
STAFF REPORT
August 11, 2015
CASE #:
P2015-040
LOCATION:
1951 Tower Drive
PROJECT NAME:
The Glen Town Center Streetscape
and Entry Signage
SUBJECT:
Final Site Plan Review Approval
ACTION REQUESTED:
Staff requests consideration of a
Plan Commission recommendation
to the Board of Trustees.
APPLICANT / OWNER:
Village of Glenview
1225 Waukegan Road
Glenview, IL 60025
Tel:
(847) 724-1700
PROPOSAL:
The applicant, the Village of Glenview, requests Final Site Plan Approval
to permit the reconstruction of the existing streetscape features
(sidewalk, parkway trees and landscaping, lighting, and street furniture)
and the redesign of the development entry signage.
Report Disclaimer:
Village staff makes no representations regarding support, endorsement, or the likelihood of approval
4 Glenview regulatory commission or the Village Board of Trustees.
or disapproval by any
Site Assessment
VILLAGE OF GLENVIEW ZONING:
PIN:
04-32-105-009-0000
Current
Glenview MURC Mixed Use Retail Center District
North
Glenview P-1 Public Lands District
East
Glenview P-1 Public Lands District
South
Glenview R-18 Residential District
West
Glenview P-1 Public Lands District
AERIAL PHOTOGRAPHY:
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Project Summary
PROJECT DESCRIPTION:
The applicant, the Village of Glenview, requests Final Site Plan Approval to permit the reconstruction of
the existing streetscape features (sidewalk, parkway trees and landscaping, lighting, and street
furniture) and the redesign of the development entry signage located along Patriot Boulevard at Willow
Road and East Lake Avenue. Following Village Board direction in May, Village staff, as well as the
Village’s consultants Baxter and Woodman and the Hitchcock Design Group, have been producing and
refining draft plans for the streetscape replacement. The latest version of the draft plans are being
presented to the Plan Commission and Appearance Commission for consideration of the required
approvals.
The owner of the retail businesses, The Tabani Group, within The Glen Town Center have fielded
numerous concerns from the existing tenants and customers regarding the identification entry
monuments along Patriot Boulevard at the Willow Road and East Lake intersections (see below aerials).
As part of the original development approvals granted for The Glen Town Center, the Village Board
licensed the signs within the Village right-of-way to provide better identification along the periphery of
The Glen redevelopment project for the retail center located in the middle of the redevelopment site.
The Tabani Group is requesting final site plan approval to relocate the signs closer to the east west
arterials (i.e. place each sign where the 3 blue landing strip lights are located) and Appearance
Commission approval for the sign’s redesign, which adds four more tenant panels and includes a
different Glen Town Center logo. The Village’s traffic consultant has reviewed the proposed sign
locations and has no concerns with sightline obstructions at the intersections.
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STREETSCAPE BACKGROUND:
As noted in the attached May 19, 2015 Village Board Report regarding a design update on The Glen
Town Center streetscape infrastructure, the streetscape reconstruction is proposed to remedy several
issues which have been observed during the routine maintenance of the streetscape:
 Sidewalks - In several areas adjacent to the building the
concrete sidewalk design (see photo at right), which was saw
cut to create a large paver pattern, is prone to heaving and can
sometimes block access to a tenant space. This has also caused
drainage problems due to the concrete becoming pitched
towards the building rather than the curb.
 Pavers - The streetscape installed in 2003 consists of gravel
voids between aesthetically pleasing granite pavers that would
allow water to reach the tree root system. As a tree grows, a
ring of pavers could be removed to accommodate the expanded
trunk. A potential safety issue results from this design flaw in
the original landscape plan as the pavers have proven
ineffective in this climate. Continual heaving occurs adjacent to
the public sidewalk caused by the freeze/thaw cycles and gaps
between pavers constantly need to be filled with gravel. When outdoor dining uses sections of the
concrete sidewalk, pedestrians are diverted into these areas creating concern for potential trip and
fall accidents.
 Trees – There has been a significant loss of street trees along Patriot Boulevard resulting from a
combination of inadequate tree pit design and common disease. The paver areas around the trees
are undersized and lack a sufficient amount of soil volume to promote healthy tree growth and the
pavers block nutrients from reaching the tree roots. The small tree pit size also does not allow
adequate dilution of the salt infiltration which occurs during the treatment of sidewalks in the
winter.
 Irrigation - The material used in the landscape irrigation system is prone to kinks in the line which
causes the material making up the water line to break.
 Electrical - The electrical and lighting conduit installed was residential grade and in some areas has
completely deteriorated causing sporadic public street light outages.
STREETSCAPE PROPOSAL:
In the developing the streetscape redesign, staff incorporated industry best practices, any comments
from a coordinated inter-departmental review of the existing conditions to understand all the
deficiencies, and advice from Baxter and Woodman to ensure a more sustainable design and
construction solutions. Additionally, in conjunction with recent redevelopments near downtown
Glenview (Heinen’s, Shoppers Row, and Midtown Square), staff has created minimum streetscape zone
widths (curb edge zone, landscape bed zone – to support tree growth, pedestrian zone,
furnishing/outdoor dining zone) and construction standards to adequately accommodate the
streetscape components of a walkable retail environment given the available space between the face of
a building and the curb.
The attached design for the complete reconstruction of the streetscape achieves a consistent
appearance throughout The Glen Town Center. Improvements are proposed to shorten the diagonal
parking areas (reduction of current depth by 2 ft to be a similar length to stalls in front of Midtown
Square – see the attached parking stall depth exhibit) and the creation of a curb edge zone to
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accommodate pedestrians walking from their car to the sidewalk without having to walk through the
landscaped area. The additional space will allow for dedicated zones to be established. Each zone allows
for specific functions - e.g. the 5ft wide landscape area allows for enough volume of soil to have the
trees and plants thrive, and creates a separation from the parking; the 5ft wide pedestrian zone allows
for people to walk along the storefront unimpeded; and the 7.5ft outdoor dining zone will clearly
delineate where outdoor dining tables can be placed against the building without obstructing the
pedestrian zone. All brick pavers (currently potential trip hazards) and concrete sidewalk sections and
areas not compliant with the most recent American with Disabilities Act (ADA) will be removed and
replaced with concrete or stamped concrete. The irrigation system for the landscaping, the outlets for
holiday lights in the trees, and the decorative uplights used to illuminate the trees at night will all be
replaced to match the current conditions of The Glen Town Center. Renderings and cross sections at the
rear of the exhibit documents demonstrate what the improvements would look like upon their
installation.
STREETSCAPE COORDINATION:
Owner Coordination:
To date, staff has reviewed all the operating agreements and covenants with The Glen Town Center
property owners: Oliver McMillan (owners of the Aloft Apartments and Arclight Theaters), The Tabani
Group (owners of the retail), and Von Maur, as well as Village staff on behalf of the Village. A chart
clearly describing the responsibilities of each owner is being compiled separately from this process, as
well as corresponding maps that refer back to the responsibility chart. Upon finalization of the chart,
the Village Board will review and approve a new agreement with the property owners that clearly
delineates the various responsibilities of the four property owners to maintain The Glen Town Center
and the re-licensing of the monument identification signs in the Village right-of-way.
Tenant Outreach:
The proposed improvements are extensive and may be inconvenient for the businesses within The Glen
Town Center, so the work is expected to be completed in two phases starting on one side and moving to
the other side of the street. As such there is a significant amount of coordination with the property and
business owners that will be needed prior and during construction to ensure the minimum amount of
impact. Conditions to minimize the impacts to the tenants will be included within the bid documents
used to hire a contractor to complete the work.
Outreach to the tenants started with the creation of a Glen Town Center tenant notification list. In June,
staff sent out a letter (attached) to all the tenants informing them of the streetscape process and
requesting the submittal of any comments on the very preliminary designs that were posted on the
Village’s webpage. Since June, staff has sent out several e-mail updates requesting comments on the
latest plan versions. On July 7, staff hosted an open house at The BookMarket, which was attended by
all the property owners and five (5) of the tenants. At the Open House, staff provided background
details on why the streetscape improvements are being proposed and answered several questions,
many of which referenced concerns with the marketing efforts and the future construction
coordination. Any streetscape concerns have been incorporated into the proposed design.
Tentative Schedule:
The attached schedule outlines the progress to date and those tasks that need to be coordinated prior
to the installation of improvements.
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IDENTIFICATION SIGN PROPOSAL:
The Glen Town Center currently has two (2) existing multi-tenant ground signs at the Patriot Boulevard
and Willow Road intersection and the Patriot Boulevard and East Lake Avenue. The signs are currently
20.0-feet tall and feature four (4) tenant panels. To aid in the visibility of additional tenants the Tabani
group is proposing to replace the existing signs with two (2) new multi-tenant signs. The Tabani group
proposes to relocate the signs closer to the intersection in place of the landing lights currently installed
to aid in visibility of the signage. Associated required landscaping for the signs will be placed behind the
signs due to limited space under the signage. The new signage will be identical in height to the existing
signs and feature eight (8) tenant panels. The sign panels will feature routed faces with push-thru
graphics which are compliant with the Multi-tenant Design Guidelines and illuminated Glen Town Center
logo and text above. The proposed area of the panels is compliant with 97.0 square feet where up to
120.0 square feet is permitted. Due to the limited area of the median it is unlikely that the applicant will
be able to meet the Design Guideline standard of 2.0 square feet for every 1.0 square foot of signage.
Currently, the existing signs have no landscaping surrounding them thus making the change more
compliant than the current condition.
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Plan Commission Review
FINAL SITE PLAN COMMENTS:
The purpose of the Site Plan Review process is to consider the physical conditions of a proposed site
plan in a manner which includes basic zoning, subdivision, design, and building regulations. The review
process is intended to promote more orderly and harmonious development and to ensure that all codes
and ordinances have been met, helping to provide a logical and coordinated review of proposed
developments.
The following is a summary of issues to consider when evaluating compliance with the Site Plan Review
Ordinance Criteria:








CIRCULATION
The relocation of certain portions of curb, revised cross walk areas, sidewalk landings meeting
current ADA requirements, and new landscaping areas are intended to create a safer and more
balanced environment for pedestrians patronizing the businesses and eating in the outdoor dining
areas within the Glen Town Center.
No changes to vehicular circulation are proposed within the scope of this project, although the
Village’s Traffic Committee will be reviewing the current parking restrictions with The Tabani Group
to determine if there should be any modifications.
BUILDING AND STRUCTURE LOCATION
Various landscape beds and planters are to be installed, removed, or replaced as part of the
proposed improvements. The Plan Commission should comment on the location of these structures
and verify that they do not interfere with pedestrian sight lines or walking paths.
The proposed location of the replacement identification monument signs will not impeded the sight
lines at either intersection.
PARKING LOTS
The parking stall depths are proposed to be reduced by two feet. While the stall depths were
oversized as part of the original design, the stall depth will be similar to those stalls recently installed
along Glenview Road in front of the Midtown Square development or deeper.
SITE ILLUMINATION
Wiring and fixtures will be repaired and/or replaced as part of the proposed improvements, but no
new street light fixtures are proposed at this time.
The proposed decorative street tree uplights with outlets for holiday lighting will be reviewed by the
Appearance Commission.
LANDSCAPING
The proposed improvements include the installation of new planters and street trees. The Plan
Commission should confirm that the proposed locations of said trees and planters will not interfere
with vehicular or pedestrian circulation in the Glen Town Center.
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


The landscape plan, plant list, and details shall be subject to the review and approval of the
Appearance Commission.
GRAPHICS AND SIGNAGE
Two (2) replacement monument signs at the northern and southern entrances to The Glen adjacent
to Patriot Boulevard are proposed.
Appearance Commission approval will be required for the proposed signage.
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Technical Review
PROJECT TIMELINE:
A. 06/26/15 Application received
B. 08/11/15 Plan Commission Meeting
C. 08/12/15 Appearance Commission Meeting
D. TBD
First Consideration by Board of Trustees
E. TBD
Second Consideration by Board of Trustees
F. TBD
Building Permit Application & Final Engineering
G. TBD
Building & Engineering Inspections
H. TBD
Certificate of Occupancy
I. TBD
Expiration of FSPR Ordinance
2015
A
Jan
Feb
Mar
Apr
May
Jun
BC
Jul
Aug
D
Sep
Oct
Nov
Dec
COMPLIANCE WITH VILLAGE PLANS:
Village Plan
Comprehensive Plan
Compliance
Yes / No / N/A
Yes
Official Map
Yes
Waukegan Road Corridor Plan
Milwaukee Avenue Corridor Plan
Downtown Revitalization Plan
Natural Resources Plan
Bike & Sidewalk Master Plan
The GNAS Design Guidelines
N/A
N/A
N/A
N/A
N/A
Yes
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Comments
The existing and proposed land uses are
consistent with the land uses prescribed by the
Comprehensive Plan.
The existing property zoning is consistent with
the property zoning prescribed by the Official
Map.
All proposed improvements meet the
standards for such structures in the GNAS
design guidelines.
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. June 9, 2015 Letter to The Glen Town Center Tenants
2. Parking Stall Depth Comparisons
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P2015-040
Final Site Plan Review for The
Glen Town Center Streetscape
and Entry Signage at 1951
Tower Drive
10/06/15
ORDINANCE NO. ______
AN ORDINANCE GRANTING FINAL SITE PLAN REVIEW APPROVAL
WHEREAS, the Village of Glenview (the “Village”) is a home rule municipality in accordance with
the Constitution of the State of Illinois of 1970;
WHEREAS, the Village has the authority to adopt ordinances and to promulgate rules and
regulations that pertain to its government and affairs that protect the public health, safety and welfare
of its citizens;
WHEREAS, the applicant, the Village of Glenview, is requesting approval of a Final Site Plan
Review Ordinance to allow for the reconstruction of The Glen Town Center streetscape and entry
signage at 1951 Tower Drive (the “Subject Property”);
WHEREAS, a final site plan review for the Subject Property, pursuant to the criteria of Chapter
54, Article IV of the Glenview Municipal Code (the “Code”), was conducted by the Plan Commission on
August 11, 2015 at the hour of 7:00 P.M. and a recommendation was forwarded to the Glenview Board
of Trustees; and
WHEREAS, the corporate authorities, having considered the recommendation of the Plan
Commission, find it in the public interest to grant such final site plan review approval and that the
approval of the development will promote the public health, safety and welfare of the Village and its
residents.
NOW, THEREFORE, BE IT ORDAINED by the President and Board of Trustees of the Village of
Glenview, Cook County, Illinois, as follows:
Section 1: The facts and statements contained in the preamble to this Ordinance are found to
be true and correct and are hereby adopted as part of this Ordinance.
Section 2: Final Site Plan Review approval is granted for the Subject Property, in accordance
with the requirements of Chapter 54, Article IV of the Code and in compliance with the following
conditions:
A. The improvements shall be in substantial compliance with the following exhibits:
1. The exhibits prepared by Hitchcock Design Group:
a. The Glen Town Center Proposed Streetscape Improvements - Overall - (Sheet
1) dated 07/29/15
b. Glen Town Center Proposed Streetscape Improvements - Enlargement (Sheets 2-17) dated 07/29/15
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2. The exhibit prepared by Parvin Clauss Sign Company dated 08/25/15.
3. All materials presented to the Plan Commission on August 11, 2015; and associated
revisions required by the Plan Commission.
B. Final Engineering approval through the building permit review process associated with the
development site.
C. Appearance Commission review and approval of any proposed streetscape design,
landscaping, signage, site lighting, and outdoor furniture is needed prior to the issuance of
any building permits.
Section 3: To allow a period of up to twelve (12) months from the date of this Ordinance for the
issuance of a building permit for construction of the aforementioned improvements, or the final site
plan review approval shall be rescinded.
Section 4: Every section and provision of this Ordinance shall be separable, and the invalidity of
any portion of this Ordinance shall not affect the validity of any other portion of this Ordinance.
Section 5: This Ordinance shall be in full force and effect from and after its passage and
approval according to law.
PASSED this _________day of _____________, 20___.
AYES:
NAYS:
ABSENT:
APPROVED by me this ____ day of _____________, 20___.
_
James R. Patterson, Jr., President of the
Village of Glenview, Cook County, Illinois
ATTESTED and FILED in my office the
____ day of ________________, 20___.
Todd Hileman, Village Clerk of the
Village of Glenview, Cook County, Illinois
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