PLAN COMMISSION

Village of Deerfield
Agenda
March 1, 2023 at 7:30 PM
Workshop Meeting*

Public Comment on a Non-Agenda Item

WORKSHOP MEETING

1. Prefiling Conference on the Request for Approval of an Annexation, Rezoning, a

Special Use for a Preliminary and Final Development Plan for an Industrial Planned
Unit Development for Two Industrial Buildings; a Concept Plan for a Recreation
Center/Field House, and Any Necessary Exceptions for the 101-Acre Property
Located at 1 Baxter Parkway (located to the north of Horizon Therapeutics, and
south of Parkway North Center on Saunders Road)

DOCUMENT APPROVAL

1. January 26, 2023 Plan Commission Minutes

Items from the Commission

Items from the Staff
Designation of Representative for the next Board of Trustees Meeting
Adjournment

*While it is the intent of the Plan Commission to hold the meeting in-person at Village
Hall, the Plan Commission reserves the right to hold the meeting virtually on the Zoom
platform should the need arise due to changing circumstances related to COVID-19.
The agenda and meeting materials for this meeting will be posted no later than 48 hours
prior to the meeting at https://www.deerfield.il.us/AgendaCenter. If the Village decides it
is necessary to hold the hearing virtually, the Village will provide directions on its
agenda on how to access the hearing via the Zoom platform and providing public
comment and testimony.
 MEMORANDUM
TO: Plan Commission
FROM: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner
DATE: February 17, 2023
RE: RE: Prefiling Conference on Request for Approval of an Annexation,
Rezoning, a Special Use for a Preliminary and Final Development Plan for
an Industrial Planned Unit Development for Two Industrial Buildings; a
Concept Plan for a Recreation Center/Field House, and Any Necessary
Exceptions for the 101-Acre Property Located at 1 Baxter Parkway
(located to the north of Horizon Therapeutics, and south of Parkway
North Center on Saunders Road)

The purpose of a prefiling conference is to provide the applicant with input,

direction, and feedback on their proposal prior to the public hearing.

Subject Property

The subject property consists of the 101 acre Baxter Headquarters property at 1
Baxter Parkway developed in the early 1970’s and currently improved with a
series of office buildings totaling just over 645,000 square feet. The subject
property is located in unincorporated Lake County. The parcel is zoned partially
G.O. (General Office) at the perimeter on the north and west, and L.I. (Limited
Industrial) at the central portion of the property. The property is subject to a
boundary agreement with Northbrook that allows Deerfield to annex the subject
property.

Surrounding Land Use and Zoning

North: Parkway North Center office park, zoned I-1 Office, Research, and
Restricted Industrial District in the Village of Deerfield

1
South: Horizon Therapeutics campus, zoned I-1 Office, Research, and Restricted
Industrial District in the Village of Deerfield
East: Illinois Tri-State Tollway
West (across Saunders Road): Village of Riverwoods – Thorngate Subdivision,
single family homes, R-1 PUD; 3 office buildings, O & RC Office & Research
Compatible; Center for Holistic Medicine, Center for Enriched Living, R-1
Residential; Discover Financial Services, O & R-1

Proposed Plan

Bridge Industrial

Bridge Industrial is the contract purchaser of the 1 Baxter Parkway property which
is located in unincorporated Lake County. Bridge is proposing to have the
property annexed into the Village of Deerfield and the site would be developed
for industrial and recreational use.

The petitioner is proposing to demolish existing structures and redevelop the

property with three buildings. The proposed plan includes an 896,522 square
foot, speculative, multi-tenant industrial building (186 exterior docks and 396 car
parking spaces); a 228,369 square foot, speculative, multi-tenant, industrial
building (50 exterior docks and 256 car parking spaces); and a 156,600 square foot
recreational facility (287 parking spaces). The two industrial buildings would be
able to accommodate a variety of uses including warehouse, distribution,
assembly, and light manufacturing. The configuration of the 2 industrial buildings
face inward to conceal the truck docks, and the building bump outs on the ends of
the industrial buildings are done to help screen the building truck docks. The
petitioner’s material indicates that the industrial buildings would be available for
use 24 hours a day, seven days a week, but that these type of buildings have
minimal overnight usage. The nearest proposed industrial building on the site is
located approximately 900 feet to Saunders Road. The petitioner has provided a
visual representation of the line of sight from Saunders Road, from Hawthorne

2
Lane (to the north), and from Horizon Way (to the south) in their submitted
materials.

The petitioners have designed the proposed landscaping around the perimeter of
the property to buffer sight lines from the buildings. The proposed landscaping
along Saunders Road will consist of an existing natural wooded and wetland area
with walking path and a mixture of evergreen, shade trees on landscaped berms
with prairie grasses. The proposed stormwater detention facilities basins
throughout the property will have native plantings. Shade trees and planting will
be in the parking lot islands and on the property’s perimeter.

Deerfield Park District

The Deerfield Park District has expressed a high level of interest in leasing the
recreational facility, which has been designed to meet their programing needs.
The conceptual recreational facility is proposed with a full-size indoor soccer field,
an indoor youth baseball field and 6 outdoor pickleball courts. The recreational
facility would be designed such that it could be converted to industrial use if the
recreational facility does not materialize.

Vehicular Access

Access to the subject property is from the existing access point on Saunders Road,
and an existing access point on Hawthorne Lane. On Saunders Road, there is an
existing signalized intersection at Baxter Parkway. The other access point along
Saunders Road is via Hawthorne Lane, which is under stop sign control at its
intersection with Saunders Road. Hawthorne Lane also provides access to the
Village underground water reservoir and a communications tower near the
Tollway. Hawthorne Lane is a Village of Deerfield right-of-way while Saunders
Road is under the jurisdiction of Lake County Highway Department.

3
Traffic Study

The petitioners conducted a Traffic Impact Statement dated, February 9, 2023 for
the proposed development. The purpose of the evaluation is to determine the
impact of the traffic generated by the proposed development on the area
roadway system and the adequacy of the proposed access.

Table 1 on page 4 shows the estimated vehicle trip generation for the weekday
morning (7:45AM -8:45AM) peak hours and evening (4:30PM-5:30PM) peak hours
as well as daily traffic. The number of peak hour trips estimated to be generated
by the proposed development was based on vehicle trip generation rates
contained in Trip Generation Manual, 11th Edition, published by the Institute of
Transportation Engineers (ITE). The Warehousing (Land-Use Code 150) rate was
used for the proposed warehouse/distribution buildings while Soccer Complex
(Land-Use Code 488) was used for the indoor sports complex. Table 2 on page 4
compares the amount of traffic generated by Baxter office building at full
occupancy with the trips estimated for the proposed industrial buildings and the
indoor sports complex. The amount of traffic generated by Baxter at full
occupancy was estimated utilizing trip rates published by ITE for Corporate
Headquarters Building (Land-Use Code 714). Table 2 of the petitioner’s materials
shows that Baxter, at full occupancy generates approximately four to five times
more trips during the peak hours and approximately twice the amount of traffic
on a daily basis than the proposed uses. The petitioner’s analysis concludes that
the reduction in the number of trips will result in a significantly lower traffic
impact on the area roadways, allowing for additional reserve capacity at the
impacted intersections to accommodate future increases in traffic resulting from
regional growth and/or other potential developments in the area.

The traffic evaluation analyzed the main access road to the

warehouse/distribution buildings; the existing signalized intersection of Baxter
Parkway with Saunders Road; and secondary access which is the unsignalized
intersection of Hawthorne Lane with Saunders Road, and concluded that both
access points will be adequate in accommodating traffic entering and exiting the
4
site. It should be noted that Hawthorne Lane at Saunders Road is the main access
to the indoor sports complex. The study recommends that truck traffic be
restricted from using Hawthorne Lane and signage and internal design features
should be provided to enforce the restriction.

Table A in the Appendix summarizes the hourly truck trip generation for the
proposed warehouse/distribution buildings based on ITE rates. The petitioner’s
study indicates that given the type of potential tenants that are anticipated to
occupy the proposed buildings, the anticipated truck traffic will be lower than
shown in Table A. The amount of trucks on an hourly basis, as indicated in Table
A, are estimated at a maximum of 69 trucks occurring at 11:00 A.M., which is
outside the roadway system’s peak traffic hours. This volume of truck traffic can
be accommodated by the area roadway system including the signalized access off
Saunders Road. The study recommends that in order to ensure that the impact of
truck traffic is minimized on Deerfield Road, all trucks should be restricted to
travel to and from the site by utilizing Lake Cook Road and its interchange with I-
294. The petitioner’s study recommends that signage should be provided at the
access road directing truck traffic to the south and tenants should direct all
inbound trucks to arrive from the south on Saunders Road. Also all truck traffic
should be prohibited from using Hawthorne Lane to access the site.

Comprehensive Plan

The Village’s Comprehensive Plan designates the subject property as a priority

annexation area. The 101-acre site is currently located in unincorporated Lake
County and is zoned Light Industrial (LI) and General Office (GO).

The following sections of the Village’s Comprehensive Plan are attached:

• Section 3.2 Future Land Use including Figure 3.1: Future Land Use Map and
Future Development/Redevelopment Management; and Unincorporated
Areas Within Deerfield’s Planning Jurisdiction; and Annexation including
Figure 3.2: Annexation Policy Plan
5
The Comprehensive Plan will need to be amended to change Figure 3.1 Future
Land Use Map from Office to Industrial.

Boundary Agreement with Riverwoods

In 1985, the Villages of Deerfield and Riverwoods entered into a boundary

agreement with Saunders Road as the boundary line between the communities.
No use restrictions were put into this agreement. The duration of the agreement
was 40 years.

Boundary Agreement with Northbrook

In order for the subject property to be developed in Deerfield, the

corridor/boundary agreement with Northbrook will have to be amended.
Currently, the boundary agreement does not allow industrial, it only allows the
property to be developed with offices of the height, type, and intensity of that
which exists on the property. The boundary agreement with Northbrook will
need to be amended in order to allow the proposed industrial development on
the property. The changes to the boundary agreement are in the purview of the
Board of Trustees.

Background – Summary of Lake-Cook Road Corridor (Boundary) Agreement

Between Northbrook and Deerfield

In 1995, the Village of Deerfield and Village of Northbrook entered into a Corridor
Agreement which dealt with future annexation of the unincorporated areas along
Lake Cook Road. A total of 8 properties were involved in the Corridor/Boundary
Agreement between Northbrook and Deerfield and the term of the agreement
was 50 years. The boundary agreement has been amended 3 times since 1995.

In 2002, the Boundary/Corridor Agreement was amended at the request of

Northbrook to allow for changes to the principal uses for the LaSalle and

6
Surrounding Parcels to allow a hotel and restaurants, and changes to the
maximum height, and floor area ratio.

In 2005, the Corridor Agreement was amended at the request of Deerfield to

allow for changes to the principal uses on the Baxter South (Takeda) parcel to
allow a day care center and product packaging within enclosed buildings, and
changes to the maximum height, and floor area ratio.

In 2012, Deerfield requested the boundary agreement be amended to remove a

property developed with a restaurant at 350 Waukegan Road from the boundary
agreement in order to allow that property to be developed with a medical
building (currently Northwestern Medical). Also, in 2012, Deerfield and
Northbrook agreed to remove a few properties from the boundary agreement
because these areas were annexed into either Deerfield or Northbrook and the
properties were nearly fully developed and the character of these areas was
clearly established. The properties that remain in the boundary agreement are
properties that haven’t been annexed into either community. The Baxter North
Parcel (Baxter headquarters property) remains in the boundary agreement and
Deerfield can annex the property according to the boundary agreement. The
property to the south (Horizon, formerly Takeda) has been annexed by Deerfield,
and is referred as the Baxter South parcel. Baxter South was one of the
properties removed from the boundary agreement in 2012.

Zoning Actions Requested

The petitioner will be requesting the following:

1. Annexation of 101 acres of property currently known as the Baxter

property location at 1 Baxter Parkway to the Village of Deerfield.
2. A rezoning of the property from R-1 Single Family Residential District to the
I-2 Limited Industrial District. The Zoning Ordinance requires that all
properties that are annexed into the Village are automatically zoned R-1
Single Family District, the Village’s most restrictive zoning district. The
7
 petitioners will need to rezone the property to I-2 Limited Industrial
District, the most appropriate district for the proposed development.
Attached are the rezoning standards. The regulations in the I-2 Limited
Industrial District are available online (see Article 6.02 I-2 Limited Industrial
District).
3. Approval of Text Amendments to the I-2 Limited Industrial District to allow
this development in the I-2 District. The proposed Text Amendment is to
allow a warehouse and distribution facility in the I-2 District. Currently, a
distribution facility with a motor freight terminal isn’t allowed in the I-2
Limited Industrial District. The proposed Text Amendment to the I-2 district
will allow the proposed use at this location. (See Article 12.08 in the
Zoning Ordinance)
4. Approval of a Special Use for an Industrial Planned Unit Development.
5. Approval of a combined Preliminary Development Plan and Final
Development Plan for the industrial portion of the proposed Industrial
Planned Unit Development as depicted in the petitioner’s plan.
6. Approval of a concept plan for a recreational facility for indoor soccer and
baseball and outside pickleball courts. The petitioner will have to come
back to the Village for approval of specific development plans for the
future recreation facility.
7. Approval of the following the necessary exceptions from the Deerfield
Zoning Ordinance requirements for an Industrial Planned Unit
Development:
a. A building height of up to 48 feet 6 inches feet from the
maximum height of 35 feet in the I-2 Limited Industrial District.
b. An exception to the perimeter setbacks of the development to
allow 10 feet 3 inches in lieu of 25 feet on the south (side yard
setback).
c. An exception to the perimeter setbacks of the development to
allow 31 feet 6 inches in lieu of the 100 feet on the north
(corner side yard setback).
c. The development may require a parking exception. See Parking
Section for more information.

8
Zoning Conformance for an Industrial Planned Unit Development

The property will need to be developed as a Planned Unit Development (PUD).

The petitioners will be seeking approval of an Industrial Planned Unit
Development (PUD). Attached are the PUD standards.

Text Amendment to the Zoning Ordinance

A Text Amendment is needed to the Zoning Ordinance to allow the petitioner’s

proposed use in the I-2 Limited Industrial District as the current regulations for
warehouse and distribution facilities are restricted so to prohibit motor freight
terminals. The Text Amendment for the proposed use will be written so it applies
to a larger property (over 75 acres) adjacent to the Tri-State Tollway as the 3
smaller properties in the existing 1-2 Limited Industrial District in the area
between Waukegan Road and Pfingsten Road are not appropriate for a large
distribution facility.

Proposed Text Amendment to the I-2 District, 6.02-B Permitted Uses:

Warehousing and distribution operations which involve motor truck terminal

operations provided such use is developed as part of an Industrial Planned Unit
Development, and the Industrial Plan Unit Development on which the use is
located shall be a minimum of seventy-five (75) acres in size and is located
adjacent to the Tri-State Tollway.

The standard for a Text Amendment is that it must be in the public interest and
not solely for the interest of the applicant.

Industrial PUD Requirements:

Minimum size of site:

Allowed: 5 acres
9
Proposed: 101 acres

Minimum lot area:

Allowed: 2 acres
Proposed: Petitioner’s are proposing to resubdivide the property. More
information will be available at the Public Hearing.

Minimum lot width

Allowed: 75 feet
Proposed: Exceeds requirement. Measurement information needed for the
Public Hearing.

Minimum Setbacks:

Perimeter Setbacks

Allowed: The minimum yard requirements of the underlying district are applicable
only to the exterior boundaries of the Industrial PUD (in the I-2 District, the
minimum front yard setback and corner side yard setbacks are 100 feet, the side
and rear yards require a minimum of 25 feet). The perimeter setback shall be
kept free of buildings, structures, and parking and shall be maintained in
landscaping.

Front yard (west, Saunders Road):

Required: 100 feet
Proposed: Exceeds requirement. Measurement information needed for the
Public Hearing.

Corner side yard (north, Hawthorne Lane):

Required: 100 feet

10
 Proposed: 31 feet 6 inches to Recreation Parking Lot, and 48 feet 3 inches
to the East/West Drive Aisle North of Building C – Exception Needed

Side yard (south, Horizon Way):

Required: 25 feet
Proposed: 10 feet 3 inches to East/West Drive Aisle - Exception Needed

Rear yard (east, Tollway):

Required: 25 feet
Proposed: Exceeds requirement. Measurement information needed for the
Public Hearing.

Between Buildings

Allowed: The setback between buildings and structures within the site shall take
due consideration of public safety especially with regard to fire hazards, traffic
sight lines and access for emergency equipment.

Proposed: The Deerfield-Bannockburn Fire Protection District will have to

approved the proposed site plan for emergency vehicle accessibility.

Usable Open Space

Allowed: Not less than 10 percent of the gross area of an Industrial Planned Unit
Development shall be devoted to usable open space. The Zoning Ordinance
defines usable open space as an area of land or water or combination of land and
water which may include complementary structures and improvements within
the site, excluding space devoted to parking, designed and intended for common
use and enjoyment.

Proposed: Exceeds requirement. Measurement information needed for the

Public Hearing.

11
Maximum Lot Coverage

Allowed: The total ground area occupied by all principal and accessory buildings
shall not exceed forty (40) percent of the gross surface area of the site.

Proposed: Less than 40%

Maximum Building Height

Allowed: The maximum building height allowed in the I-2 District is thirty-five (35)
feet to the top of a flat roof (the roof deck) plus the mechanical appurtenances,
elevator bulkheads, parapet walls, energy collecting devices, roof gardens and
skylights which may exceed the maximum building height by not more than 12
feet.

Proposed: The industrial buildings range in height from 44 feet 8 inches to 49 feet
6 inches from grade to the top of the building. The petitioner is seeking a height
exception for the proposed industrial buildings.

The conceptual Park District recreation center is shown at 55 feet in height on the
line of sight drawings.

Parking

Industrial Parking Required:

The Zoning Ordinance requires warehousing to provide two parking spaces for
every three employees, or one parking space for every 900 square feet of gross
floor area, whichever is greater, plus one parking space for each vehicle used in
the conduct of the business. The required number of parking spaces if both
industrial buildings were occupied by a warehouse user would be 1,250 parking
spaces (1,124,891 square feet/900 square feet = 1,249.88 or 1,250 parking
spaces). It should be noted that the required parking calculation based on the
12
number of employees is not used because the number of employees is not known
as the tenants are not known at this time.

The Zoning Ordinance requires a manufacturing facility to provide two parking

spaces for every three employees, or one parking space for every 600 square feet
of gross floor area, whichever is greater, plus one appropriately sized parking
space for each vehicle used in the conduct of the business. The required number
of parking spaces if both buildings were occupied by a manufacturing user would
be 1,875 parking spaces (1,124,891 square feet/600 square feet = 1,874.82 or
1,875 parking spaces). It should be noted that the required parking calculation
based on the number of employees is not used because the number of employees
is not known as the tenants are not known at this time.

The Deerfield Zoning Ordinance does not define warehousing, manufacturing or

distribution centers. Staff believes that the buildings that are being proposed is
not a typical warehouse in which goods are stored for long periods of time (3-6
months or more), but more of a hybrid between a warehouse/distribution center
and motor freight terminal in which goods are stored with a shorter turnaround
time before the goods are distributed. This model allows for greater efficiency of
the use of space and increased volume of goods. The Deerfield Zoning Ordinance
defines a motor freight terminal as “a building or area in which freight brought by
motor truck is received, assembled or stored and dispatched for routing by motor
truck which may include motor truck storage”.

The Deerfield Zoning Ordinance does not have a specific parking requirement for
a distribution facility or a motor freight terminal and therefore Staff surveyed
parking requirements from surrounding communities for distribution centers and
motor freight terminals. We have also included the parking calculation from the
Institute of Traffic Engineers ITE Manual for a Warehouse, Land-Use Code 150
(Per the petitioner’s traffic consultant, Warehouse is the industrial use used in the
ITE Manual). The findings of the survey are illustrated on the following page.

13
 Survey of Industrial Use Parking Requirements
Warehousing Manufacturing Distribution Freight Terminal
Buffalo Grove Not Defined 2 spaces per every Not Defined Not Defined
3 employees
Employee Data Not
Available
Glenview 1 parking space for every 2 employees. 1 parking space for Not Defined 1 parking space for every 2
Employee Data Not Available every employee. employees, plus 1 parking
Employee Data Not space for each vehicle
Available maintained on the
premises.
Employee Data Not
Available
Highland Park 0.5 space per 1,000 square feet gross 2 spaces per 1,000 Not Defined Determined by Zoning
floor area plus any required spaces for square feet gross Administrator
offices, sales, etc. floor area plus any
(563 spaces) required spaces for
offices, sales, etc.
(2,250 spaces)
Lake Bluff 1 parking space for each 1,000 square 1 parking space for Not Defined Not Defined
feet of the total floor area of the every 600 square
building(s), or one space per officer, feet of the total
employee, director, and user, floor area of the
whichever is greater; provided further, building(s) buildings
that said ratio shall be 1 parking space erected on the lot.
per 600 square feet for office areas in (1,875 spaces)
warehouses serving the particular
warehouse.
(1,125 spaces + office)
Lake Forest 1 for each employee Not Defined Not Defined Not Defined
Employee Data Not Available
Libertyville 1 for each 1,000 square feet of floor Not Defined Not Defined Not Defined
area up to 20,000 square feet plus 1
for each 2,000 square feet of floor area
in excess of 20,000 square feet up to
40,000 square feet plus 1 for each
4,000 square feet of floor area in
excess of 40,000 square feet.
(302 spaces)
Northbrook 1 parking space for every 900 square 1 parking space for Not Defined Not Defined
feet of floor area every 600 square
(1250 spaces) feet of floor area
(1,875 spaces)
ITE Manual 0.39 spaces per 1,000 square feet of Not Defined Not Defined Not Defined
floor area. (439 spaces)
Deerfield 1,250 spaces 1,875 spaces Not Defined Not Defined
( ) = Required parking based on Petitioner’s 2 industrial buildings with a total of 1,124,891 square feet.

14
There is no definitive answer on the parking requirements gathered from this
survey, but the parking requirement will depend on a number of factors, such as
the size and type of industrial building (and how it is anticipated to be used), and
the number of employees. The petitioner has found that tenants who need more
employee parking can reconfigure the site to increase parking by reducing the
number of exterior docks and truck trailer potions on the site.

Article 8.02-E of the Deerfield Zoning Ordinance notes that parking requirements
for land uses that are not listed shall be recommended by the Plan Commission
and approved by the Village Board. Staff believes that the Plan Commission
should obtain feedback from the petitioner on the anticipated uses for the
proposed buildings at this location to determine what the parking requirements
they want to use.

Recreational Parking Requirement:

The parking requirement for a recreational use is 1 parking space for each 3
patrons based on the design capacity of the facility in terms of the largest number
of patrons on the premises at one time.

Provided Parking

Proposed:
• 939 car parking spaces (652 car parking spaces for the 2 industrial buildings
and 287 spaces for the proposed recreational facility)
• 236 exterior truck dock spaces (shown on site plan)
• 283 truck trailer parking spaces/positions (shown on site plan)

When the Deerfield’s warehouse and manufacturing parking requirement is used

for the industrial buildings and the recreational parking requirement is used for
the recreational building, a parking exception would be needed.

15
Size of Parking Stalls and Aisle Width

Required: Perpendicular parking spaces must be a minimum of 9 feet wide by 19

feet in length. A minimum aisle width of 24 feet is also required.

Proposed: The petitioner’s site plan shows this requirement is met.

Size of Parking Stalls and Aisle Width

Required: Perpendicular parking spaces must be a minimum of 9 feet wide by 19

feet in length. A minimum aisle width of 24 feet is also required.

Proposed: The petitioner’s site plan shows this requirement is met.

Signage

Article 9.02-E of the Deerfield Zoning Ordinance are the sign regulations for an I-2
PUD. Also, directional signs are also allowed at under 2 square feet and non-
illuminated.

Ground Sign

Permitted: Not more than one ground sign is permitted for each frontage. Where
a PUD has a frontage on a public street or right-of-way in excess of five hundred
(500) feet, one additional ground sign shall be permitted on that frontage. Such
signs shall contain only the name of the building or the name of the development.
Said sign may include the address of the development. The maximum surface area
for a ground sign shall not exceed 45 square feet for each sign face nor exceed an
aggregate surface of 90 square feet. Such signs shall not have more than two
exposed face.

Proposed: The sign plan also indicates a stone and precast base with illuminated
channel letter on an aluminum face. The double faced ground sign of
16
approximately 79 square feet (17.3 foot long x 4.52 foot tall) for each sign face
and a total of 158 square feet on a 13 inch stone base. The petitioners have
indicated that individual tenants will not be listed on the ground sign to avoid
clutter. The proposed ground sign will require an exception from the Zoning
Ordinance.

Wall Signs

Number:

Permitted: Limited to one sign for each wall which fronts on a street, right-of-way,
easement for access or parking. Said sign shall only contain the name of the
building, or the name of tenant, or the name of the development. Such signage
may include a logo.

Proposed: The petitioner has submitted a sign plan consisting a 19.32 square foot
(9.66 feet long x 2.00 feet tall) wall sign in the upper left hand corner of the west
elevation for proposed Building B, and a 19.32 square foot (9.66 feet long x 2.00
feet tall) wall sign in the upper right hand corner of the west elevation for
proposed Building C. The plan indicates a placeholder for the numerical address
of the building. The petitioner is not proposing individual tenant wall signs. If
future tenants desire wall signage, they can request this in the future.

Area:

Permitted: The maximum surface area shall not exceed one percent (1%) of the
gross surface area of the wall to which it is affixed, or 100 square feet, whichever
is lesser. (Note: The sign is measured by placing a box around all of the sign
elements as required by the Zoning Ordinance)

Proposed: The proposed wall sign for each building meets the requirement.

Location:
17
Permitted: Wall signs may be located on any principal building fronting on a
street, right-of-way, easement for access, or parking area.

Proposed: On the west wall of each industrial building facing a parking area.

Height:

Permitted: Wall signs shall not be located higher than the parapet line (roof deck)
of the roof of the building.

Proposed: Clarification of the roof deck of the roof of the building is needed from
the petitioner.

Landscape Plan

As part of a preliminary development plan, the petitioners are required to provide

a landscaping plan for the subject property. The petitioners have designed their
proposed landscaping around the perimeter of the property to buffer sight lines
from the buildings. The proposed landscaping along Saunders Road will
complement the existing natural wooded and wetland area with a mixture of
evergreen, shade trees on landscaped berms with prairie grasses. Native
plantings are proposed for the stormwater detention facilities basins throughout
the property. Shade trees and planting will be in the parking lot islands and on
the property’s perimeter. The petitioner is currently conducting a tree survey that
will be ready for the Public Hearing and expects to meet the Village Tree
Ordinance.
Loading

For a Planned Unit Development, the Plan Commission can recommend loading
berths adequate in number and size to serve the proposed use. The petitioner’s

18
plans indicate a total of 236 exterior truck loading docks for the industrial
buildings.

Trash Areas

The Zoning Ordinance requires that all refuse containers be fully enclosed by a
screening fence or landscaped screening of a height sufficient to screen the
containers from view from adjoining properties and public or private ways.

The trash areas are not indicated on the petitioner’s plans. Further clarification
on trash locations will be needed for the Public Hearing. Any exterior trash areas
would need to be fully screened.

Subdivision

If the petitioners are proposing to subdivide the property into separate lots and
they will need to submit a plat of subdivision for the property.

Preliminary Engineering

The petitioner’s plans showing the proposed method of storm water

management. In developing the site, the petitioner will have to meet all of the
Lake County Storm Water Management Watershed Development Ordinance
(WDO) requirements. . The petitioner has been in discussion with the Village
Engineers on the proposed stormwater management and utilities. All other
utilities (electrical/power lines, telephone lines,) will be located underground

Lighting/Photometrics Plan

The petitioners will need to submit a lighting plan for the Public Hearing showing
the size of the light poles and the lighting output and no lighting spillover beyond
the property line is allowed,

19
Screening of HVAC equipment

The petitioner’s plan indicates that the rooftop HVAC equipment /mechanicals
will need to be screened with screened walls from view.

Submittals

Staff has provided the petitioner a list of submittals for this project, see attached.

20
 Village of Deerfield
2022 Zoning Ordinance Map

Subject Property
 Baxter Property

Legend

SUBJECT
PROPERTY

0 2000 4000
Notes
ft

Print Date: 2/17/2023

Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors
may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
 Baxter Property
Legend

SUBJECT
PROPERTY

0 1000 2000 Print Date: 2/17/2023 Notes

ft
Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors
may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
 COMPREHENSIVE PLAN
3.2 Future Land Use Policy Plan

• Figure 3.1 Future Land Use Map

• Unincorporated Areas Within Deerfield’s Planning
Jurisdiction
• Annexation
• Figure 3.2 Annexation Policy Plan
 VISION
STATEMENT Deerfield strives to be a community
with pride in its past and an eye
toward thoughtful evolution.

3.2 FUTURE LAND USE

Deerfield’s pattern of land use is not expected to change

significantly over the next 20 to 25 years. A comparison of
Figure 3.1: Future Land Use Plan and Figure 2.1: Existing
Land Use Map shows only a few instances where change is
anticipated. For the most part, such change involves new
development on the few remaining vacant parcels, and
accommodating anticipated future expansion of parks and
other public uses.

FUTURE DEVELOPMENT/REDEVELOPMENT MANAGEMENT

It is important to anticipate the future needs of the Village

and its residents. Periodically, the Village should review all
long-range projections as well as current trends. Those
reviews should be used as the basis for formulating plans for
meeting anticipated needs and for reviewing development
and redevelopment proposals.

There are very few parcels of land within Deerfield or within

Deerfield’s Planning Jurisdiction that are undeveloped. Most
of those parcels have previously received approval from the
Village for some type of development but the development
has not as yet taken place. In some cases that approved
development may not be as desirable as it once was from
the Village’s or the property owner’s viewpoint. Opportunities
to consider and evaluate alternative developments for such
undeveloped parcels should be undertaken with care.
Proposals for the redevelopment of areas of the Village that
have reached the stage in their economic lives where their
redevelopment is possible should not adversely impact the
surrounding areas and the Village as a whole.

The Village should be continually seeking to maintain a safe,

livable, and beautiful environment. As development and
redevelopment proposals are presented to the Village, they
should be critically evaluated.

21
 Deerfield Comprehensive Plan
Village of
Bannockburn
FUTURE LAND USE CATEGORIES
(MAP INDICATES UPDATES THROUGH JANUARY 20, 2021)
Single-Family Residential - Areas that contain or are appropriate for single-family
residential development.

Two-Family Residential - Areas intended to accomodate a mix of single-family

and two-family development.

Multi-Family Residential - Areas that contain townhouse developments,

condominiums or other large multi-family buildings.
City of
Retail Services - Areas intended to accomodate consumer-oriented retail Highland Park
services and commercial uses. Within the Village Center this land use category
may include mixed-use developments with residential above the ground floor.
Within the C-2 Outlying Comercial District, for a commercial planned unit
development over 40 acres in size, this land use category may include multiple-
family rental apartments and townhomes.

Hotel - An establishment that provides lodging and services for travelers and Village of
other paying guests.
Riverwoods
Office/Research - Areas intended to accomodate various types of office uses.

Light Industrial - A wide variety of employment-oriented land uses are included

under this land use category such as: light manufacturing uses, warehousing,
distribution, data processing/telecommunications and related office uses.

Public - This category identifies the major public uses including schools, Village
facilities, library, and post office.

Institutional - Identifies quasi-public facilities in the Village, including private

schools and places of worship.

Transportation/Parking/Utilities - This land use category includes commuter rail

facilities, commuter parking and utilities.

Open Space - Both public and private open space is included in this land use
category. Major land owners include the Village, the Deerfield Park District and

VILLAGE CENTER

Village of
Northbrook

FIGURE 3.1: FUTURE LAND USE MAP

22
Goal Guide future growth within Deerfield’s Planning
Jurisdiction so that public facilities and amenities can be
effectively and economically provided, and that such
growth does not adversely change the village.

Objective Policies

Carefully consider proposals for Consider approval of development and

development or redevelopment of
development sites.
redevelopment plans when the uses and structures
proposed have been planned so that they will be
suitable for the area in which they are to be located
and they are not a substantial adverse impact to
surrounding properties.

Consider approval of development or

redevelopment proposals when the Village is
satisfied that parking demand and the traffic
generated by the project will not cause undue
burdens to surrounding properties or the Village as
a whole.

Direct developments and redevelopments to

include pedestrian facilities.

Ensure that the development or redevelopment can

be adequately provided with utilities and other
Village services without creating an undue burden
on those utilities and services.

Require that the impact of any development on the

Village’s schools, parks, library, fire department and
the Village itself has been adequately addressed
through land donations.

23
Unincorporated Areas within Deerfield’s Planning
Jurisdiction

There are some areas that are outside the Village’s corporate
boundaries but are within one and one-half miles of the
Village and are presently unincorporated. Some of these
areas are now vacant, but most are partially developed to
some degree. It is the Village’s desire that these areas be
developed or redeveloped consistent with those uses so
designated on Figure 3.1: Future Land Use Plan.

The Village of Deerfield and the Village of Northbrook have

entered into a boundary agreement in order to provide for
responsible and compatible land use planning for certain
properties along or near Lake Cook Road and Waukegan
Road. This agreement reflects the desire of each community
to limit and mitigate the potential adverse impacts of the
development or redevelopment of those properties. The
Village also has a boundary agreement with the Village of
Riverwoods that sets Saunders Road as the boundary
between the two communities. There is no unincorporated
land between the Village of Deerfield and the City of
Highland Park.

The locations and identification of these unincorporated areas

that are within Deerfield’s Planning Jurisdiction and that
could be annexed into the Village of Deerfield are shown in
Figure 3.2: Annexation Policy Plan, along with the Village’s
relative interest in future annexation.

24
Goal: Influence development in those unincorporated
areas within one and one-half miles of the Village limits.

Objective Policies

Limit and mitigate the potential
adverse impacts of development or
redevelopment of unincorporated
property within Deerfield’s planning
jurisdiction.
Encourage continued residential use of Glenbrook
Countryside Estates.
Encourage continued residential use of the Picardy
East Townhouse Development Parcel.

Encourage continued commercial use of the

Brookside shopping center/Hanekamp funeral
home parcels.

Encourage limited industrial development of the

Waukegan Road triangle parcel.

Encourage residential, institutional and/or office

development of the LaSalle and surrounding
parcels.

Encourage continued office use of the Baxter North

parcel.

Consider residential, institutional or office uses for

the Takeda (Baxter South) parcel.

Encourage continued single-family residential use,

with provision for limited institutional use of the
area north of Lake Eleanor and west of Wilmot
Road.

ANNEXATION

The annexation of lands surrounding a municipality is seen

as a means to augment the tax base and control the
development and use of the land. Wherever possible, the
lands annexed to the Village should simultaneously be
annexed to the Deerfield Park District.

To further the Annexation goal, the Village is stating its

desire to annex the following properties and extend the
Village boundaries to those shown on Figure 3.2: Annexation
Policy Plan if the benefits of control and tax revenue are not
outweighed by the cost of service to the properties:

25
 • The area north of Lake Eleanor.

• The properties located in the area bounded by Lake

Cook Road, Saunders Road, Deerfield Road, and the
Tollway.

It is recognized that the owners of these properties may at

some time desire annexation to the Village of Deerfield. The
Village’s interest in these properties is twofold: To control
development and continued use of these properties in a
manner consistent with the goals of this Plan and to augment
the tax base.

Goal: Seek to annex unincorporated properties only if their

annexation is in the best interests of the Village and they
can be adequately and conveniently supplied with
services without excessive burden in cost or quality of
service to the remainder of the Village.

Objective Policies

Augment the local tax base and Annex properties if the benefits of control and tax
control the development and use of revenue are not outweighed by the cost of service
land. to the properties.

Wherever possible, work to ensure that lands

annexed to the Village are simultaneously annexed
to the Deerfield Park District.

Actively pursue annexation of the Baxter and

Takeda property.

Ensure that property annexed to the Village is

compatible with adjacent uses.

26
 PRIORITY ANNEXATION AREAS

A
1. Unincorporated Baxter Property LEGEND
Village of

Bannockburn
Priority Annexation Areas
B
2. Takeda Pharmaceuticals (Baxter South)
Potential Annexation Areas
SUMMIT DRIVE
City of

Highland Park
Unincorporated Area

POTENTIAL ANNEXATION AREAS NORTH AVENUE

Municipal Boundary

Other Municipal Boundary

C
1. Unincorporated area North of Lake Eleanor
C
WOODLAND DRIVE
Metra Station

D
2. Unincorporated property west of the Tri-State Tollway
LINDEN DRIVE
and south of Deerfield Road

WARW ICK
RO AD

CH
WILMOT ROAD

EST
GREENWOOD AVENUE

NU
T S
TR
EET

ROSEMARY TERRACE
HAZEL AVENUE

OXFO RD ROAD
APPLETREE LANE
D DEERFIELD ROAD

TRI-STATE TOLLWAY
Village of

BRIERHILL ROAD
Riverwoods OSTERMAN AVENUE

CASTLEWOOD LANE
HERMITAGE DRIVE

CA
RL IS
LE
AV
EN
UE
HACKBERRY ROAD

A
KATES ROAD

W
A
UK
LAUREL AVENUE

EG
PINE STREET

A
B

N
RO
A
D
LAKE-COOK ROAD

EDENS SPUR

PFINGSTEN ROAD
Village of

Northbrook

0 0.25 0.5 1

FIGURE 3.2: ANNEXATION POLICY PLAN Miles

DEERFIELD COMPREHENSIVE PLAN

SEPTEMBER 2004

27
PLANNED UNIT DEVELOPMENT
STANDARDS
 PLANNED UNIT DEVELOPMENT STANDARDS
Deerfield Zoning Ordinance
Article 12.09-D, 2.(c) Required Findings
A Planned Unit Development shall not be recommended for approval unless the Plan
Commission shall find the following:
(1) Effect on Community
That the proposed Planned Unit Development will not be significantly or materially
detrimental to or endanger the public health, safety or general welfare of the community.
This shall include consideration of the impact of the development upon physical
development, tax base, and economic well-being of the Village.
(2) Effect on Neighborhood
That the proposed Planned Unit Development will not be injurious to the use and
enjoyment of other property in the immediate vicinity for the purposes already permitted
nor will it diminish or impair property values within the neighborhood.
(3) Effect on Development of Surrounding Property
That the proposed Planned Unit Development will not impede the normal and
orderly development and improvement of the surrounding property.
(4) Adequacy of Utilities and Facilities
That the applicant has demonstrated that adequate sewer and water, access roads,
drainage and other necessary facilities are present or will be provided.
(5) Adequacy of Ingress and Egress
That the applicant has demonstrated that adequate means of ingress and egress
designed to handle the traffic contemplated are present or will be provided.
(6) Conformity to Regulations
That the proposed Planned Unit Development meets all the regulations of this
Ordinance except as such regulations may in each instance be modified by the Board of
Trustees.
REZONING
STANDARDS
 REZONING STANDARDS
Deerfield Zoning Ordinance
Article 13.10-D Findings
Where the purpose and effect of the proposed amendment is to change the zoning
classification of particular property, the Plan Commission shall make findings based upon
the evidence presented to it in each specific case with respect to the following matters:
1. Existing Uses
Existing uses of property within the general area of the property in question.
2. Current Zoning in Area
The Zoning classification of property within the general area of the property in question.
3. Suitability of Present Zoning
The suitability of the property in question for the uses permitted under the existing
zoning classification and the proposed classification.
4. Trend of Development
The trend of development, if any, in the general area of the property in question,
including changes, if any, which may have taken place since the day the property in
question was placed in its present zoning classification.
 PETITIONER’S
SUBMITTAL LIST
Prefiling Conference (workshop meeting with Plan Commission)

2 Sets of paper plans need to be submitted 3 weeks prior to the prefiling conference
(held with the Plan Commission) for staff review and comments. Four (4) sets of paper
plans and an electronic version of the plans must be submitted for the Plan Commission
prefiling conference 2 weeks prior to the public hearing. A prefiling conference (an
informal workshop meeting) with the Plan Commission will provide the applicant with
feedback, input, and direction prior to the public hearing.

Submittals Due for Prefiling Conference:

• Detailed written project description/narrative of all the proposed uses including
the hours of operation, and the improvements planned for the property. Include
in the written description how the project will be phased for the entire property.
Also, a complete description of all the activities of the Park District facility needs
to be submitted along with an explanation of how this facility will be accessed by
the patrons using this facility. It is staff’s understanding that the Park District will
come back through the zoning process for approval of the specific plans for the
facility and only conceptual approval of the Park District facility will be sought at
this time.
• Scaled site plan with data table (see Article 12.08-D through 12.08-K in the
Zoning Ordinance for data needed on the site plan. Be sure to include aisle
width and parking stall size on the site plan). The Deerfield Zoning Ordinance is
on line.
• Scaled building elevation drawings.
• Preliminary scaled landscaped plan.
• A description of the proposed storm water management plan and utilities.
• Scaled sign plan for ground and wall signs (if available),
• Traffic and parking analysis (a preliminary report).

Public Hearing with Plan Commission for Preliminary Development Plan for a
PUD:

Submittals for a public hearing for a preliminary PUD would include the following from
Article 12.09-C (in bold below) from the Deerfield Zoning Ordinance. Planning staff has
gone through the list of submittals in Article 12.09-C and made additional comments
where necessary for each required submittal item:

Submittals Due for Preliminary Development Plan (Article 12.09-C)

1. A Preliminary Development Plan is required of any applicant for approval of

a Planned Unit Development. The Preliminary Development Plan shall
include as a minimum, the following:

1
a. An accurate topographic and boundary line map of the project area and
a location map showing its relationship to surrounding properties.
• Show the existing roadways and driveways on adjacent properties so the
Plan Commission can see how the existing and proposed driveways relate
to each other.

b. An accurate legal description of the entire area within the Planned Unit
Development.

c. The pattern of public and private roads, driveways, and parking facilities
and intended design standards.
• Item c is to go on the site plan. Please make sure dimensions are put on
the site plan for the buildings, roads, parking spaces, and lot lines.
• Also include on the site plan: sidewalks and paths, ground signs, fire
lanes, loading areas and loading docks, retaining walls, fences, light
poles, benches, bike racks, and traffic control signs. Show the location
and size (width) of any access points including any turning lanes. Show
driveways of adjacent properties on the site plan so the Plan Commission
can see how the vehicular access points are lined up.

d. The size, arrangement and location of lots or of proposed building

groups.
• Item d is to go the site plan. Please make sure dimensions are put on the
site plan for the buildings, roads, parking spaces, and lot lines.

e. General description of proposed landscaping.

• A scaled landscape plan needs to be submitted. The location, quantity,
type, and size of the plantings (at the time of installation) must be
indicated on the plans. Any berms should be shown at 1-foot contours.
The perimeter of the parking lots must be screened according to code
(see Article 2.04-I,2) and landscaping islands within the parking lot should
be provided to create a visually attractive parking lot. The landscaping
cannot block driver sight lines in the parking lot or at the access driveways
to the parking lots. Please see the Village’s Appearance Code pages 26
to 33, which is online at the Village’s website. The subject property is not
within the jurisdiction of the Appearance Code as this Code applies to the
properties zoned C-1 and C-2. The Appearance Code provides good
design principals for parking lots. Any existing trees on the property to be
removed, or which will stay will need to be indicated on the landscape
plan. A separate document showing the inventory of existing trees on the
site has to be provided. Trees that are removed will need to be mitigated.
Please use the Village’s tree ordinance (on the Village’s website) as a
guide to tree mitigation. The tree ordinance is administered by the Village
Engineering Department, please reach out to them with questions about
the Village’s tree preservation ordinance.
2
f. Use, type, size and approximate location of structures.
• Item f is to go on the site plan. Please make sure dimensions are put on
the site plan for the buildings, roads, parking spaces, and lot lines.

g. The location of sewer and water facilities.

• Items g and j are preliminary engineering (utility plans and grading plans).
A written narrative of the preliminary engineering needs to be submitted.
Please have your civil engineering consultant begin discussions with the
Village’s Engineering Department regarding the water, sanitary sewer, and
storm water management plans for the entire property. The Village sells
water to the Baxter property through a water agreement dated September
3, 1996. It appears that this agreement was good for about 10 years and
expired on March 9, 2006, but the Village Engineering Department should
have more information as water service is in their purview. Please
communicate with the Village’s Engineering Department regarding the
water agreement as well as the design of the proposed water service for
the property. If it is determined that the existing water agreement has
expired and a new agreement needs to be put into place, now would be
the time to create a new water agreement during the land use approval
process. Planning staff believes there are currently some existing wells
on the property and we assume with the redevelopment of the property
the existing wells will be closed according to all regulations that apply. If
you wish for any existing wells to continue with the new development on
the property, please discuss this matter with the Engineering Department
as this may not be allowed. When the Takeda property was annexed into
the Village in 2005, it was done through an annexation agreement that
created a recapture ordinance in the event a user on the Baxter property
connected to any of the water lines installed on the Baxter property. The
Village owns the some of the water main on the Baxter property (as
described in #17 in the Takeda annexation agreement). Planning staff
believes that the sanitary sewer is not provided by the Village, but is in
Special Service Area #5 which has to approve the plan. The Village’s
Engineering Department probably has a contact for this SSA. Please
work with the Village’s Engineering Department to determine what
documents they will need to review for the proposed sanitary sewer
system. For the storm sewer, the Village has adopted the Lake County
Watershed Development Ordinance with all of its updates including the
update a couple of years ago that required a significant increase in storm
water detention requirements. Please work closely with the Village’s
Engineering Department on the storm water management plan for the
property and they will need to review and approve the storm water
management plan for the property.

3
 Put finished floor elevations on the engineering plans. Please consider
making above ground storm water retention facilities a site amenity for the
property to the greatest extent possible. Show any proposed retaining
walls on the preliminary engineering plans (as well as the site plan). The
Engineering Department needs to comment on all the civil engineering
plans and any necessary revisions need to be made to the plans prior to
the submission of preliminary engineering plans for the Plan Commission
meeting.
Submit a demo plan showing the existing pavement, structures and
buildings to the removed on the property.
Submit a dimension and striping plan for the project.

h. Architectural drawings and sketches illustrating the design and

character of proposed structures.
• Item h is the scaled elevation drawings for all sides of the building. All
exterior material and colors must be indicated on the materials list (i.e.
specific brick type, etc.). Roof screens must be shown on the elevation
drawings. Indicate the location of the top of the roof deck (with a dashed
line) on the building elevation drawings. You must present colored
elevation drawings of all sides of the building at the meetings. Material
and color samples of all exteriors used must be in your presentation
materials. Some developers bring the actual sample exterior material
boards and color palette to the meetings on a presentation board and
some developers show the proposed exterior materials and colors in a
PowerPoint presentation. All development in Deerfield needs to reflect the
high standards of visual quality and compatibility. The new buildings need
to be of a modern design that is warm and inviting and will also work well
with the existing development and be compatible with the existing
development in this area.

i. The location and size of recreational and open space areas and areas
reserved for public uses such as schools, parks, etc., and open space to
be owned and maintained by a property owners' association.
• Item i is to go on the site plan. Please make sure dimensions are put on
the site plan for the buildings, roads, parking spaces, and lot lines.

j. Existing topography and storm drainage pattern and proposed storm

drainage system showing basis topographic changes and proposed
method of compliance with the Village's storm water detention
ordinances.

k. Statistical data on total size of project area of open space, density

computation and proposed number of residential units by type, and any
other similar data pertinent to a comprehensive evaluation of the
proposed development.

4
 • Item k is the data table to go on the site plan. Include the gross square
feet of the buildings, lot coverage, usable open space (as defined in
Zoning Ordinance) as well as the number and size of all parking spaces in
the data table. If there is any active recreation space provided (ball fields,
volleyball court, etc.), indicate on the site plan what the activities will be.
Any storm water retention facilities also need to be shown on the site plan.
Walking paths need to be shown on the site plan along with the width of
these paths. It is hoped that paths on the site will create a campus type
atmosphere to the extent possible for an industrial site. Also, please try to
incorporate shaded outdoor break areas for employees where outdoor
seating areas and benches are to be provided.
See Article 12.08 for relevant information to put in the site plan data table
in addition to the parking data, including size of site; lot area; open space
(note definition of usable open space in the zoning ordinance); lot
coverage; and building height.

l. A copy of the intended organizational structure related to property

owners' association, deed restrictions and provisions of services. The
contemplated maintenance of common open space areas and of
provisions relating to future use of private property (additions,
expansion, changes in use, etc.) shall be fully set forth in such
documents.

m. A statement of the applicant's plans with regard to the future selling or

leasing of all or portions of the Planned Unit Development, such as land
areas, dwelling units, building sites, etc.

n. A development schedule indicating the approximate date when

construction of the Planned Unit Development or stages of the Planned
Unit Development can be expected to begin and be completed.
• An explanation of how the project is phased needs to be provided. If this
property is to be developed all one phase, that needs to be explained. If
you are going to phase this development, then you need to create a Master
Plan for the entire site with future development shown on the Master Plan.
The Master Plan has to be a plan with future buildings (including gross
square footages of the buildings) and parking lots shown (including number
of parking spaces). It cannot be a plan with only future uses shown/labled
on a plan. Staff can share a Master Plan for a larger property, if needed to
show the level of detail needed. When a Master Plan for a PUD is
approved, future phases have to come back to the Village and go through
the prefiling conference, Preliminary Development Plan, and Final
Development Plan. If this development is phased, the only phase that is
obtaining preliminary and final approval is the first phase of the plan where
all of the details in this list have been submitted for a Preliminary
Development Plan and a Final Development Plan. Only conceptual site

5
 plan approval of the remainder of the Master Plan would be granted and the
owner would need to come back through the Preliminary Development Plan
and the Final Development Plan at the time they are ready to proceed with
the future phases. It is staff’s understanding that the proposed detailed
plans for the Park District field housing building, outdoor pickleball courts,
and parking spaces will be a future phase approved with specific plans for
this facility and only conceptual approval is sought at this time. Note: For a
phased development, the traffic study, storm water management system,
parking lot design, and traffic circulation on the site all need to take into
account the future phases shown on the Master Plan.

o. A traffic survey setting forth and analyzing the effects of the proposed
Planned Unit Development. Such survey shall not be limited to the
effect on adjacent streets but shall extend to all of the surrounding
areas affected and shall indicate the anticipated points of origin, the
direction and volume of traffic flow to and from the Planned Unit
Development.
• Item o - Any proposed off-site roadway improvements must be indicated in
the traffic study with the appropriate level of detail. In addition to the usual
items in a traffic study (existing traffic volume, trip generation, traffic
assignment, and level of service), your consultant should review the site
plan for on-site circulation and safe and efficient traffic flow with-in and
through-out the development. In addition to the traffic study, your
consultant will need to do a parking analysis to demonstrate to the Village
that the proposed parking will be adequate for the development.

p. Statement of the manner, if any, in which the Planned Unit Development

varies from the regulations of the Zoning Ordinance and Subdivision
Ordinance and an explanation of the reasons for such variations.

q. A tax impact report.

• Item q is the fiscal impact study that shows the recurring costs and
revenues for each of the taxing districts. This fiscal impact study has to be
summarized as part of the presentation to the Plan Commission at the
public hearing. Example fiscal impact analysis can be provided.

r. A market analysis, feasibility report and statement of proposed

financing.
• Item r is the marketing study and method of proposed financing. The
market study will need to be summarized at the public hearing. Example
market studies can be provided.

s. A preliminary improvement plan which indicates the extent of the

various improvements contemplated by the PUD which are to be
publicly owned and maintained, and those to be privately owned and

6
 maintained. A statement shall accompany the improvement plan which
details the manner, if any, in which the improvements contemplated
vary from the provisions of the Deerfield Development Code and
Deerfield Standards and Specifications Manual. (Ord. 0-93-53)
• Item s is a requirement of the Development Code which is on line at the
Village’s website. A preliminary development plan is a requirement of
Section 3-101,A of the Development Code. The preliminary improvement
plan is basically the site plan, but you must also submit a statement which
indicates those proposed improvements which will be publicly owned and
maintained, and privately owned and maintained.

Additional items to be submitted as part of the Preliminary Development Plan:

• Detailed written project description/narrative of all the proposed uses including

the hours of operation, and the improvements planned for the property. Include
in the written description how the project will be phased for the entire property.
Also, a complete description of all the activities of the Park District facility needs
to be submitted along with an explanation of how this facility will be accessed by
the patrons using this facility. It is staff’s understanding that the Park District will
come back through the zoning process for approval of the specific plans for the
facility and only conceptual approval of the Park District facility will be sought at
this time.
• There is an existing Boundary Agreement with Northbrook that has been in place
since 1995. This agreement has been amended 3 times in the past, the last
amendment to the boundary agreement was 2012. To allow this industrial use
on the property, the existing agreement has to be amended by Deerfield and
Northbrook. When amendments were made to the boundary agreement for
Takeda’s annexation in 2004-05, the changes needed by Northbrook were made
to the boundary agreement by the time the Preliminary Development Plan was in
front of the Village Board for approval request.
• Dimensioned floor plans.
• The Deerfield-Bannockburn Fire Protection District will need to review and
approve the site plan for emergency vehicle accessibility (fire lanes, turning
radius, fire hydrants, water connections, underground parking structure
requirements). You need to obtain a letter of approval from the Fire Protection
District for the proposed site plan as part of your submissions. Submit a site plan
directly to the Fire Marshall for approval and approval. The Plan Commission will
need a letter from the Fire Department approving the site plan for emergency
vehicle accessibility.
• A detailed lighting/photometrics plan. The location, height, and color of the poles
need to be indicated. A drawing of the light fixture and the output in footcandles
will need to be provided. Lighting cannot spill over the lot lines so output must be
zero at the lot lines. The Village’s Appearance Code has some good guidelines
for lighting (see pages 20 to 24), even though this property is not in the
7
 jurisdiction of the Appearance Code. The hours of the parking lot lighting/timing
of the lighting needs to be indicated. Any lights on the buildings themselves must
be indicated on the building elevation drawings. If any of the buildings will be lit
up by flood lighting at night that needs to be indicated on the plans as well.
• The PUD standards (Article 12.09-D, 2, c) need to be addressed in writing.
Examples can be provided if needed.
• A detailed signage plan. The scaled drawings must indicate the materials and
colors for the proposed signage and the method of illumination. Color and
material samples have to be brought to the meetings. Be sure to put the location
of all ground signs on the site plan and landscape plan. Digital signs are not
allowed in the Village with very few exceptions (e.g. gas station LED price signs,
and drive-thru restaurant order boards). The current I-1 signage regulations in
Article 9.02-C PUD I-1 Office, Research, and Restricted Industrial District are
strict regarding the number, size, location, and height of signs and either text
amendments or signage exceptions will need to be requested if the
development’s proposed signage is outside of these requirements. Signage
needs to be kept to the minimum needed to adequately identify the uses on the
property.
• If there are any exterior trash/refuse areas, they need to be fully screened on all
sides from view and a scaled elevation drawing needs to be submitted of the
structure showing the exterior materials and the height of the trash enclosures.
The refuse areas need to be sized to accommodate recycling containers so they
won’t be sitting outside the trash areas unscreened.
• A roof plan will need to be submitted. The location of all rooftop equipment will
need to be indicated on the plans and the rooftop equipment will need to be
screened from view. Please show the roof screens on the building elevation
drawings. If any rooftop telecommunication equipment is proposed the details of
these devices needs to be submitted, and these devices would also need to be
indicated on the roof plans.
• If you are proposing to resubdivide the property further, a preliminary plat of
subdivision would need to be submitted showing any necessary dedications (if
any) and necessary easements. Staff can provide an example of a plat of
subdivision for a PUD, if needed.
• Pedestrian access needs to be provided for this development and shown on the
site plan with sidewalks and/or walking paths of sufficient width.
• Bicycle facilities must be indicated on your site plan – Article 2.09-B, 1.,2., and 3.
are the requirements of the Zoning Ordinance are the requirements for bike
facilities. The nearest bike route to this property is the East/West Route on the
north side of Deerfield Road, as shown in the Comprehensive Plan available at
the Village’s website, see Figure 3.7 Bicycle Plan.
• See also in Village Comprehensive Plan (available online), pages 21 through 27:
Future Land Use; Future Development/Redevelopment Management;
Unincorporated Areas Within Deerfield Planning Jurisdiction; Annexation;
including Figure 3.1 Future Land Use Map and Figure 3.2 Annexation Policy Plan

8
 (showing the Priority Annexation Areas), also see Office and Limited Industrial
Areas on page 35 of the Comprehensive Plan.
• Please include any sustainable (green) elements in your written materials and on
the plans. The Village encourages the use of green design elements in your
plans to lesson the impact of the development on the environment and the use of
sustainable practices to reduce greenhouse gases. The Village has a goal to
reduce greenhouse gas emissions by 45% by 2030 and become carbon neutral
by 2050. Please contact Andrew Lichterman, Assistant Village Manager and
Director of Community Development, who was staff liaison to the 2022
Greenhouse Gas Reduction Ad Hoc Working Group for his input on this matter at
847-719-7403. Details of the solar roof need to be provided in your submittals,
and Andrew can guide you on this matter and the submittals needed. The
Village has an alternative energy ordinance for regulations for wind, solar and
geothermal. These regulations can be found in Zoning Ordinance Article 2.10.
Please attempt to use renewable energy sources in your plans, and include
planning for EV infrastructure in this development.
• Please provide a 3-D graphic model of the proposed development using a
program such as Google Sketch-Up or a similar program. The Plan Commission
has found 3-D graphic models used for the previous development proposals to
be very helpful to visualize the impact of the proposed new development on the
surrounding properties. Surrounding neighbors also appreciate this.
• The Village encourages transit options for employees in the developments.
Deerfield has 2 train stations and employees might desire to have the option of
public transportation. The development will need to consider accommodations for
public transportation as required by the Development Code. You will need to
determine if the development will be made part of the Pace route/shuttle bus
coming from the train station, and explain the transit options to be made available
for the employees who work at this campus. Please go to the TMA of Lake Cook
website at www.tmalakecook.org. The Transportation Management Association
(TMA) is a public-private partnership between businesses, Metra, Pace to
improve employees commutes to work. TMA provides transportation solutions
for employers and employees. The TMA manages the shuttle bug program, a
shuttle service between participating businesses and the Metra stations. This
transportation initiative is driven by the private sector. Helping employees have
easy access to the site will help the businesses in the development in the long
run with filling jobs on the campus.
Additional Items:
• Note the definition of height in the Zoning Ordinance which explains how height
of buildings and structures are measured.
• Village’s fees are online at the Village’s website, for more information go to
Government → Annual Fee Resolution, fees are color coded by Department.
• Please see the Village’s Development Code which is on line. The requirements
in the Development Code applies to PUDs. Example Development Agreements
(required by the Development Code at Final Development Plan) can be provided.
• Please provide this list of submittals to all of your consultants so they are aware
9
 of the level of detail needed.
• Questions regarding building permits and building codes can be directed to Clint
Case, Code Enforcement Supervisor, at (847) 719-7472.

NOTE: This list above doesn’t include the list of Final Development Plan (FDP)
submittals for a Planned Unit Development. If the Preliminary Development Plan is
approved, then Staff will provide a list of FDP submittals for this project.

If you have any questions, please contact us:

Jeff: 847-719-7482, jryckaert@deerfield.il.us
Dan: 847-719-7480, dnakahara@deerfield.il.us

Sincerely,
Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner

10
Final Development Plan Submittals for Plan Commission (see Article 12.09-F Final
Development Plan)

a through g. This is the final site plan with the appropriate date table and signature
blocks (we can provide you an example site plan with the appropriate signature blocks).
Include the square footage, lot coverage, usable open space (as defined in Zoning
Ordinance) as well as the number and size of all parking spaces in the data table.
Please make sure all dimensions are put on the site plan for the buildings, roads,
parking spaces, and lot lines. On the final site plan, please also include:
sidewalks/paths/trails/walkways, fire lanes, loading areas and loading docks, retaining
walls, fences, light poles, bike racks, benches, outdoor amenities, and traffic control
striping and signs.

h. Final landscape plan. The location, quantity, type, and size of the plantings (at the
time of installation) must be indicated on the plans. Any existing trees to be
transplanted, or to stay will need to be indicated on the landscape plan. Any berms
should be shown at 1-foot contours. The landscaping should not block driver sight lines
at the entrance and exits and in the parking lot.

j. is final engineering plans, including any engineering review fees and letter of credit
due to the Village Engineering Department. The letter of credit will be part of the
development agreement between the property owner and the Village. The final
engineering plans, engineering review fee, and letter of credit need to be approved by
the Village’s Engineering Department ideally at the time the Final Development Plan
gets to the Board of Trustees, but no later the first reading of the ordinance with the
Board of Trustees. By the time the proposal goes to the Plan Commission, the final
engineering should be about 90 percent completed. For Plan Commission final
engineering submittals, the Plan Commission will only want the final grading plans and
final utility plans for the property to be submitted in their packets. You do not need to
provide the voluminous final engineering and calculations to the Plan Commission.
Instead, these detailed engineering documents go directly to the Village Engineering
Department for review and approval.
Please work closely with the Village’s Engineering Department on the final engineering
plans; including the utilities because if any of the new water main lines will be publicly
owned and maintained because this matter will need to be spelled out in the
Development Agreement; and any easements needed for the utilities need to be put on
a Plat of Easement or the Final Plat of Resubdivision (if the property is to be
resubdivided); Your final engineering will also need to include any engineering review
fees due, the letter of credit for this project, and any other fees due to the Village
Engineering Department.

Final Development Plans require a Development Agreement, see item m. below.

k. This is the construction schedule – we can provide you with an example, if needed.

1
l. The final improvement plan is the site plan.

m. A Development Agreement (required by the Village’s Development Code which is

online at the Village’s website) is required as part of the final development plan. The
development agreement requires a letter of credit to be put up for the improvements
and inspection of the improvements during the construction. The main purpose of the
Development Code is to provide a financial guarantee for the private site improvements
that are made to the property, and to provide inspection of the site improvements by an
outside civil engineering firm to determine the site improvements are installed according
to the engineering plans/specifications. The Development Agreement will need to be
created by the Village Attorney to be reviewed by various Village Departments
(Engineering, Planning, Administration) and then will be sent to the applicant for review
and comment which comments will be reviewed by the Village Attorney and staff.

Additional Submittals for Final Development Plan:

Provide a list of all the changes from the Preliminary Development Plan to the Final
Development Plan.

Final scaled building/structure elevation drawings of all sides of the building (including
all exterior building materials.) All exterior material and colors must be indicated on the
materials list on the plans. If HVAC is on the roof, then roof screens must be shown on
the final building elevation drawings.

Final scaled signage plan for the ground signs and wall signage: The scaled drawings
need to indicate the size, materials, colors, content, and illumination of the signage.
Landscaping around the base of the ground signs should be shown on your landscape
plan.

Please coordinate with Andrew Lichterman regarding the plans for the roof top solar
farm panels to determine what level of detail is needed for this facility at this time.
Usually, all details of the exterior components of these facilities are submitted for a Final
Development Plan, but this level of detail may not be available for the roof top solar
farm at this time.

Final lighting plan. A detailed lighting/photometrics plan. The location, height, and color
of the light poles need to be indicated. A drawing of the light fixture and the output in
footcandles will need to be provided. Lighting cannot spill over the lot lines so output
must be zero at the lot lines. If the buildings will be lit up by flood lighting at night that
needs to be indicated on the plans.

Final screening plan for HVAC and refuse areas. All new rooftop mechanical equipment
must be screened from street view. Show all roof screening on the building elevation
drawings. Also, the location of all rooftop equipment will need to be indicated on the roof
top plan. If any telecommunication equipment is proposed, these devices would also

2
need to be indicated on roof plans and kept as unobtrusive as possible from the street
view.

Any exterior trash areas have to be fully screened from view and an elevation drawing
of the screening enclosure needs to be submitted. The refuse areas need to be sized to
accommodate recycling containers so they won’t be sitting outside the trash areas
unscreened.

Fire Department approval of the final site plan. The Fire Department will need to review
your site plan for emergency vehicle accessibility. Please provide a letter from the Fire
Department approving your site plan for emergency vehicle accessibility.

The proposed development will be controlled by the Development Agreement and the
necessary resolution(s) and ordinance(s) granting the zoning approvals necessary
including: Annexation: Rezoning; necessary Text Amendment(s); Special Use for a
Planned Unit Development including exceptions (variations) needed for the
development, Uses that require Special Use approval, amendment to the Village’s
Comprehensive Plan; and other actions necessary per the Village Attorney.

The Village will be approving specific plans for this PUD. The approved plans are what
needs to be constructed and the facility has to operate within the parameters explained
in the representations to the Village. Once the detailed plans are approved by the
Village, the Village requires adherence to these approved plans and operations. The
final approved plans for the site plan, building elevations, signage, landscaping, etc.
need to be provided to the construction company and your other contractors so they can
create the detailed construction drawings that are in keeping with the plans the Village
approved through the zoning approval process.

Questions regarding building permits and building codes can be directed to Clint Case,
Code Enforcement Supervisor, at (847) 719-7472.

If you have questions, please contact us at:

Jeff Ryckaert, Principal Planner

(847) 719-7482
jryckaert@deerfield.il.us

Dan Nakahara, Planner

(847) 719-7480
dnakahara@deerfield.il.us

Thank you,
Jeff and Dan

3
PROJECT DESCRIPTION
Proposed Redevelopment of the Baxter Campus

Bridge Industrial (“Bridge”) is the contract purchaser of 1 Baxter

Parkway in unincorporated Lake County. The 101-acre site is
currently improved with a series of office buildings totaling 645,688
square feet. Baxter International developed the campus in 1972 as
their corporate headquarters but given the age and functional
obsolescence of the buildings, they are in the process of relocating
to a to be determined, newer, more functional facility. The property
is currently zoned LI-Limited Industrial and GO-General Office by
Lake County.

Bridge proposes to annex the property to Deerfield and rezone the

site for industrial and recreational use. The intent is to demolish all
existing structures and redevelop the property as a state-of-the-art
business park that will attract new users to the area. The three-
building plan includes an 896,700 square foot, speculative,
industrial building, a 228,450 square foot, speculative, multi-tenant,
industrial building and a 156,600 square foot recreational facility
with a full size indoor soccer field, an indoor youth baseball field
and 6 outdoor pickleball courts. The two industrial buildings would
be able to accommodate a variety of uses including warehouse,
distribution, assembly, and light manufacturing. The recreational
facility would be designed such that it could be converted to
industrial use in the future if need be. The Deerfield Park District
has expressed a high level of interest in leasing the recreational
facility, which has been designed to meet their needs. All three
buildings would be available for use 24 hours a day, seven days a
week.

9525 W. Bryn Mawr Avenue, Suite 700, Rosemont, IL 60018, 312.683.7230

bridgeindustrial.com
1
 PLAN REVIEW RESPONSE

TO: Jeff Ryckaert, Principal Planner and Dan Nakahara, Planner

FROM: Jon Pozerycki and Mark Houser, Bridge Industrial
DATE: February 10, 2023
RE: Prefiling Conference Plan Review Response

Narrative
1. Explain if the project will be done in one phase, or if the project is phased, please
explain.

Response: Phasing of the project depends on the timing of the Deerfield

Park District (“DPD”). If the DPD is ready to go when Bridge is, all three
building will be developed at the same time as soon as Bridge receives Village
approval. If the DPD is not ready to go when Bridge is, mass grading and
construction of Buildings B & C will occur at the same time in Phase I and
Building A will be developed in Phase II when the DPD is ready.

Regardless of phasing, both industrial buildings will be constructed on a

speculative basis at the same time immediately after closing.

2. Describe how the property will be used during the overnight hours.

Response: Buildings B & C will be developed as speculative, industrial

warehouse distribution facilities so Bridge can’t say definitively how the
buildings will be used during the overnight hours. Bridge speculates that the
typical users in this area and for these types of buildings will have minimal
overnight usage. The DPD currently has no plans to operate Building A
overnight.

3. Please explain what measures (design of the facility, landscape buffering,

distance to property lines) are taken in these plans to contain noise generated at
facility.

Response: There will be extensive landscaping around the perimeter of the

development, which is designed to shield all sight lines from the building (see

9525 W. Bryn Mawr Avenue, Suite 700, Rosemont, IL 60018, 312.683.7230

bridgeindustrial.com
1
 plans for visual representation). In addition, the docks on the west side of
Building C and the docks on Building B are shielded by building bump outs at
either end of the docks as well as the fact that they face each other so that all
three buildings help screen the docks. The docks on the east side of Building C
face I-94, which acts as a buffer. The nearest industrial building to Saunders
Road will be roughly 900’

4. Explain how many tenants do you anticipate could go into Building B & Building
C? Is there any likelihood that a single user can use both buildings or single use
for each building?

Response: Building A will be operated by the DPD as a single tenant.

Building B is designed to accommodate multiple tenants with the most likely
scenario being one to three tenants depending on the market.
Building C is designed to accommodate multiple tenants with the most likely
scenario being one or two tenants depending on the market.

5. Explain if the size of the proposed buildings is an industry standard with many
user types?

Response: Building A is designed specifically for the DPD.

Building B is very typical of smaller multi-tenant buildings that are found
throughout Lake County and northern Cook County.
Building C is typical of cross-dock facilities that more and more tenants are
looking for in the entire Chicago metropolitan area and specifically designed to
attract a higher end Fortune 500 company that is looking for a regional
headquarters.

Site Plan
The I-2 Limited Industrial District is the most appropriate district for variety of uses
envisioned for the property. See Articles 12.08 (Industrial Planned Unit Development
and Article 6.02 I-2 Limited Industrial District. Please update the data table with the
maximum height of 35 feet and the minimum perimeter setbacks of 100 feet for the
front yard and corner side yards, and side and rear yards of 25 feet. Add recreational
parking requirement to the data table. Parking for recreational uses is 1 parking space
for each 3 patrons based on the design capacity of the facility in terms of the largest
number of patrons to be served at one time.

1000 W. Irving Park Rd, Suite 150, Itasca, IL 60143, 312.683.7230

bridgedev.com
2
Response: See attached site plan.

Landscape Plan (see attached plan)

1. What is the height of proposed berms on west property line?

Response: 2-3’

2. The Plan Commission may want to see what is visible from the viewpoint of
someone looking at the property from the north, south and west across the
street. Attached are example line of sight drawings for other larger projects and
we would recommend trying to have one for the prefiling conference.

Response: See attached exhibit.

3. Will the proposed landscaping mitigate the landscaping lost on the property per
the Village’s tree ordinance?

Response: A tree survey is currently being conducted so we’ll have a

definitive answer shortly. The expectation is that Bridge will meet the
Village’s tree ordinance.

Stormwater Management
1. How deep are the stormwater basins? Will they have standing water in them on
a permanent basis?

Response: The proposed stormwater basins are intended to be natively

planted with deep-rooted vegetation to promote infiltration with a minimal
water depth – 6” or less in the bottom. This is necessary to provide for the RVR
requirement of the Lake County Watershed management ordinance.

During the design of the site, some of the ponds may have an open water
component to that will be anywhere from 8’ to 10’ deep. The design of the
site is in process and will be finalized over the next couple months.

1000 W. Irving Park Rd, Suite 150, Itasca, IL 60143, 312.683.7230

bridgedev.com
3
 2. Since there is a nature walk is there any safety concern with the side slopes of
detention basin?

Response: The design of the proposed paths will take into consideration the
proximity to the proposed ponds and provide adequate distance for safety.

Traffic (see attached memo)

1. Please provide more information on the type of delivery vehicles (semi-trucks,
box trucks, cargo vans) this facility is expected to generate – will the traffic in this
development mostly be from semi-trailer truck type trucks? If you have a
percentage estimate of semi-trucks to the rest of the delivery vehicles, that
would be useful.

Response: While it is anticipated that the truck traffic will be a mix of different
size vehicles, given that the development is speculative, it is typical to the
market to assume that the projected truck traffic will primarily be semi-trucks.

2. When is weekday morning peak hour?

Response: The Weekday morning peak is between 7:45 A.M. and 8:45 A.M.

3. When is weekday evening peak hour?

Response: The Weekday evening peak hour is between 4:30 P.M. and 5:30
P.M.

4. Are there any weekend peak hours?

Response: Weekend traffic conditions were not considered as traffic from the
proposed development as well as on the roadway system will generally be
lower than during the critical weekday peak hours.

1000 W. Irving Park Rd, Suite 150, Itasca, IL 60143, 312.683.7230

bridgedev.com
4
DATA: ZONING/DATA TABLE
TOTAL SITE AREA: ±4,400,463 SQ.FT.
±101.02 ACRES ZONE: I-2 LIMITED INDUSTRIAL
OPEN SPACE/ROAD AREA: ±1,400,353 SQ.FT.
±32.14 ACRES REQUIRED PROVIDED
BUILDING A MIN. GROSS AREA
HAWTHORNE LANE (LOCAL) 5 101.1
SITE A AREA: ±381,715 SQ.FT. OF SITE (ACRES)

31'-6"

19'-0"
±8.76 ACRES

33'-0" 48'-3"
12 16 16 18

BUILDING AREA (GROSS): ±156,600 SQ.FT.

24'-0"
15
MIN. LOT AREA

19'-0"
9'-0"
EXTERIOR DOCKS: 0 DOCKS 12
12
14 14 14
PER PRINCIPAL 2 59.27

168'-1"
14

DRIVE-IN-DOORS: 0 DOORS
14 14
14 14

15'-0"
14 14 14

USE (ACRES)

24'-0"
(287) CAR PARKING STALLS
TRAILER POSITIONS: 0 POSITIONS 9'-0"

125'-0"
CAR PARKING: 287 CARS
12 14 14 14
14 14 14 14 14
12 11 11 14

MIN. LOT WIDTH

14 14 14 14 14

75 >75

10'-0"
(273) CAR PARKING STALLS
(FEET)

(2) BAYS @ 55'-0"

CLEAR HEIGHT: 40 FEET PICKLE BALL 4 5 14 14 14 12 125

70'-0"
AREA
F.A.R.: .41 240'X64' MIN. USABLE

110'-0"
EAST ≥10% >10%
STORMWATER OPEN SPACE (%)
BUILDING B BASIN #2
60'-0"

SITE B AREA: ±519,331 SQ.FT. PROPOSED MAX. LOT

55'-6"
±11.92 ACRES SOCCER ≤40% <40%
BUILDING A COVERAGE (%)

260'-0"
AREA BASEBALL
BUILDING AREA (GROSS): ±228,369 SQ.FT. 330'X210 ±156,600 SQ.FT. AREA 100

240'X230'
EXTERIOR DOCKS: 50 DOCKS ±8.76 ACRES 570'-0" MAX. BUILDING
DRIVE-IN-DOORS: 2 DOORS 45'-3" 600'-0" 35'-11 1/2" 43'-0" 55'-6" HEIGHT (FEET) 35 49.5 MAX.
70'-0" 60'-0" 60'-0" 450'-0" 60'-0" 60'-0" 70'-0" 56'-3 1/2"
TRAILER POSITIONS: 58 POSITIONS 10'-0" (9) BAYS @ 50'-0"
CAR PARKING: 256 CARS

52'-5"
CLEAR HEIGHT: 36 FEET

43'-0"
ONE (1) PARKING

10'-0"

11'-3"
F.A.R.: .42 MIN. REQUIRED
PARKING SPACE FOR EACH
652
EXISTING 60'-0" NINE HUNDRED (900)

60'-0"
(WAREHOUSING
15

BUILDING C 13
SPACES
VEGETATION
AND STORAGE) SQUARE FEET OF
SITE C AREA: ±2,099,063 SQ.FT. EXISTING 24'-0" 19'-0"
GROSS FLOOR AREA.

52'-6"
58

±48.18 ACRES VEGETATION

9'-0"
250'-0"
BUILDING AREA (GROSS): ±896,522 SQ.FT.
EXTERIOR DOCKS: 186 DOCKS 15

63'-0"
15

190'-0" 60'-0" 60'-0" 70'-0" 55'-6"

DRIVE-IN-DOORS: 4 DOORS 10'-0" (4) BAYS @ 47'-6" 10'-0"
TRAILER POSITIONS: 225 POSITIONS ONE (1) PARKING
CAR PARKING: 396 CARS SPACE SHALL BE
PROVIDED FOR EACH

I-94 (ISTHA)
EXISTING

(100) TRAILER POSITIONS

(125) TRAILER POSITIONS

(90) EXTERIOR DOCKS

(96) EXTERIOR DOCKS

CLEAR HEIGHT: 40 FEET VEGETATION PROPOSED MIN. REQUIRED THREE (3) PATRONS,
OAD

(23) BAYS @ 53'-0"

3 14

F.A.R.: .43 BUILDING C PARKING BASED ON THE

1550'-0"

1219'-0"
287

(166) CAR PARKING STALLS

(RECREATIONAL DESIGN CAPACITY OF
(COUNTY)

±896,522 SQ.FT.

(58) TRAILER POSITIONS

SAUNDERS R

(50) EXTERIOR DOCKS

AND SOCIAL SPACES
4
PROPOSED THE FACILITY IN
FACILITIES) TERMS OF THE
BUILDING B
LARGEST NUMBER OF
15 14

±228,369 SQ.FT. PATRONS TO BE

885'-0"
SERVED AT ONE TIME.

(12) BAYS @ 55'-0"

660'-0"
15 15

MIN. PARKING
9'-0"x19'-0" FOR 90°
STALL 9'-0"x19'-0"
PARKING
DIMENSIONS

15 13
MIN. DRIVE AISLE
58

WIDTH (FEET) 24 24
EAST

52'-6"
STORMWATER
BASIN #1 60'-0" MIN. FRONT YARD

60'-0"
10'-0"
100 >100

19'-0"
(FEET)
15 15 15

63'-0"

24'-0"
10'-3"
(90) CAR PARKING STALLS 9'-0"
MN. SIDE YARD
15 15 15

(FEET) 25 >25

55'-6"
(2) BAYS @ 55'-0"
EAST
60'-0" MIN. CORNER
100 83

110'-0"
STORMWATER SIDE YARD (FEET)
BASIN #3

MIN. REAR YARD

10 13 13 13 11
25 >25

10'-0"
(FEET)

63'-0"

19'-0" 24'-0"
(123) CAR PARKING STALLS 9'-0"
11 13 13 13 13

33'-0"

13'-0"
EAST
HORIZON WAY (PRIVATE) STORMWATER
BASIN #3

PLAN
NORTH
SITE PLAN:
0 60 120 240 FEET

PROPOSED BUSINESS CAMPUS FEBRUARY 08, 2023 #22283

SAUNDERS ROAD & HAWTHORNE LANE, DEERFIELD, ILLINOIS
 HAWTHORNE LANE (LOCAL)

31'-6"

19'-0"

33'-0" 48'-3"
12 16 16 18

24'-0"
15

19'-0"
9'-0"
12 14 14 14
12

168'-1"
14 14 14
14 14

15'-0"
14 14 14

24'-0"
(287) CAR PARKING STALLS
9'-0"

125'-0"
12 14 14 14
14 14 14 14 14
12 11 11 14
14 14 14 14 14

10'-0"
(273) CAR PARKING STALLS

(2) BAYS @ 55'-0"

PICKLE BALL 4 5 14 14 14 12 125

70'-0"
AREA
240'X64'

110'-0"
EAST
STORMWATER
60'-0"
BASIN #2
PROPOSED

55'-6"
SOCCER
BUILDING A

260'-0"
AREA BASEBALL
330'X210 ±156,600 SQ.FT. AREA 100

240'X230'
±8.76 ACRES 570'-0"
45'-3" 600'-0" 35'-11 1/2" 43'-0" 55'-6" 70'-0" 60'-0" 60'-0" 450'-0" 60'-0" 60'-0" 70'-0" 56'-3 1/2"

10'-0" (9) BAYS @ 50'-0"

52'-5"
43'-0"

10'-0"

11'-3"
60'-0"
EXISTING

60'-0"
15
13

VEGETATION
24'-0" 19'-0"
EXISTING

52'-6"
58

VEGETATION

9'-0"
250'-0"

15 15

63'-0" 190'-0" 60'-0" 60'-0" 70'-0" 55'-6"

10'-0" (4) BAYS @ 47'-6" 10'-0"

I-94 (ISTHA)
EXISTING

(100) TRAILER POSITIONS

(125) TRAILER POSITIONS

(90) EXTERIOR DOCKS

(96) EXTERIOR DOCKS

VEGETATION PROPOSED
OAD

(23) BAYS @ 53'-0"

3 14

BUILDING C

1550'-0"

1219'-0"
(166) CAR PARKING STALLS
(COUNTY)

±896,522 SQ.FT.

(58) TRAILER POSITIONS

SAUNDERS R

(50) EXTERIOR DOCKS

4
PROPOSED
15 14 BUILDING B
±228,369 SQ.FT.

885'-0"

(12) BAYS @ 55'-0"

660'-0"
15 15

15 13

58

EAST

52'-6"
STORMWATER
BASIN #1 60'-0"

60'-0"
10'-0"

19'-0"
15 15 15

63'-0"

24'-0"
10'-3"
(90) CAR PARKING STALLS 9'-0"
15 15 15

55'-6"
(2) BAYS @ 55'-0"
60'-0"
EAST

110'-0"
STORMWATER
BASIN #3

10 13 13 13 11

10'-0"
63'-0"

19'-0" 24'-0"
(123) CAR PARKING STALLS 9'-0"
11 13 13 13 13

33'-0"

13'-0"
EAST
HORIZON WAY (PRIVATE) STORMWATER
BASIN #3

PLAN
NORTH
SITE PLAN:
0 75 150 300 FEET

PROPOSED BUSINESS CAMPUS FEBRUARY 08, 2023 #22283

SAUNDERS ROAD & HAWTHORNE LANE, DEERFIELD, ILLINOIS
 T/PRECAST
EL: 44'-8"

SAUNDERS ROAD PROPERTY LINE 62'-0" 10'-0" FACILITY 'B'

SAUNDERS ROAD TO FACILITY 'B'

T/PRECAST
EL: 55'-0"

SAUNDERS ROAD PROPERTY LINE FACILITY 'A'

PROPERTY LINE

SAUNDERS ROAD TO FACILITY 'A'

T/PRECAST
T/PRECAST EL: 55'-0"
EL: 47'-10"

PROPERTY LINE PROPERTY LINE

FACILITY 'C' 10'-0" 124'-0" 15'-0" 32'-0" 48'-3" HAWTHORNE LANE FACILITY 'A' 70'-0" 167'-0" 31'-6" HAWTHORNE LANE

HAWTHORNE LANE TO FACILITY 'C' HAWTHORNE LANE TO FACILITY 'A'

T/PRECAST
EL: 47'-10"

FACILITY 'C' 10'-0" 62'-0" 13'-0" 32'-0" HORIZON WAY

PROPERTY LINE

HORIZON WAY TO FACILITY 'C'

T/PRECAST
EL: 44'-8"

PROPERTY LINE

FACILITY 'B' 10'-0" 62'-0" 10'-3" PROPERTY LINE HORIZON WAY

HORIZON WAY TO FACILITY 'B'

SITE SECTIONS:
0 16 32 64 FEET

LINE OF SIGHT DRAWINGS FEBRUARY 10, 2023 #22283

SAUNDERS ROAD & HAWTHORNE LANE, DEERFIELD, ILLINOIS
 HAWTHORNE LANE

PLANT KEY

SHADE TREE
PICKLEBALL
AREA
NATIVE PLANTED
DETENTION BASIN

PROPOSED BUILDING A

RECREATION CENTER

ORNAMENTAL TREE
S ROAD

EXISTING
WETLANDS
TO REMAIN

EXISTING
SAUNDER

WETLANDS
TO REMAIN

EXISTING
VEGETATION
TO REMAIN EVERGREEN TREE
PROPOSED
FACILITY C

I-94
EXISTING
WETLANDS EXISTING
PROPOSED
TO REMAIN WETLANDS
TO REMAIN
BUILDING B

NATIVE PLANTED
DETENTION BASIN

NATIVE PLANTED
DETENTION BASIN

DETENTION
BASIN

HORIZON NATIVE PLANTED

WAY DETENTION BASIN

0 75' 150' 300'

PROPOSED DEVELOPMENT CONCEPTUAL LANDSCAPE PLAN

DATE: 02-10-23
FORMER BAXTER PROPERTY - DEERFIELD IL
 MIX OF LARGE SHADE TREES
AND EVERGREENS FOR
SCREENING ALONG
SAUNDERS ROAD

AD
ERS RO
SAUND DETENTION BASIN
WITH DEEP-ROOTED
UNDULATING BERM TO NATIVE PLANTINGS EXISTING VEGETATION TO REMAIN
INCREASE PRIVACY ALONG SAUNDERS ROAD
2' - 3' HEIGHT

NATIVE PRAIRIE GRASSES

MOWED LAWN

FOCUSED USE OF
EXISTING WETLANDS NATIVE TREE SPECIES
TO REMAIN NATIVE PLANTINGS

MIXED PLANTINGS FOR

MULTI-SEASON INTEREST

NATURE WALKING PATH

PRESERVE WITH
WALKING PATH
0 25' 50' 100'

BERM WITH MIXED PLANTING

PROPOSED DEVELOPMENT CONCEPTUAL LANDSCAPE PLAN

DATE: 02-10-23
FORMER BAXTER PROPERTY - DEERFIELD IL
 FREEMAN'S MAPLE TULIP TREE SWAMP WHITE OAK

NORTHERN CATALPA KENTUCKY COFFEETREE LONDON PLANETREE

SERBIAN SPRUCE DOUGLAS FIR EASTERN WHITE PINE

PROPOSED DEVELOPMENT CONCEPTUAL LANDSCAPE PLAN

DATE: 02-10-23
FORMER BAXTER PROPERTY - DEERFIELD IL
PROPOSED UTILITY CONNECTIONS & STORM WATER
MANAGEMENT NARRATIVE
SPACECO, Inc. (#12271)
February 1, 2023

The following describes the proposed utility connections and storm water management
approach for the proposed redevelopment of the Baxter Healthcare campus at 20409 N
Saunders Road, Lake County, IL.

UTILITY CONNECTIONS
Water
Water service for this property is provided by The Village of Deerfield.
The existing Baxter Campus is serviced by a single connection to the 12” public water
main within the Hawthorne Lane ROW.
The proposed redevelopment will propose two (2) connections to the public water main.
One connection to the public water main within the Hawthorne Lane ROW and one
connection to the public water main within the Saunders Road ROW.
Sanitary
Sanitary service for this property is provided by Lake County Public Works.
The existing Baxter Campus is serviced by two (2) connections to the 18” public
sanitary main within the Saunders Road ROW. One connection located north of the
site’s access drive is used to serve the campus, and one connection located near the
south property line is used to serve a maintenance building.
The proposed redevelopment will propose a single connection to the 18” public sanitary
main within the Saunders Road ROW to serve the proposed buildings.

STORM WATER MANAGEMENT DESCRIPTION

Existing Conditions & Drainage Divide
Under existing conditions, the Baxter Healthcare Campus is fully developed with
multiple buildings, parking lots, access drives, a dense woodland area with multiple
isolated wetlands, grass areas, and a series of ponds.

The majority of the site drains to the on-site ponds located along the north, east and
southeast property lines. The existing ponds discharge off-site to the I-94 ROW via
multiple sub-surface pipes. The east portion of the site is ultimately tributary to the West
Fork of the North Branch Chicago River Watershed.

The remaining west portion of the site will flow to the west and is tributary to the existing
storm sewer system within the Saunders Road ROW, which is ultimately tributary to the
Lower Des Plaines River Watershed.

The existing watershed drainage divide will be maintained as part of the proposed
stormwater management approach.
Off-Site Flows
A portion of the Horizon Therapeutics property, located to the south, is tributary to the
east portion of the site. The off-site flows enter the eastern on-site pond near the
southeast corner of the property via a subsurface storm sewer. The off-site area from
the Horizon Therapeutics property is eventually tributary to the I-94 ROW along with
rest of the on-site east drainage area.

Site Detention Requirements

Detention volume will be required for the proposed development areas within the east
and west drainage areas, respectively, per the criteria of the Lake County Watershed
Development Ordinance (WDO). Storm sewers meeting WDO requirements will be
proposed to convey water to the detention areas.

The allowable release rates used to determine the required detention storage for each
drainage area will be based on the 2-year and 100-year watershed release rates of 0.04
cfs/acres and 0.15 cfs/acre, respectively, as specified by the Ordinance.

The required detention storage will be analyzed with a HEC-HMS hydrologic model
using the 2-year and 100-year 24-hour storm events, as specified by Bulletin 75 for
Northeast Illinois, and Huff Quartile Distribution to demonstrate that the required storage
and allowable release rates will be met for each drainage area.

Since the upstream area from the Horizon Therapeutics property will be tributary to the
proposed stormwater basins within the east drainage area, a Detention Volume Safety
Factor is required in addition to the detention volume calculated per ordinance. The
Detention Volume Safety Factor is equal to one (1) plus 0.05 times the ratio of upstream
tributary drainage area to on-site detained tributary drainage area.

The required detention volumes will be provided in native vegetated bottom stormwater
basins.

Site Best Management Practice (BMP) Requirements

The required Runoff Volume Reduction (RVR) will be provided by a combination of the
storage below the detention outfall of the stormwater basins, the preservation of the
existing 2-year, 24-hour runoff volume to the on-site Isolated Wetlands, and the volume
utilized to meet the Water Quality Treatment requirement.

The bottom of the proposed stormwater basins will be natively planted with deep-rooted
vegetation to promote infiltration. The RVR volume provided below the detention outfall
of the stormwater basin will be infiltrated in less than 96 hours as required by ordinance.

The required Water Quality Treatment will be met with providing a stormwater quality
unit placed downstream of the proposed outlet control structure. The water quality
device will be designed to treat the volume of 0.5” of runoff for the new impervious
areas with a minimum 70% hydrocarbon removal rate.
 9'-8"

3'-6" 6" 5'-8"

PROJECT:
2'-0"

2'-0"
1 Baxter Pkwy.
Deerfield, IL 60015

CUSTOMER APPROVAL:
DATE

AUTHORIZED SIGNATURE
(2) sets of 1" thick FCO acrylic logo and address numerals

Logo: 1" thick FCO acrylic painted PMS 287 Blue & PMS Cool Grey 6, satin smooth finish REPRESENTATIVE

Address: 1" thick FCO acrylic painted Black, satin smooth finish Lisa Staszak / LS
Mounting: flush stud-mount on exterior wall DRAWN BY
Bill Goodwyn
DATE
2.8.23
SCALE
3/4" = 1'
SHEET NO.
Approx. location
Building B Building C TBD 1 of 2
ESTIMATE / JOB NUMBER
11606
FILE NAME
BDP11606

REVISIONS:
1

This sign is built to UL Standards "This Document is owned by, and the information contained in it is proprietary to, Parvin-Clauss Sign Company. By receipt hereof the holder agrees not to use the information, disclose it to any third party, 10
Copyright 2023 by Parvin-Clauss Sign Co.
for operation in North America. nor reproduce this document without the prior written consent of Parvin-Clauss Sign Company. Holder also agrees to immediately return this document upon request of Parvin-Clauss Sign Company."
 16'-8" 2'-6½"

2'-6½" 1'-2"

14'-6"

1'-3"
PROJECT:
19"

BRIDGE POINT
1'-2"
3'-0"
5'-10"

5'-10"
O’HARE NORTH
1 Baxter Pkwy.

4'-5"
96º
10¼"

Deerfield, IL 60015

CUSTOMER APPROVAL:
Disconnect
3" DATE
Switch
10"
AUTHORIZED SIGNATURE
3" 3"
5" 1'-4"
REPRESENTATIVE
Lisa Staszak / LS
DRAWN BY
5'-0"

Bill Goodwyn
4'-7"

DATE
2.9.23
8'-6"
SCALE
3" clear 1/2" = 1'
SHEET NO.

2'-0" 2'-0" 2 of 2
ESTIMATE / JOB NUMBER
HAWTHORNE LANE (LOCAL)
11606
FILE NAME
600'-0"

(1) 3'-0" x 14'-6" Double Face Illuminated Monument Sign w/ Masonrt Base - 43.5 SF
14 14 14 14 14

SOCCER PROPOSED 14 14 14 14 14

BDP11606
BASEBALL
14 14 14 14

260'-0"
BUILDING A
14

AREA (275) CAR PARKING STALLS

330'X210 AREA
±156,600 SQ.FT. 240'X230'
4 5 14 14 14 14 125

±8.76 ACRES
Cabinet: Fabricated Aluminum Painted PMS Cool Gray 6 - Suede Satin Finish
EAST

110'-0"
STORMWATER
60'-0"
BASIN #2

REVISIONS:
PICKLE BALL
AREA

Faces: Aluminum Painted PMS Cool Gray 6 - Suede Satin Finish

240'X64'
100

15 11 11 14

1
15 14 14 14

sign location
(302) CAR PARKING STALLS

Letters: Fabricated 2" Deep Reverse Channel Letters Painted PMS 287 Blue
15 14 14 14
15 14 14 14

15

15 16 16 18

- White LED Illumination 60'-0"

2

60'-0"
15
12

- Projection Mount 1½" Off Sign Face

18

EXISTING
VEGETATION

3
250'-0" 570'-0"

Base & Column: Cultured Stone - Old Country Fieldstone - Echo Ridge EXISTING

(100) TRAILER POSITIONS

(125) TRAILER POSITIONS

(90) EXTERIOR DOCKS

(96) EXTERIOR DOCKS

Sill: Precast - PMS Cool Gray 3
VEGETATION
15 15

(ISTHA)
PROPOSED
4

SAUNDERS ROA

I-94
BUILDING C

(174) CAR PARKING STALLS

(58) TRAILER POSITIONS

(COUNTY)

(50) EXTERIOR DOCKS

PROPOSED ±896,700 SQ.FT.

Caps: Foamcraft Molded Expanded Polystyrene #1 C.F. w/ Poly-armor™ Hardcoating 15 15 BUILDING B

±228,450 SQ.FT.

1550'-0"
885'-0"
- Painted PMS Cool Gray 3 15 15

STORMWATER
BASIN
Logo Graphics: 3M 7725-37 Sapphire Blue Vinyl Applied to Sign Face

WEST
15 12

58
6
Power: (1) 20Amp @ 120Volts Electrical Circuit Run to Site by Others EAST
STORMWATER
BASIN #1 60'-0"

60'-0"
7
Mounting: (2) 5" (5.625" O.D.) Sch. 40 Steel Pipes set into 2'-0" dia. x 5'-0" deep Concrete Foundations
15 15 15

(90) CAR PARKING STALLS

15 15 15

- 8" Thick Reinforced Concrete Pad for Masonry EAST

60'-0"

110'-0"
STORMWATER
BASIN #3

10 13 13 13 13

(127) CAR PARKING STALLS

13 13 13 13 13

EAST
HORIZON WAY (PRIVATE) STORMWATER
BASIN #3

DATA:
SITE AREA: ±4,403,636 SQ.FT.
±101.1 ACRES
PLAN
NORTH
SITE PLAN:
This sign is built to UL Standards "This Document is owned by, and the information contained in it is proprietary to, Parvin-Clauss Sign Company. By receipt hereof the holder agrees
0
not
60 120
to use the information, disclose it to any third party,
240 FEET Copyright 2023 by Parvin-Clauss Sign Co.
for operation in North America. nor reproduce this document without the prior written consent of Parvin-Clauss Sign Company. Holder also agrees to immediately return this document upon request of Parvin-Clauss Sign Company."
PROPOSED FACILITIES JANUARY 24, 2023 #22283
SAUNDERS ROAD & HAWTHORNE LANE, DEERFIELD, ILLINOIS
 9575 West Higgins Road, Suite 400 | Rosemont, Illinois 60018
p: 847-518-9990 | f: 847-518-9987
MEMORANDUM TO: Mark Houser
Bridge Industrial

FROM: Luay R. Aboona, PE, PTOE

Principal

DATE: February 9, 2023

SUBJECT: Traffic Impact Statement

Proposed Industrial Development
Deerfield, Illinois

This memorandum summarizes the results and findings of a site traffic evaluation conducted by
Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for the proposed industrial development to
be located in Deerfield, Illinois. The site, which is currently occupied by Baxter Corporate
Headquarters, is located at 1 Baxter Parkway on the east side of Saunders Road between Lake
Cook Road and Deerfield Parkway. As proposed, the site will be redeveloped to contain two
warehouse/distribution buildings totaling approximately 1,125,150 square feet of building area and
a 156,600 square-foot indoor sports complex that will contain soccer and baseball fields. Access
to the proposed warehouse/distribution buildings will be provided via Baxter Parkway, which has
a signalized intersection with Saunders Road and via Hawthorne Lane, which is under stop sign
control at its intersection with Saunders Road. Access to the proposed indoor sports complex will
be provided off Hawthorne Lane only. Figure 1 shows an aerial view of the site.

The purpose of this evaluation is to determine the impact of the traffic generated by the proposed
development on the area roadway system and the adequacy of the proposed access.

Existing Traffic Conditions

The following provides a detailed description of the physical characteristics of the roadways
including geometry and traffic control and available average daily traffic volumes along the
adjacent area roadways.

Saunders Road (Lake County Highway W34) is a north-south arterial that provides two through
lanes in each direction separated by a striped median. At its signalized intersection with Baxter
Parkway/Thorngate Lane, Saunders Road provides exclusive left-turn lanes in both directions and
a northbound right-turn lane. Saunders Road has a posted speed limit of 45 miles per hour, is under
the jurisdiction of the Lake County Division of Transportation (LCDOT), and carries an Annual
Average Daily Traffic (AADT) volume of 13,800 vehicles (IDOT 2019).

Lake Cook Road is an east-west, major arterial that provides three through lanes in each direction.
At its signalized intersection with Saunders Road, dual left-turn lanes and exclusive right-turn
lanes are provided on all approaches. Lake Cook Road has a signalized Diamond Interchange with
I-294, where dual left-turn lanes and exclusive right-turn lanes are provided on the eastbound and
westbound approaches. Dual left-turn and right-turn lanes are provided on the off-ramps. Lake
Cook Road has a posted speed limit of 45 miles per hour, is under the jurisdiction of the Cook
County Department of Transportation and Highway (CCDOTH), and carries an AADT volume of
46,900 vehicles (IDOT 2018).
KLOA, Inc. Transportation and Parking Planning Consultants
 SITE

Aerial View of Site Figure 1

2
Deerfield Road (Lake County Highway A47) is an east-west, major arterial that is widened at its
signalized intersection with Saunders Road to provide an exclusive left-turn lane, two through
lanes, and an exclusive right-turn lane on the eastbound and westbound approaches. Deerfield
Road has a signalized interchange with I-294, accommodating traffic traveling to and from the
south. Deerfield Road has a posted speed limit of 40 miles per hour, is under the jurisdiction of the
Village of Deerfield, and carries an AADT volume of 17,400 vehicles (IDOT 2019).

Baxter Parkway is an east-west, two-lane access roadway that serves Baxter Corporation. Baxter
Parkway is widened at its approach to its signalized intersection with Saunders Road to provide an
exclusive left-turn lane and a shared through/right-turn lane. The west leg of this intersection is
Thorngate Lane.

Hawthorne Lane is an east-west access roadway that serves Baxter Corporation as well as other
office and hotel uses on the north side. Hawthorne Lane provides one inbound lane and one
outbound lane at its intersection with Saunders Road with outbound movements under stop sign
control. A southbound left-turn lane is provided on Saunders Road.

Traffic Characteristics of the Proposed Development

As indicated earlier, the site will be developed with two warehouse/distribution buildings totaling
approximately 1,125,150 square feet and a 156,600 square-foot indoor sports complex. Access to
the proposed warehouse/distribution buildings will be provided via Baxter Parkway, which has a
signalized intersection with Saunders Road in alignment with Thorngate Lane. Access to the
proposed indoor sports complex will be provided off Hawthorne Lane only. A copy of the site plan
is included in the Appendix.

Development Traffic Generation

The number of peak hour trips estimated to be generated by the proposed development was based
on vehicle trip generation rates contained in Trip Generation Manual, 11th Edition, published by
the Institute of Transportation Engineers (ITE). The Warehousing (Land-Use Code 150) rate was
used for the proposed warehouse/distribution buildings while Soccer Complex (Land-Use Code
488) was used for the indoor sports complex. Table 1 shows the estimated vehicle trip generation
for the weekday morning and evening peak hours as well as daily traffic. Table A, located in the
Appendix, summarizes the estimated hourly truck trip generation for the proposed
warehouse/distribution buildings.

Trip Generation Comparison

As indicated earlier, the site is currently occupied by Baxter Corporate Headquarters, which is
approximately 645,699 square feet in size with a peak employee occupancy of 900 people. The
amount of traffic that was generated by Baxter at full occupancy was also estimated utilizing trip
rates published by ITE for Corporate Headquarters Building (Land-Use Code 714). Table 2
summarizes this traffic with the trips estimated for the proposed development including the
warehouse/distribution buildings and the indoor sports complex.

3
Table 1
ESTIMATED TRIP GENERATION
ITE Weekday Morning Weekday Evening
Land- Daily Trips
Type/Size Peak Hour Peak Hour
Use
Code In Out Total In Out Total In Out Total
Warehousing
150 122 37 159 45 117 162 909 909 1,818
(1,125,150 s.f.)
Trucks 13 21 34 23 19 42 308 308 616
Passenger Vehicles 109 16 125 22 98 120 601 601 1,202
Soccer Complex
488 5 5 10 43 23 66 143 143 286
(156,600 s.f.)
Total 127 42 169 88 140 228 1,052 1,052 2,104

Table 2
TRIP GENERATION COMPARISON
ITE Weekday Morning Weekday Evening
Land- Daily Trips
Type/Size Peak Hour Peak Hour
Use
Code In Out Total In Out Total In Out Total
Proposed
150/488 127 42 169 88 140 228 1,052 1,052 2,104
Development
Corporate
Headquarters
714 732 55 787 70 712 782 2,220 2,220 4,440
Building
(645,699 s.f.)
Difference -605 -13 -618 +18 -572 -554 -1,168 -1,168 -2,336
Percent Reduction -82% -24% -79% +25% -80% -71% -53% -53% -53%

4
As can be seen, Baxter at full occupancy generated approximately four to five times more trips
during the peak hours and approximately twice the amount of traffic on a daily basis. This
reduction in the number of trips will result in a significantly lower traffic impact on the area
roadways, allowing for additional reserve capacity at the impacted intersections to accommodate
future increases in traffic resulting from regional growth and/or other potential developments in
the area.

Traffic Evaluation

When the estimated peak hour traffic volumes anticipated to be generated by the proposed
development are compared to the existing traffic volumes on the surrounding roadway network,
the development-generated traffic will not have a detrimental traffic impact on the area roadways
based on the following:

• The proposed warehouse development will only generate approximately 159 and 162 trips
during the weekday morning and weekday evening peak hours, respectively, and 1,818
trips daily.

• These trips will average less than three trips every minute during the weekday morning
(7:45-8:45 A.M.) and weekday evening (4:30-5:30 P.M.) peak hours, which is low and not
impactful.

• The warehouse/distribution trips will increase the two-way daily traffic volumes along the
adjacent roadways as follows:

o Saunders Road: Approximately ten percent

o Lake Cook Road: Approximately three percent
o Deerfield Road: Approximately two percent

Access Evaluation

As previously indicated, main access to the warehouse/distribution buildings will be provided via
the existing signalized intersection of Baxter Parkway with Saunders Road. The design of the
access road with two inbound lanes and two outbound lanes will ensure that efficient and adequate
access is provided. Left turns in and right turns out can be accommodated by the existing turn
lanes, which provide adequate storage to accommodate the projected queues. Further, secondary
access to the warehouse/distribution buildings and main access to the indoor sports complex will
be provided via the existing unsignalized intersection of Hawthorne Lane with Saunders Road,
which is also utilized by the adjoining office/hotel uses that front it on the north side. The design
of this access road with one inbound lane and one outbound lane will be sufficient and adequate.
It is recommended that truck traffic be restricted from using Hawthorne Lane. Signage and internal
design features should be provided to enforce the restriction.

5
Truck Traffic

As indicated earlier, Table A in the Appendix summarizes the hourly truck trip generation of the
proposed warehouse/distribution buildings based on ITE rates. It should be noted that given the
type of potential tenants that are anticipated to occupy these buildings, the anticipated truck traffic
will be lower than shown. As can be seen from Table A, the amount of trucks on an hourly basis
will be low, with a maximum of 69 trucks occurring at 11:00 A.M., which is outside the roadway
system’s peak hours. This low volume of truck traffic can be accommodated by the area roadway
system including the signalized access off Saunders Road. In order to ensure that the impact of
truck traffic is minimized on Deerfield Road, all trucks should be restricted to travel to and from
the site by utilizing Lake Cook Road and its interchange with I-294. Signage should be provided
at the access road directing truck traffic to the south and tenants should direct all inbound trucks
to arrive from the south on Saunders Road. Further and as indicated earlier, truck traffic should be
prohibited from using Hawthorne Lane to access the site.

Conclusion

Based on the proposed plan and the preceding evaluation, the following conclusions and
recommendations are made:

• The traffic that will be generated by the proposed development will be low and can be
accommodated by the existing roadway system.

• When compared to the traffic estimated to be generated by Baxter at full occupancy, the
proposed development will result in a significant reduction in passenger vehicle traffic.

• When compared with the existing daily traffic on the adjacent roadway system, the traffic
that will be generated by the proposed development will increase traffic on the area
roadways by an average of two percent.

• The existing signalized access drive on Saunders Road in alignment with Thorngate Lane
and unsignalized intersection of Hawthorne Lane with Saunders Road will be adequate in
accommodating traffic entering and exiting the site.

• The amount of hourly truck traffic will be low and can be accommodated by the roadway
system.

• In order to minimize the impact on Deerfield Road, all truck traffic should be directed to
travel to/from the south on Saunders Road.

6
Appendix
 HAWTHORNE LANE (LOCAL)

31'-6"

19'-0"

33'-0" 48'-3"
12 16 16 18

24'-0"
15

19'-0"
9'-0"
12 14 14 14
12

168'-1"
14 14 14
14 14

15'-0"
14 14 14

24'-0"
(287) CAR PARKING STALLS
9'-0"

125'-0"
12 14 14 14
14 14 14 14 14
12 11 11 14
14 14 14 14 14

10'-0"
(273) CAR PARKING STALLS

(2) BAYS @ 55'-0"

PICKLE BALL 4 5 14 14 14 12 125

70'-0"
AREA
240'X64'

110'-0"
EAST
STORMWATER
60'-0"
BASIN #2
PROPOSED

55'-6"
SOCCER
BUILDING A

260'-0"
AREA BASEBALL
330'X210 ±156,600 SQ.FT. AREA 100

240'X230'
±8.76 ACRES 570'-0"
45'-3" 600'-0" 35'-11 1/2" 43'-0" 55'-6" 70'-0" 60'-0" 60'-0" 450'-0" 60'-0" 60'-0" 70'-0" 56'-3 1/2"

10'-0" (9) BAYS @ 50'-0"

52'-5"
43'-0"

10'-0"

11'-3"
60'-0"
EXISTING

60'-0"
15
13

VEGETATION
24'-0" 19'-0"
EXISTING

52'-6"
58

VEGETATION

9'-0"
250'-0"

15 15

63'-0" 190'-0" 60'-0" 60'-0" 70'-0" 55'-6"

10'-0" (4) BAYS @ 47'-6" 10'-0"

I-94 (ISTHA)
EXISTING

(100) TRAILER POSITIONS

(125) TRAILER POSITIONS

(90) EXTERIOR DOCKS

(96) EXTERIOR DOCKS

VEGETATION PROPOSED
OAD

(23) BAYS @ 53'-0"

3 14

BUILDING C

1550'-0"

1219'-0"
(166) CAR PARKING STALLS
(COUNTY)

±896,522 SQ.FT.

(58) TRAILER POSITIONS

SAUNDERS R

(50) EXTERIOR DOCKS

4
PROPOSED
15 14 BUILDING B
±228,369 SQ.FT.

885'-0"

(12) BAYS @ 55'-0"

660'-0"
15 15

15 13

58

EAST

52'-6"
STORMWATER
BASIN #1 60'-0"

60'-0"
10'-0"

19'-0"
15 15 15

63'-0"

24'-0"
10'-3"
(90) CAR PARKING STALLS 9'-0"
15 15 15

55'-6"
(2) BAYS @ 55'-0"
60'-0"
EAST

110'-0"
STORMWATER
BASIN #3

10 13 13 13 11

10'-0"
63'-0"

19'-0" 24'-0"
(123) CAR PARKING STALLS 9'-0"
11 13 13 13 13

33'-0"

13'-0"
EAST
HORIZON WAY (PRIVATE) STORMWATER
BASIN #3

PLAN
NORTH
SITE PLAN:
0 75 150 300 FEET

PROPOSED BUSINESS CAMPUS FEBRUARY 08, 2023 #22283

SAUNDERS ROAD & HAWTHORNE LANE, DEERFIELD, ILLINOIS
Table A
ESTIMATED 24-HOUR TRUCK TRIP GENERATION
Warehousing (ITE LUC 150) –1,125,150 s.f.
Hour Weekday Morning Weekday Evening
In Out Total In Out Total
12:00 1 1 2 25 16 41
1:00 1 0 1 25 24 49
2:00 4 4 8 19 18 37
3:00 5 2 7 32 24 56
4:00 5 10 15 23 19 42
5:00 11 11 22 11 14 25
6:00 16 11 27 3 3 6
7:00 10 25 35 2 2 4
8:00 13 21 34 5 4 9
9:00 37 23 60 1 4 5
10:00 25 36 61 0 0 0
11:00 33 36 69 1 0 1
Based on daily truck trips (Table 1) and ITE’s “Hourly Distribution of Entering and Exiting Truck Trips” tables.
 DRAFT

PLAN COMMISSION
VILLAGE OF DEERFIELD
Minutes

The Plan Commission of the Village of Deerfield called to order a Workshop Meeting at 5:30
P.M. on January 26, 2023 at Deerfield Village Hall.

Present were: Al Bromberg, Chair

Lisa Crist
Jennifer Goldstone
Bill Keefe
Sara Lubezny
Blake Schulman
Ken Stolman

Also present: Jeff Ryckaert, Principal Planner

Dan Nakahara, Planner

Public Comment on a Non-Agenda Item

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

DOCUMENT APPROVAL

1. 560 Waukegan Road, Shake Shack Restaurant Text Amendment and Special Use
Recommendation

Commissioner Goldstone moved, seconded by Commissioner Lubezny to approve the

document with minor changes. The motion passed with a unanimous voice vote.

2. 711 Deerfield Road, Rosebud Restaurant Expansion Recommendation

Commissioner Goldstone moved, seconded by Commissioner Stolman to approve the

document. The motion passed with a unanimous voice vote.

3. January 12, 2023 Plan Commission Minutes

Commissioner Goldstone moved, seconded by Commissioner Lubezny to approve the

document. The motion passed with a unanimous voice vote.

Items from the Commission

No item from the Commission

Items from the Staff

Mr. Ryckaert reported a prefiling conference scheduled for the February 9, 2023 Plan
Commission meeting to clarify commercial vehicle parking.

Designation of Representative for the next Board of Trustees Meeting

Plan Commission Minutes
January 26, 2023
Page 2

Chair Bromberg and Commissioner Goldstone will attend the February 6, 2023 Village Board
meeting.

Adjournment

There being no further discussion, Commissioner Goldstone moved, seconded by

Commissioner Keefe to adjourn the meeting. The motion passed with a unanimous voice vote.

Respectfully Submitted,
Dan Nakahara