01/03/2005January 3, 2005
,The regular meeting of the Board of Trustees of the Village of Deerfield was
called to order by Mayor Harris in the Council Chamber of the Village Hall on
Monday, January 3, 2005, at 7:30 P.M. The Clerk called the roll and announced
that the following were:
Present: Steve Harris, Mayor
Robert Benton
Jerry Kayne
Harriet Rosenthal
William Seiden
Vernon Swanson
Matthew Wylie
and that a quorum was present and in attendance. Also present were Village
Attorney Peter Coblentz and Village Manager Robert Franz.
PLEDGE OF ALLEGIANCE Plan Commissioner Bruce Heitzinger led those
in attendance in reciting the Pledge of
Allegiance. Mayor Harris then asked for a moment of silence in honor of those who
died in the recent tsunami in southeast Asia.
APPROVAL OF MINUTES Trustee Rosenthal made a motion to approve the
minutes of the previous meeting. Trustee
Wylie seconded the motion. The motion passed unanimously.
BILLS AND PAYROLL Trustee Wylie moved to approve the Bills and
Payroll. Trustee Benton seconded the motion.
The motion passed by the following vote:
AYES: Benton, Kayne,. Rosenthal, Seiden, Swanson, Wylie (6)
NAYS: None (0)
PARK DISTRICT AGENDA ITEM Mayor Harris announced that agenda item
04 -92 -2 regarding improvements and renovations
to Jewett Park is being held over at the request of the park district. Other
items in tonight's agenda will be reordered so that the Takeda presentation, which
will take up the bulk of the meeting, will be the last item of the evening.
PUBLIC COMMENT Marley Boruszak, Chairperson of the Village
Caucus, encouraged all Deerfield residents to
attend the town meeting at 7:30 p.m. tomorrow night at Deerfield High School and
vote for the candidate of their choice.
REPORTS
REPORT AND RECOMMENDATION OF PLAN The Plan Commission reviewed the final plat of
COMMISSION REGARDING REQUEST FOR subdivision for the property at 1303 Somerset
APPROVAL OF A FINAL PLAT OF and the property immediately south of 1301
SUBDIVISION FOR THE PROPERTY AT Somerset Avenue and found the final plat to be
1303 AND IMMEDIATELY SOUTH OF 1301 in substantial conformance to the previously
SOMERSET AVENUE approved preliminary plat of subdivision. It
Board of Trustees Meeting
January 3, 2005
Page 2 of 6
is therefore their recommendation that the request for approval of the final plat
of subdivision be approved. On a vote to approve, the vote was 4 -0.
Mr. Coblentz noted that a "Statement of Intent
and Agreement for the Blackberry Subdivision" and a "Guaranty of Sidewalk
Construction" have been provided.
Trustee Swanson moved to accept the report and
recommendation of the Plan Commission and to authorize the execution of the
Statement of Intent and Agreement. Trustee Benton seconded the motion. The
motion passed by the following vote:
AYES: Benton, Kayne, Rosenthal, Seiden, Swanson, Wylie (6)
NAYS: None (0)
OLD BUSINESS
DISCUSSION RE FACADE.REBATE Marc Muskat of Property & Equity Management,
PROGRAM - LOTS WITH MULTIPLE managers of Deerfield Shoppers Court, was in
BUILDINGS attendance to ask the Board to reconsider its
decision that reimbursement under the Fagade
Rebate Program shall be limited to $50,000 for site improvements and $50,000 for
building improvements, and assumes there is only one building on the site.
Shoppers Court has two buildings, and the petitioner is requesting up to a $50,000
rebate for each building plus up to $50,000 for*site improvements, for a total
possible maximum of $150,000.
Pat Carroll of the Appearance Review
Commission commented that the ARC is in favor of granting the rebate for each
building.
After discussion, Trustee Seiden made a motion
to grant the Shopper's Court request and grant a rebate of up to $50,000 for
improvements to each of the two buildings and up to $50,000 for site improvements.
Trustee Rosenthal seconded the motion. The motion passed by the following vote:
AYES: Benton, Kayne, Rosenthal, Seiden, Swanson, Wylie (6)
NAYS: None (0)
REPORTS, PART II
PUBLIC HEARING: Annexation Agreement With Takeda Pharmaceuticals North America,
Inc. Re: 70 Acres at the Northeast Corner of Saunders and Lake Cook Road.
AND
REPORT AND RECOMMENDATION OF PLAN Mayor Harris opened the public hearing. Mr.
COMMISSION RE ANNEXATION, REZONING Coblentz explained that whenever there is
AND SPECIAL USES INVOLVING THE 70 consideration of an annexation agreement,
ACRES AT THE NORTHEAST CORNER OF statute requires that there be a public
SAUNDERS AND LAKE COOK ROAD - hearing, pursuant to proper notice being
TAKEDA PHARMACEUTICALS NORTH given. This public hearing is to consider the
AMERICA, INC. proposed annexation agreement, which is still
subject to negotiation, with no action
expected at this meeting. When the annexation agreement is ready, an ordinance or
Board of Trustees Meeting
January 3, 2005
Page 3 of 6
resolution will need to be adopted by a 2/3 majority of the corporate authorities
(five votes).
After noting that the Village has the required
proof of publication for the public hearing, Mr. Franz read the Plan Commission
report and recommendation which is as follows:
The Plan Commission held a public hearing on
November lltk and again on December 9th. It is their recommendation that Takeda
Pharmaceutical's request for the following be approved:
1. Annexation of 70.4 acres of property at the northeast corner of Lake
Cook Road and Saunders Road known as the Takeda property to the
Village of Deerfield.
2. A Special Use for an Industrial Planned Unit Development for the
property to be annexed to the Village of Deerfield.
3. The granting of a Preliminary Development Plan for Phase I.consisting
of two (2) office buildings, each five stories in height on the
easternmost part of the site totaling 318,167 square feet of gross
leaseable area (370,111 square feet gross building area), and a 10,000
square foot remote delivery facility.
4. The granting of a concept plan for: the remainder of the site for
future office phases, an 11,400 square foot daycare center, a
potential hotel, and a potential packaging facility with the
restrictions for the packaging facility use and hotel use as follows:
a. The packaging facility will either have architecture compatible
in character with the office uses on the site or be screened
from view from adjoining roads by berms, other structures,
and /or plantings.
b. The packaging facility will not be larger than 175,000 square
feet.
C. The packaging facility may be built only to serve the business
functions of a principal office occupant of the site. Once it
is initially occupied by a permitted user, future packaging use
by other users shall not be subject to this restriction "c" but
shall remain subject to all these other restrictions.
d. All packaging activity occurs entirely within enclosed buildings
without outside storage and involves the packaging of finished
products using processes that do not create noise, smoke, fumes
or odors outside of the facility materially in excess of those
associated with office buildings or other permitted uses.
e. The packaging facility shall have a building height not greater
than 30 feet.
For the hotel use:
a. A better quality business hotel..
b. Have architecture that is comparable in level of quality to that
of the office buildings on the property.
C. Not more than six (6) stories in height.
d. Not be a "motel" or otherwise have outside room entrances.
e. Have a lot size greater than 4 acres.
f. If an extended stay hotel is• proposed, comply with Deerfield's
restrictions on extended stay hotels.
5. A rezoning of the property from R -1 Single Family Residential District
to the I -1 Office, Research, and Restricted Industrial District.
6. The adoption of an annexation agreement.
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January 3, 2005
Page 4 of 6
7. Approval of a preliminary plat of subdivision.
8. Approval of the following variations /modifications from the Deerfield
Zoning Ordinance requirements for an I -1 Planned Unit Development:
a. A variation /modification to allow a building height of 55 feet
at a 100 foot setback provided that one (1) additional foot of
building height shall be permitted for every three (3) feet of
building setback beyond a 100 foot setback from Lake Cook and
Saunders Road property lines to a maximum height of 90 feet,
measured from the finished grade along the front of the building
subject to certain permitted overrides.
b. A variation /modification to allow an overall parking ratio of
3.3 spaces per 1,000 square feet of gross leaseable area with .7
gross buildable area to be landbanked in lieu of the required 4
spaces per 1,000 square feet of gross floor area, and a parking
ratio for a hotel based on the number of rooms and number of
employees.
C., A variation /modification to allow the parking spaces for the
office buildings to be 8 -1/2 feet wide by 18 feet long, and
visitors parking spaces to be 9 feet wide by 18 feet long in
lieu of the required 9 feet wide by 19 feet long spaces.
d. Signage modifications to allow the certain ground signs to
exceed the permissible size and height (as indicted in the
signage section of the recommendation); the placement of the
ground signs in the required perimeter setbacks; and the
proposed wall sign to be located above the roof deck of the
building and be larger than 100 square feet in area.
9. Approval of any other actions, variations, or modifications
necessary to implement the proposed plan.
The motion passed 4 -0.
Attorney Ivan Kane led the presentation of the
proposed Takeda development.
Angie Beechan presented a brief corporate
overview of Takeda Pharmaceuticals North America, which has its home office in
Lincolnshire Illinois and employs 2,200 individuals. Their parent company, Takeda
Pharmaceuticals, was founded in Japan in 1781. It is the largest pharmaceutical
company in Japan, and the 16th largest in the world.
Neal Scotty of TVS Architects presented an
overview of the 70.4 acre site located at the northeast corner of Lake Cook and
Saunders Roads. The master plan calls for approximately 1 million square feet of
buildable area out of a total available entitlement of 1.3 million square feet.
There will be five major office buildings in the full development, two of which
will be in Phase I, slated for occupancy in the third or fourth quarter of 2006.
These two five story buildings will contain 318,000 square feet of gross leaseable
space. Also included in Phase I are an entry function, employee and visitor
parking areas, a ring road, a day care center and a delivery facility. The
agricultural function will be retained for unused portions of the land, as will
the water retention system.
Bob Hamilton of Gewalt Hamilton discussed the
traffic and parking plan, which is intended to minimize impact on the surrounding
area. This is made easier by the fact that two traffic signals already exist, one
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January 3, 2005
Page 5 of 6
at the Discover property and one at Point Drive. Mr. Hamilton also noted that
Takeda plans to participate in PACE shuttle bus program.
Mr. Kane summarized that Takeda is looking to
annex, to rezone to the I -1 district, and to obtain approval of their PUD concept
plan. He discussed building height, noting that Takeda's proposed maximum
building height will be 90', which is less than is permitted, and he discussed the
proposed packaging plant, which he indicated will probably never be built, but
which Takeda needs to have the flexibility for, should it ever be needed. He
noted that many restrictions and standards for.the packaging plant have been
discussed and ultimately agreed upon by both the Plan Commission and Takeda.
Mr. Kane introduced the topic of potential
economic incentives from Deerfield. Takeda is not expecting direct government
participation such as from a TIF district or a tax rebate. What they are asking
is that the Village cap certain permit and review fees at the actual cost to the
Village for providing the service. They feel that Deerfield's fees are higher
than those charged by other jurisdictions, and that the fees charged to Takeda
would be disproportionately high because of the size and high cost of their
project. He noted that Deerfield should also take into consideration the large
amount of property tax and other revenues the project would bring to the Village's
various taxing bodies.
Mayor Harris asked for public comment. Lou
Dauria commented that he thinks the project would be a wonderful addition to the
Village, and he can see no drawbacks to it.
Mayor Harris recommended that, due to Takeda's
desire to move their petition along as quickly as possible, the public hearing be
closed, the Board consider the Plan Commission report and recommendation at this
meeting, and that counsel begin the preparation of ordinances while staff
continues discussions with Takeda regarding Takeda's request for financial
incentives.
Trustee Benton moved to close the public
hearing. Trustee Swanson seconded the motion.
Trustees spent several minutes discussing the
proposal with the petitioners. Topics included the boundary agreement with
Northbrook, signage, and various aspects of the packaging plant use.
When there were no more questions, the
trustees voted unanimously to close the public hearing.
Trustee Rosenthal made a motion to accept the
report and recommendation of the Plan Commission and to direct preparation of the
necessary ordinances. Trustee Benton seconded the motion. The motion passed by
the following vote:
AYES: Benton, Kayne, Rosenthal, Seiden, Swanson, Wylie (6)
NAYS: None (0)
Mayor Harris thanked Mr. Kane and his team for
their presentation and the Plan Commission for their hard work with this project.
Board of Trustees Meeting
January 3, 2005
Page .6 of 6
DISCUSSION
BOARD MEETING DATE Mr. Franz reported that due to the Martin
Luther King, Jr. holiday on January 17th, the
next Board of Trustees meeting will take place on Tuesday, January 18th. He noted,
however, that the village hall will be open on the 17th.
ADJOURNMENT There b n no further business to discuss,
Trustee Ben on made a motion to adjourn the
meeting. Trustee Rosenthal seconded th do . The motion passed unanimously.
The meeting was adjourned at 8:55 p.
ATTEST:
Village Clerk
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APPROVSO :
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