Northbrook Court Redevelopment Preliminary Review 9-25-18

10.A.
MEMORANDUM
VILLAGE OF NORTHBROOK
DEVELOPMENT AND PLANNING SERVICES DEPARTMENT
TO: RICHARD A. NAHRSTADT, VILLAGE MANAGER

FROM: MICHAELA KOHLSTEDT, DEPUTY DIRECTOR
DATE: September 25, 2018
SUBJECT: PRE-18-18: NORTHBROOK COURT MALL REDEVELOPMENT
PRELIMINARY REVIEW
INTRODUCTION
Attached is a preliminary application submitted by Northbrook Anchor Acquisition (the “Applicant”) as
owner of 1515 Lake Cook Road, known as Northbrook Court Shopping Center (the Subject Property) of
which a majority of the remaining property is owned by Brookfield Properties. The Applicant, consisting
of a partnership between Brookfield Properties and Ryan Companies, proposes a redevelopment of the
western portion of the Subject Property with the inclusion of a multi-family residential structure, a
grocery store, and several restaurants and retail spaces.
The Subject Property:
 is zoned C-4 Regional Shopping District;
 is located north of I-94 and west of Skokie Boulevard;
 consists of 1,014,506 square feet of multi-tenant shopping space within Northbrook Court
Shopping Center;
 is surrounded by:
o North: R-4 Low to Moderate Density (Highland Park) - single family
o East: R-8 Multiple Family Residential - Apartment/Condo Buildings
o South: O-2 Limited Office - Office Buildings & R-8 Multiple Family Residential - Detention
Pond
o West: C-4 Regional Shopping - Shopping Center & R-7 Multiple Family Residential;
 is designated as appropriate for Major Retail uses in the Comprehensive Plan;
 is not located within the 100-year flood plain;
 is not located within a stormwater project area as identified in the Master Stormwater
Management Plan; and
 the recent Master Bicycle and Pedestrian Plan indicates the Subject Property already has bicycle
parking, and that it is appropriate for redevelopment to include a signed and marked roadway
for bicycles.
PROPOSED PROJECT
The Applicant is proposing to demolish the existing Macy’s department store structure located on the
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10.A.2
west side of the Subject Property to allow for redevelopment of the center in a manner that is
consistent with current development trends. The Applicant is proposing a significant redevelopment of
the shopping center’s retail and dining mix focused on the western end of the property with the
inclusion of a luxury multi-family apartment development. The overall redevelopment plan is outlined
in detail in the attached narrative provided by the Applicant, but a summary of the proposal is noted
below:
 Removal of Macy’s department store to allow for construction of a new high-end grocery store
and open-air destination on the Subject Property. This area will also include a “great lawn” as
an entry connection to the remaining indoor shopping center, which consists of a food hall on
the lower level.
o The proposed high-end grocer will anchor the western edge of the redevelopment in a
60,000 square foot space.
 The entire shopping center will also undergo a renovation to upgrade all of the common spaces
within the indoor shopping center. The second floor of the shopping center on the west end of
the property (above the proposed food hall) will consist of new retail spaces and specialty kiosks
for gourmet coffee and foods overlooking the new “great lawn” space.
 At this point it is unclear how the tenants on the interior of the mall may be impacted by the
changes. If the current tenants remain, H&M and California Kitchen would both have the
opportunity to have exterior entrances and building facades in their current locations. It is not
clear how the other retailers, such as the Gap would be impacted.
 The proposed rectangular “great lawn” area will provide both passive and active uses for the
guests and will be flanked by four to five new sit-down restaurants. There will be a grand
staircase connecting the first floor level of this space to the upper level mall entry and the
residential lobby for the new proposed high-end apartment complex.
 The proposed luxury multi-family residential apartment complex will frame the southern portion
of the “great lawn” with the upper level housing amenity areas for the apartment units. The
apartment development will consists of:
o Approximately 300 units with covered parking and surface parking within a 500,000
square foot structure;
o A mixture of one, two, and three bedroom units averaging 963 square feet per unit;
 Each unit will have a minimum of one covered indoor parking space
o Common areas will include an outdoor pool, terrace with fire pits and grilling stations,
fitness center, dog run, and an indoor lounge with kitchen equipment;
o There will be a drop off road adjacent to the great lawn on the second level for residents
and guests;
o The proposed residential structure will be approximately 62’ tall on the north and east
ends of the building, and 71’-73’ tall on the south and west sides of the structure (the
existing Macy’s structure is 55’ tall), and setback approximately 69’ from the south
property line adjacent to the ring road circulating around the center.
 The redevelopment project will also include modifications to the on-site circulation roadway to
create a more pedestrian friendly street around the Subject Property with additional
landscaping being added. There will be a proposed four-way controlled stop in proximity to the
existing Crate and Barrel facility where the roadway will approach the redeveloped western
portion of the center. There appear to be opportunities to make stronger pedestrian
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connections from Crate & Barrel to the new “great lawn” and other areas. We have had very
preliminary discussion with the Applicant concerning ways to make access the center more
“bike friendly” as well.
 The current shopping center has 4,907 parking stalls, following the proposed redevelopment the
overall site parking would be reduced to 4,654 parking stalls (including the residential stalls).
 The Applicant will adhere to all stormwater management requirements. It is likely that the
redevelopment will include an underground vault to be installed in the redeveloped area to
accommodate MWRD Volume Control requirements under the new WMO.
 As indicated in the attached cover letter from the Applicant, they will be seeking a public/private
partnership with the Village to assist in the financing and economics of the proposed
redevelopment plan. At the time of drafting this memo, it was unknown what the specifics of
that partnership would entail. As we learn more about the request, we will return to the Board
with more specifics and seek direction on how to proceed.
 Lastly, as part of the redevelopment of the Subject Property, the Applicant has asked the Village
to acquire Rudolph Road and the detention basin, both located on the south side of the Subject
Property. While Brookfield Properties owns both properties, the detention basin is maintained
by the Metropolitan Water Reclamation District.
REQUIRED ZONING RELIEF
At a minimum, the text of the C-4 district regulations will need to be amended to allow multi-family
development – a land use that was not contemplated when the 1988 Zoning Code was drafted.
 The site plan for Northbrook Court is governed by Section 5-109B of the Zoning Code. The site
plan for Northbrook Court was last amended in 2001 to accommodate the freestanding Crate
and Barrel Store and reconfiguration of the road system and parking lots. The proposed
changes are significant and will require a similar amendment to reflect the approval of a new
site plan.
 The plan now shows multiple freestanding buildings, which triggers the need for special permits
for “multiple buildings on a single zoning lot.
 We expect that when the Zoning Code is amended to allow residential land uses in the C-4
District, the use would be allowed by special permit.
 The C-4 zoning district has a rear yard building setback of 150 feet. The proposed multi-family
building is located 69 feet from the property line abutting the single-family homes in Glenbrook
Countryside, in unincorporated Cook County, requiring a setback variation.
 The Section 5-110E of the Zoning Code requires a “transitional setback” for buildings over 35
feet in height. This section the Code requires a “setback from the nearest residential property
line a distance equal to at least 50 feet plus an additional five feet [of setback] for every [one]
foot of [building height] height. This code provision would require a setback of 415 feet (50’ +
(73’ X 5)). Rather than granting a variation, it may be more appropriate to amend this section of
Zoning Code as it was written contemplating that the mall would not evolve in the manner
currently proposed.
 We will be closely examining the parking standards during the review, but anticipate that there
will be adequate parking.
 We expect it will be necessary to make changes to the current sign regulations in the Zoning
Code governing Northbrook Court, as the center evolves from an enclosed shopping center to
having more freestanding “open air” businesses.
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10.A.2
 We also suggest reviewing the existing list of permitted uses in the C-4 district to help plan for
the continued evolution of Northbrook Court as a successful mixed-use development. Among
the land uses that could be allowed in the C-4 District are hotels, museums, day care facilities,
recreational uses, and car rental uses.
The Board will want to review the types of zoning relief necessary while reviewing the development
proposal.
SUMMARY
The Applicant is proposing a significant reinvestment in Northbrook and major changes that would have
the center evolve from an enclosed shopping center to a mixed-use center. While reviewing the request,
the Board of Trustees will want to consider the following items:
1. Is it appropriate for the shopping center to evolve from a traditional retail center as
contemplated with the present C-4 District standards to a mixed-use development with the
inclusion of a 300-unit luxury apartment building, high-end grocer, and additional restaurant
and retail businesses?
2. If redevelopment is appropriate, does the Board find the proposed site plan adequate with a 73’
tall structure located 69’ from the southern property line?
3. Are the proposed site circulation and landscaping ideas adequate in assisting with the
redevelopment of the site?
4. As we look at amending the Zoning Code to accommodate this request, should we be looking at
possible future changes and look to broaden the list of permitted and special permit uses in the
C-4 District?
Staff and the Applicant will be present for the September 25 Board of Trustees meeting to answer any
questions that may arise. It should be noted that the Applicant has requested an opportunity to
introduce themselves during the meeting on September 25.
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10.A.2.a
PRELIMINARY REVIEW
PRE-18-18: 1515 LAKE COOK ROAD
APPLICATION SUMMARY
Attachment: 1515 Lake Cook - Application Summary, Aerials, and Site Photos (4529 : PRE-18-18: Northbrook Court Mall Redevelopment
Applicant: Northbrook Anchor Acquisition
Site Location: 1515 Lake Cook Road c Northbrook Court Shopping Center
Requested Action: Zoning Code Amendments and additional relief to accommodate

redevelopment of the Shopping Center
Proposal: Construction of a Multi-Family Residential facility, grocery story, and

several restaurants and businesses as part of a redevelopment plan for the
shopping center.
Existing Zoning & C-4 Regional Shopping; Shopping Center

Land Use:
Surrounding Zoning & North: R-4 Low to Moderate Density (Highland Park); single family
Land Use: South: O-2 Limited Office; Office Buildings
R-8 Multiple Family Residential; Detention Pond
East: R-8 Multiple Family Residential; Apartment/Condo Buildings
West: C-4 Regional Shopping; Shopping Center
R-7 Multiple Family Residential
Comprehensive Plan Major Retail

Designation:
ZONING MAP
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COMPREHENSIVE PLAN MAP
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10.A.2.b
Attachment: 1515 Lake Cook - Applicant Submittal (4529 : PRE-18-18: Northbrook Court Mall Redevelopment Preliminary Review)
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10.A.2.b
Brookfield Properties, Inc.
DATE: 9/13/18
TO: Tom Poupard- Director of Department of Development & Planning Services
Michaela Kohlstedt- Deputy Director of Development & Planning Services
FROM: Adam Tritt- SVP Development, Brookfield Properties
SUBJECT: Northbrook Court
Tom and Michaela,
Brookfield Properties and Ryan Companies are pleased to start the entitlement process for
our proposed redevelopment project at Northbrook Court. Attached is our preliminary review
application for Village Board consideration, the current submittal is the result of a lot of
dialogue and input and we could not have gotten to this point without the strong spirt of
partnership demonstrated by both of you as well as the other members of the Village Team
who have participated in the process to this point.
This submittal is intended to address the land use and zoning aspects, as well as the site
and building improvements of the proposed redevelopment project. As we have discussed
previously, we are in the process of evaluating the costs and economics of the proposed
project. The goal of the team is to ultimately deliver a project that adds value to the
Community, the Village and the property Owners; the result of this will be to give the
Community a project that suits the needs and wants of the residents, to give the Village a
stronger economic base than exists today on the site, and to return value to the Owners for
their significant investment in the redevelopment. As we have discussed, if appropriate, the
path to achieving this end will include a request for a public/private partnership. We
understand that we are early on in those discussions and look forward to expeditiously
finalizing a partnership agreement with the Village that will continue to make Northbrook
Court a great asset for the Community.
Sincerely,
Adam Tritt
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10.A.2.b
Attachment: 1515 Lake Cook - Applicant Submittal (4529 : PRE-18-18: Northbrook Court Mall
PROPERTY LINE
1 61 211 311
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10.A.2.c
Attachment: 1515 Lake Cook - Applicant Submittal - renderings (4529 : PRE-18-18: Northbrook Court Mall
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10.A.2.c
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10.A.2.c

Northbrook Court Redevelopment Preliminary Review 9-25-18

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Northbrook Court Redevelopment Preliminary Review 9-25-18

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10.A.

TO: RICHARD A. NAHRSTADT, VILLAGE MANAGER

Requested Action: Zoning Code Amendments and additional relief to accommodate

Proposal: Construction of a Multi-Family Residential facility, grocery story, and

Existing Zoning & C-4 Regional Shopping; Shopping Center

Comprehensive Plan Major Retail

COMPREHENSIVE PLAN MAP

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1 ;1 291 471 2626!Ncmg!Eqqm!Tqcf

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1 73/6236 361 2626!Ncmg!Eqqm!Tqcf

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3 458 583 833 ;83 4/333

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Cfco/VtkvvBdtqqmhkgnfrtqrgtvkgutgvckn/eqo Qhhkeg<423.;71.6987 Oqdkng<423.;36.55;1

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TO: Tom Poupard- Director of Department of Development & Planning Services

Michaela Kohlstedt- Deputy Director of Development & Planning Services

FROM: Adam Tritt- SVP Development, Brookfield Properties

SUBJECT: Northbrook Court

Tom and Michaela,

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