Comprehensive Plan 2017(PDF)

Village of Deer Park comprehensive plan update 2014 Adopted December 2014 | Amended April 2017

Prepared by Teska Associates, Inc. “In 1957 when a developer sought to put more than four THE SOLANA | Senior Living houses on an acre in Deer 21840 W Lake Cook Rd, Deer Park, IL Park, the community banded together to incorporate as a village and passed an ordinance restricting residences to one house per acre.” - Encyclopedia of Chicago

Since it’s founding -- the key element to Deer Park’s success and continued developer interest has been the thoughtful planning and steadfast oversight of Village officials, staff, and residents. Estab- lished in 1957, the Village of Deer Park has long been a community residents are proud to call home. Built on a rural, picturesque foundation with ample open space and lush forest preserves, the Village has thoughtfully developed over the years into a vibrant, living and shopping destination. The success of the Deer Park Town Center, a premiere regional shopping center built in 2001, has since attracted Contact numerous retail, office and residential accompaniments. The Village Hall Town Center Promenade, a 90 acre 23680 W. Cuba Road Business Park, and Hampton Inn Deer Park, IL 60010 & Suites have all sprouted from “plans-to-developments” in the phone: 847.726.1648 past ten years. And that’s not all! fax: 847.726.1659 Also in the works is the Solana Senior Living Center (currently being built). Wonderful access Office Hours to and from Chicago and beyond M-F 8am to 4pm provide residents with the comfort of “home” in a place with all the fixings for fun, entertainment, and For more information visit most importantly -- quality of life. www.villageofdeerpark.com

Prepared by Teska Associates, Inc. | Adopted December 2014 | Amended April 2017 Table of [ contents ] B g N p01 p13 p29 INTRODUCTION GENERAL DEVELOPMENT PLAN CONCEPTUAL MASTER PLAN CHAPTER 1 CHAPTER 2 CHAPTER 3

j Y O p35 p45 p53 DESIGN GUIDELINES TRANSPORTATION PLAN ECONOMIC STRATEGY ACTION PLAN CHAPTER 4 CHAPTER 5 CHAPTER 6 e p67

APPENDIX CHAPTER A 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Since the adoption of the first 1981 Comprehensive Plan, the Village of Deer Park has maintained a strong tradition and support for planning.

Chapter 1 Introduction

Background

A progressive community, the Village of Deer Park is dedicated to the preservation of it’s natural surroundings and picturesque hometown character. Deer Park is also steadfast on furthering quality economic development that compliments and caters to a healthy, aesthetically pleasing, vibrant life for residents and visitors. The evolving scope of Deer Park’s visionary tale, from a low, density residential community to a quaint residential hub complimented by a major shopping destination is reflected in past planning documents and realized via the Village’s existing surrounds and landscape.

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A bit of history...

The Village’s first Comprehensive Plan, adopted in 1981 -- nearly thir- f ty-five years ago -- portrayed Deer Park as a predominately low-density residential community, without a central water or sewer system. In that 1981 Plan, the goal of Village officials was to ensure the orderly expansion of Village adopts 1st Com- the community by retaining its high quality character through a well prehensive Plan. Focus planned approach to new residential and commercial development. is on orderly expansion The Plan provided for the filling in or extension of existing residential of rural, residential com- areas, and the development of office/research and commercial uses munity. within the “triangle” area - an area of approximately 300 acres, bounded on the east and north by Rand Road, on the south by Lake Cook Road and on the west by Quentin Road. G Until the mid 1990s, most new development that occurred consisted Mid-1990’s of residential subdivisions consistent with the low-density, semi-rural character of the Village. Commercial development, composed primar- Commercial expansion ily of small independent service businesses and retail establishments, along Rand Road and was limited to areas along the Rand Road corridor. However, during developer interest grows this period the Village received an increasing number of development surrounding Triangle Area. proposals for the “triangle” ranging from multiple family residential projects to major shopping centers and regional malls. Expanding development along the Rand Road corridor, both north and south, was further evidence that the area was emerging as a major regional commercial location, evidenced by shopping center growth in Palatine and Lake ` Zurich. 1996

Recognizing the need to address pressures for new growth and develop- Village hires consulting firm Teska Associates ment in the Village and along Rand Road, the 1981 Comprehensive Plan to prepare planning was updated to ensure new development would fit into and enhance the and design principles to quality character already established in Deer Park. In 1996 the Village re- guide development contained Teska Associates, Inc. (Teska) to update the Village’s Comprehensive sistent with the quality Plan, with the primary focus being the preparation of planning and design character of Deer Park. principles for the “triangle” area.

Teska worked closely with Village officials to determine the type and character of development that would be appropriate for the “triangle.” A “visioning” process revealed that community leaders wanted a new approach to the conventional form of commercial development -- one that reflected Deer Park’s character, as well as created a stronger identity and “sense of place” for the Village and its residents.

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“Deer Park Center” takes root

Following the 1996 visioning activities by the Village, the “Triangle Area” was l named “Deer Park Center” and the following statement was adopted as a guideline for future development: 1996 A Vision Statement for the Deer Park Center (i.e. “Deer Park Center will become the focal point of the community and will Triangle Area) is decided consist of a planned, integrated mixed-use development that accommo- upon by the community dates a variety of uses and user needs in a high quality environment that (shown left). compliments the Village’s identity. Designed as a mixed-use complex, this area will exemplify a comfortable multidimensional atmosphere for retail, business, civic, recreational and residential needs. B The Deer Park Center redevelopment area will create a sense of place and 1997 community identity through the use of thoughtful design standards, the integration of a supportive pedestrian atmosphere and natural open space. Village adopts the 1997 Situated prominently at the southeastern entrance of Deer Park, this area Plan that includes the shall promote a positive visual character and be seen as a unique area with- vision statement and design guidelines for the in the community and region.” Deer Park Center.

The 1997 Comprehensive Plan Update came at a key turning point that allowed the Village to have a significant influence on the type of growth U it experienced, specifically relative to the Deer Park Town Center. Adher- 2001 ence to the principles and recommendations contained herein proved to be important relative to day-to-day decision making, while also en- The 1997 Plan undergoes hancing the high aesthetic standards for Deer Park over the long term. an update including design guidelines and development opportuni- Soon after adoption of the 1997 Plan, the Village began the process of re- ties. These amendments viewing several development proposals. In recognition of new trends and frame and create the development pressures, Village officials found it necessary to reexamine the positive character of vision and design standards for the “Deer Park Center” and consider new development within the approaches that were sensitive to Deer Park’s character, but would also cre- Deer Park Town Center. ate a stronger identity and “sense of place” for the Village and its residents. The 2001 Comprehensive Plan Update relays this information and provides an overview of the work elected and appointed officials did to carry out the Plan for the development of the “Deer Park Center” . n 2014 In light of steady developer interest and prime retail offerings, Deer Park undergoes a Comprehensive Plan Update in 2014 that focuses on market opportunities and 3 development strategies. 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Intent and Purpose DEFINITION

The 2001 Comprehensive Plan provided guidance for decisions on A Comprehensive Plan is the growth and change in the community. Now, thirteen years later, the Vil- framework or “planning guide” for future development based on lage is once again seeking to revisit the Comprehensive Plan to establish an assessment of existing condi- and renew economic development strategies and goals that are reflec- tions, development trends, goals tive of and respond to market trends. The 2014 Comprehensive Plan Up- and objectives for the future. date serves as a guiding tool through which the long term viability of The 2014 Comprehensive Plan Up- Deer Park is accounted for and based. date should be used together with the Village’s zoning, subdivision and other ordinances to direct the All of the planning efforts Deer Park has initiated to date, are beautifully future of Deer Park. summed and realized via the home-town community and prime retail destination the Village is known as. Featuring a variety of major / upscale tenants, the Deer Park Town Center is renowned for it’s quality architecture, design standards, attention to detail via streetscape, landscape, and building features, and overall community cohesion.

The 2014 Comprehensive Plan Update is based on an analysis of Village conditions, the findings of which are highlighted in the chapters that follow and included within the Appendix. To assist with these efforts, Teska completed site tours, analyzed existing conditions, market data, current development procedures and review criteria, and conducted interviews with key stakeholders. These collective efforts provided data and insight relative to economic trends, retail gaps, development opportunities, community ideals, and possible development strategies, that when tak- en together, ensure the planning decisions set forth in this update are rational and considerate of community goals and objectives.

Recognizing that planning must be an ongoing process, with the 2014 Update, the Village of Deer Park articulates its goals, objectives and plans for the next stage in its growth and refinement. The Comprehensive Plan provides Village officials with a set of policies and principles to be implemented through municipal regulations and the development approval process. It should be used together with the Village’s zoning and subdivision ordinances, Town Center Guidelines and the 2014 Park Plan to direct and guide future development in Deer Park.

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Deer Park Base Map

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Location + Amenities

Deer Park’s location in the heart of the Chicago metropolitan region has provided significant opportunities for growth and development, specifically as it pertains to the Rand Road Corridor. Multiple development proposals, the continued success of the Deer Park Town Center, as well as recent amendments/improvements to ordinances that help govern the Village, are testimony to the strength of the Deer Park market. Major state and local routes, including US Hwy 12 (Rand Road), Lake Cook Rd, and State Route 53 (Hicks Road) traverse through and around Deer Park, providing access to the Village and key destinations therein.

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Major Assets SURROUNDINGS

Neighboring Communities

Lake Zurich ~1.3 miles

Kildeer ~1.4 miles

Barrington ~1.6 miles

Residential Housing Stock Natural Amenities Deer Park Town Center Forest Lake ~1.8 miles Housing in Deer Park consists of Deer Park is known for its rural High-end 350,000 sf shopping primarily detached, two-story roots and natural charm -- pres- center located at intersection of country / manor-style homes. ent in the form of parks, regional Rt 12 and Long Grove featuring North Barrington ~1.9 miles The village is composed of single trails, and plentiful open space. over 70 retailers, restaurants, and family and limited town homes. a theater. Inverness ~1.9 miles

Palatine ~2.0 miles

Hawthorn Woods ~2.1 miles

Town Center Promenade Regional Access Deer Park Office Center Data Source: www.city-data.com Adjacent to the Town Center, is Major state and local routes in- A 90 acre office campus with the Town Center Promenade, clude US Route 12 (Rand Road), 900,000 SF of tenant space (part which is anchored by Dick’s Lake Cook Rd, State Route 53, of the 230 acre master-planned Sporting Goods. State Route 68, and Northwest Triangle area). Highway.

Hampton Inn & Suites Hotel Quality Architecture People Who Care

Situated adjacent to the Office Design Guidelines paired with the Deer Park’s staff, Plan Commis- Center, the Hampton Inn & Suites Planned Development process sion, and Village Board provide accommodates visitors and office and Village officials ensures attention to details, oversight, center needs relative to overnight high-end, unified architecture is and care to ensure only quality stays for conferences and events. present throughout the Village. establishments are built.

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Development Trends & Planning Influences

Deer Park’s location in the heart of one of the fastest growing areas of the Chicago metropolitan region has provided significant opportunities for growth and development, specifically as it pertains to the Rand Road Corridor. Many recent developments, highlighted below and on the pages that follow, are testimony to the strength of the Deer Park market.

Deer Park Town Center

The “Deer Park Town Center” - a retail “lifestyle” center developed by Poag & McEwen of Memphis, Ten- nessee - encompasses 75 acres of land on the northeast end of the triangle. This shopping center was approved for a 550,000 sq. ft. retail complex, theater, and upscale “tablecloth” type restaurants. Through a planned development zoning process the Village successfully negotiated several unique site planning concepts and amenities.

Among the unique features of this development are:

A pedestrian oriented shopping center, with a Creation of a high quality boulevard consisting small cluster of “village shops,” reminiscent of a of extensive and varied landscaped medians, traditional main street, including a central plaza parkways and gateway features for a new that can be stage for local concerts, art fairs, major collector road connecting Lake Cook markets, etc.; Road with Rand Road;

Extension of the Village’s bike path through No freestanding pole signs; the project, adding one mile to the trail system;

Clustering freestanding buildings along Rand Extensive landscape zone along Rand and Road into more pedestrian oriented and Long Grove to screen parking and create a attractive environments; high quality image for the community;

Reduction in the height and light level of poles Addition of decorative, pedestrian oriented along the periphery of the property, in addition light poles along major pedestrian paths to to maintaining low overall light levels; help create unique image; and

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Deer Park Town Center

Deer Park Business Center

Located immediately south of the shopping center, several building have been constructed in the Deer Park Business Center - an office park being developed by Hamilton Partners of Buffalo Grove, IL. This project on 90+ acres will include multi-story office buildings, in addition to an existing hotel and senior living facility.

Amenities that the Village have secured include:

Donation of 5+ acres for a new community level Extension of the Village’s bike path through park; the project (over 2.5 miles of new path);

No freestanding pole signs; Preservation of over 16 acres of wetlands;

Three-level parking structure to reduce the Extensive landscape zone along Quentin and amount of surface parking and increase open Lake Cook Roads to screen parking and create space; a high quality image for the community;

Extension of the high quality boulevard Reduction in the height and light level of established by the Town Center shopping poles along the periphery of the property, in center; and addition to maintaining a low light level.

Continental (Formerly Motorola)

The Deer Park Center area received its third major user with the approval of the Motorola office and research campus (now Continental), which will consist of four interconnected buildings totaling 880,000 sq. ft. In addition to new state-of-the-art office facilities, over 70% of this 70-acre site is preserved with enhance wetlands, native woodland savannas, lakes, and the extension of the Village bike trail system by adding one mile of trails. 8 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Development Trends & Planning Influences

Other recent developments include:

Town Center Promenade

A retail center that emulates many of the design qualities of the larger Town Center, including dedicated pedestrian paths, expansion of the Village’s bikeway system and extensive landscape features. The Promenade is located on a 15-acre site in the triangle area extending west from the intersection of Long Grove Road and Rand Road (U.S. Route 12). Dick’s sporting goods anchors the center, with other retail, household goods, and limited food businesses.

Solana Senior Living Community

The Solana Senior Living development includes 102 independent living units, 86 assisted living units, an approximate 215 residents, and 125 employees. The 200,000 square foot building is located on Lot 9 of the Deer Park Office Center, in the northwest quadrant of Hamilton Parkway and Lake Cook Road. This development has and will continue to impact Village demographics and local needs of residents. Access to the development is provided via two full ingress/egress access drives on Hamilton Parkway.

The Solana | Summer 2016

Rendering | Deer Park Crossing

Deer Park Crossing (Under Construction) Deer Park Crossing is a 236-unit luxury, multifamily development. The clubhouse and first series of units will be move-in ready in summer 2017 and the entire project will be complete in fall 2018. Located at the southwest corner of Deer Park Boulevard and Field Parkway, just north of Lake Cook Road, Deer Park Crossing will offer residents easy access to a dynamic mix of shopping, dining, recreation and entertainment options. The community is adjacent to Deer Park Town Center.

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Development Trends & Planning Influences (continued)

Economic Factors and Market Considerations

Deer Park’s ability to continue to expand its economic base is constrained by its limited trade area, encompassing parts of Cook and Lake Counties, and increasing development activity along Rand Road in adjacent communities. The recently completed projects mentioned previously represent approximately 70% of the total land within the “triangle.” The remaining development parcels must now compete with existing projects in Deer Park, as well as in other nearby communities.

Rand Road provides good access to markets to the north, which are experiencing expanded commercial activity at Rand Road and Route 22 in Lake Zurich. To the south, west and east, competing commercial areas are a 10 to 15-minute drive from the Village. Other factors impacting the development potential in Deer Park are changes in retailing and e-commerce. The proliferation of “big box” retailers occupying buildings of 50,000 to over 100,000 square feet of floor area in stand-alone facilities or larger shopping centers, referred to as “power centers,” have resulted in overbuilding in certain markets.

Given the location of Deer Park’s limited trade area and current oversupply of large retail centers and suburban office parks, a new major regional level shopping center or office park in Deer Park is not likely a reasonable expectation. However, the commercial potential along Rand Road cannot be overlooked. Furthermore, the annexation of properties west of Rand Road, currently in Kildeer and unincorporated Lake County, and the development of a future public road connecting Deer Park Boulevard and Plum Grove Road is key to The Solana | Summer 2016 ensuring a safe and efficient flow of public vehicular traffic to parcels and positive economic development of sites herein. The public road is necessary for the safe and efficient flow of public vehicular traffic which will help alleviate traffic congestion on Rand Road and in turn benefit the businesses along the Rand Road -cor ridor. Said public road should meet all Village construction standards as they relate to structure and depth but said standards should remain flexible with regards to width and setback requirements to create positive economic development along the Rand Road corridor.

The key planning issue for Deer Park is to identify its niche in an area of increasing competition and declining number of big box retailers, which results in a development that maintains and is reflective of the Village’s high quality residential image.

The key planning issue for Deer Park is to identify its niche in “ an area of increasing competition and declining number of big box retailers, which results in a development that maintains and is reflective of the Village’s high quality residential image. “ *** See full Economic Market Report in Chapter 4: Market Assessment

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Development Trends & Planning Influences (continued)

Trends with Mixed Use Centers

Mixed-use projects strengthen the market for and economic performance of all uses within the project in that they are mutually supportive and more successful than if they were freestanding. Mixed-use projects also provide joint and shared market opportunities and are helpful to business and property owners during periods of cyclical demand for a particular use. Mixed-use centers also provide lifestyle choices for an increasing number of people seeking to “downsize” by moving from their single family home into higher density housing in or near attractive village centers that provide opportunities for entertainment and daily convenience needs.

This is now evident in the current national trend in renovating existing centers by making them architec- turally appealing, pedestrian friendly, and turning them into mixed-use community centers. Even regional malls now seeing the loss of their competitive edge are examining ways to become true town centers in order to survive (e.g. Randhurst Village Center in Mount Prospect IL). The aim of this new trend is to diversify and create more reasons for people to visit - add enough complementary, traffic-generating uses (i.e. day- care, play-care, senior citizen and teenager centers, government offices, libraries, offices, housing, hotels) to achieve a mixed-use synergy needed to create a “Main Street” atmosphere.

Other comparable projects with mixed-uses, including high-density multiple-family development, are occurring in the new village centers in the Villages of Lincolnshire, Northbrook and Deerfield IL. The condominiums at “Lincolnshire Village Green” provide an upscale living environment near shopping, offices and municipal center. Northbrook is considering a nine story, 347-apartment complex with a 102,000 square-foot retail component, which will be anchored by a Mariano’s Fresh Market.

The recent Northbrook project, called NorthShore 770 (rendering below), is one of several mixed- used projects under way or being planned in the northern suburbs amid a strong suburban apartment market and a retail market. Regency Centers Corp. and Focus Development Inc. are also transforming a 20-acre site in Glenview, for example, with a new Mariano’s and apartments. Other developers are propos- ing mixed-use deals in Morton Grove and Lincolnwood.

Commitment to Open Space + Enhancement of Parks / Trails Rendering of NorthShore 770, a 347- unit apartment project slated to debut in a Northbrook, IL mixed-use development.

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Development Trends & Planning Influences (continued)

The Village of Deer Park has and continues to have a long-standing commitment to maintaining the open space character of the community by encouraging the preservation and enhancement of natural plant and wildlife habitats. Additionally, ensuring that existing and future parks meet the recreational and educational needs of Deer Park residents with respect to bike paths, nature trails, soccer fields, picnic areas, etc. is also important. For more information please refer to Deer Park’s 2014 Compre- hensive Park Plan Update.

The abundance and preservation of open space and native landscaping in Deer Park provides lush buffers between uses and green vistas along roadways and throughout the Village.

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Chapter 2 General Development Plan

The BIG Picture

Long range planning for the Village of Deer Park must be understood within the context of its position in both the region and in proximity to its neighbors. Deer Park’s long term growth is influenced by many factors that rely on geography and proximity, including the primary roadway system, retail concentrations of various types (neighborhood, community, and regional centers), and regional open spaces and trail systems. The purpose of the ‘General Development Plan’ is to relay the basic planning and development principles that form the organizational structure for existing and future development in Deer Park. This chapter focuses on the basic, physical organizational characteristics of the Village and surrounding areas that will provide guidance for the development of more specific opportunities and plans.

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Land Use Categories and Guiding Principles

The initial Land Use Plan* for the Village of Deer Park was based upon various kinds of informa- GUIDING PRINCIPLES tion regarding Deer Park’s vision, physical conditions, and economic characteristics both now Accessibility and in the future. To synthesize these factors, Ensure the relationship between “func- the following planning principles or guidelines, tion” and “capacity” of the road network listed at right, were applied to the organization to serve adjacent land uses. For exam- and location of future land use types listed be- ple, higher intensity uses like shopping low and expanded upon on the following page: centers which generate high amounts of traffic are oriented to arterial roads. • Low Density/Single Family Residential • Town Center Commercial Minimize Land Use Conflicts • Mixed Use Ensure there are compatible relation- • General Commercial ships between different land use types • Business Park / Office / Research through the application of transitional • Recreation / Public Open Spave use categories, buffers and screening. • Conservation / Private Open Space • Institutional Natural Resource Preservation Encourage the preservation and sensitivity to natural resources, such as flood plains, wetlands, wildlife habi- *See Appendix (pages 71-72) for Existing Land Use Plan tats, and woodlands.

Community Goals & Objectives Consider community goals and objectives as reflected in the vision statement and policy recommendations expressed by officials and through Vil- lage ordinances.

Intergovernmental Boundary Agreements Create long-term growth plans that respect previously established intergovernmental agreements and plans with adjacent municipalities.

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FUTURE LAND USE PLAN

What is the Future Land Use Plan? The Future Land Use Plan provides Village officials and other in- terested parties with an understanding of what exists and what Deer Park should look like in the future. It is a planning tool and a statement of land development policy which directs the growth of the Village. It serves as a long-range guide for describing the general types of uses that Village officials have determined are necessary and consistent with its vision and goals for the community, while reflecting market realities. (Note: The recommended uses are not a direct, immediate indication of the appropriate zoning regulations that apply to a specific parcel of land.)

The Future Land Use Plan (Exhibit 1 - Page 17) identifies locations within the Village for the variety of land uses that will make the community a vital and attractive place to live, work and operate a business. The land use classifications provided below and illustrated on Exhibit 1 are intended to be a guide to subsequent zoning decisions for vacant lands and potential redeveloped areas of the Village.

FUTURE LAND USE PLAN CATEGORIES: The purpose of the following land use categories is to provide for a rational and gradual transition between different areas of the community, while allowing for a variety of land uses necessary to ensure the development of a balanced community. All recommended residential densities described below are based upon the “gross buildable acreage” or “net acreage” of a site. The gross buildable part of the land is determined by subtracting those portions of the property which cannot or should not be developed due to flood plains, wetlands, poor soils, protected wildlife and natural areas, and woodland areas. The land use categories described below are illustrated on the Future Land Use Plan Map (Exhibit 1).

Low Density, Single Family Residential

Not to exceed 1.0 dwelling unit per gross buildable (net) acre. The Low Density Residential land use category represents the predominate pattern of large-lot, detached single family residential developments within the Village, to preserve the natural features of the land, such as the wetlands, woodlands and other vegetation or wildlife habitats worthy of protection, and to maintain the semi-rural character of Deer Park. Public sewer and water service is not required for development in this category. All parcels smaller than one (1) gross buildable acre should be served by public water and sewer.

Senior Housing

This land use category applies to land designated for senior and assisted living/housing (i.e. the Solana).

Town Center Commercial

This category describes the location of the Deer Park Town Center, a mixed-use commercial development, encompassing the Town Center retail development at the northeast end of the “triangle,” consisting of a mix of retail shops, sit-down type restaurants, office service and entertainment uses.

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Mixed Use

This category promotes the redevelopment of the “triangle area” as envisioned on the Deer Park Center Master Plan for a mix of uses. This use category is intended to encourage an integration of residential, retail, and office uses under a planned development process which encourages creativity in site planning by allowing flexibility in lot and building arrangements and the mix of uses on a parcel.

General Commercial

The General Commercial land use category provides for retail, dining and entertainment establishments which offer a wide range of goods and services in locations which abut or front, and have access to, either directly or via frontage roads, heavily traveled major arterial roads. The purpose of this category is to provide for commercial activities which require large land areas, are oriented to the automobile, and do not depend upon adjoining uses for reasons of comparison shopping and pedestrian trade.

Business Park / Office / Research

This land use category provides for a compatible mixture of office, research, high technology, and hospitality and senior residential uses located near, and with principal access from, major arterial corridors. Limited retail and restaurants may be allowed as an accessory use. Most of the land in this category is developed as the Hamilton Business Park. The intent of this category is to require a master site plan approach for the planned development of large parcels incorporating high quality design standards for building, landscaping and signs. These areas shall be served by public water and sewer utilities and well buffered from adjacent residential uses.

Recreation/Public Open Space

The Public Open Space/Recreation category includes existing public open space and recreation facilities owned or operated by the Village of Deer Park, existing natural areas and wildlife habitats owned by Lake County Forest Preserve District.

Conservation/Private Open Space

This category identifies lands sensitive to development which contain unique environmental characteristics that should be preserved. These characteristics include: wetlands, floodplains, woodlands and prairies. In addition to their sensitive nature, these areas also provide the Village with such natural functions as flood storage and conveyance, pollution control, and wildlife habitats.

Institutional

This land use category applies to those public lands used for Village administrative and educational facilities.

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Exhibit 1 | Future Land Use Map LOW DENSITY RESIDENTIAL | 1DU PER ACRE LOW SENIOR HOUSING GENERAL COMMERCIAL CENTER COMMERCIAL TOWN / OFFICE RESEARCH BUSINESS PARK INSTITUTIONAL MIXED USE / PUBLIC OPEN SPACE RECREATIONAL OPEN SPACE / PRIVATE CONCERVATION BOUNDARY VILLAGE LAND USE CLASSIFICATIONS LAND USE CLASSIFICATIONS NOVEMBER 2014 | TESKA ASSOCIATES, INC. TESKA ASSOCIATES, 2014 | NOVEMBER LEGEND |

VILLAGE OF DEER PARK COMPREHENSIVE PLAN COMPREHENSIVE UPDATE OF DEER PARK VILLAGE QUENTIN RD QUENTIN KILDEER KILDEER CUBA RD LONG GROVE RD LONG RD LAKE COOK CEDAR ST CEDAR LAKE ZURICH LAKE ZURICH

RAND RD US 12 DEER PARK DEER PARK

ELA MARSH ELA MARSH ELA RD CTY V57 CTY RD ELA N S E L I M CUBA MARSH CUBA CUBA MARSH CUBA 1 5 . 0 BARRINGTON BARRINGTON 0 NORTH BARRINGTON NORTH NORTH BARRINGTON NORTH V D I P V Map Land Use Future

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DEER PARK CHARACTER ZONES

The following character zones further define the unique aspects of the Village’s position in the region and achievements.

REGIONAL CORRIDORS BUSINESS NODES SHOPPING NODES

Rand Road serves as a regional Located immediately south of Deer Park Town Center, a mixed corridor that with it brings the the shopping center is the Deer use commercial development, existing presence and future Park Business Center - an office encompassing 75 acres of land opportunity for large-scale, au- park developed by Hamilton is situated on the northeast end to-oriented businesses. Commer- Partners. This project, on 90 of the “triangle.” Included within cial developments and shopping acres, includes 800,000 sq. ft. of this development is a retail com- centers, such as the existing Town office space and 80,000 sq. ft. plex with high-end retail shops, Center, are ideally situated at con- of hotel, i.e. the Hampton Inn & sit-down type restaurants, and centrated ‘nodes’ or intersecting Suites. Abutting the site on the a theater. The Town Center major roads. These areas maxi- northwest corner of Hamilton Promenade, located adjacent to mize the connections between Parkway and Lake Cook road is the DPTC along Rand and Long uses as well as take advantage the planned four story, 200,000 Grove is the second largest retail of the dynamics created by the square foot Solana Senior Living lifestyle center in the Village and proximity to offices, restaurants, Community. is anchored by Dick’s sporting employment activities, and ac- goods. cess routes.

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DEER PARK CHARACTER ZONES

COMMUNITY GATEWAYS OPEN SPACE + CONNECTIVITY KEY DEVELOPMENT AREAS

The primary gateway to Deer Park Strong connections are vital for There are several specific areas is located at the intersection of maintaining a strong, cohesive that are noted due to their special Rand Road and Lake Cook. Con- Village while unifying the entire significance to the Village and will tinuing north on Route 12, the community. Connections take be given special attention in this expansive landscape buffer along the form of streets, bike paths, update to the comprehensive Rand Road paired with the mason- environmental corridors, way- plan. Each of these development ry, monument signs at each of the finding signage and branding to opportunity areas will receive Town Center’s turn-in entries fur- connect them. Deer Park is well particular attention for redevel- ther establish this as not only the located and within proximity to opment strategies, land use and gateway entrance but gateway major local and regional open zoning recommendations and corridor. Through the Planned De- spaces and trails that provide con- will be expanded up on in later velopment process the Village has nectivity within the Village and to chapters. instilled a sense of place and road- the region. Existing and proposed • Parcels along Rand Road side character via the placement bike paths provide connections • Area north of Hampton Inn of landmark buildings, lush land- where streets cannot. Connec- adjacent to the future Senior scaping, and attractive facades. tions and wayfinding should be Living Center ‘The Solana at The entry point and landscaped strengthened within the Village, Deer Park’ median located on Quentin via trails and branded signage, as • 90 North Property near Rand, serves as a second- well with adjacent communities. ary gateway.

19 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Municipal Services and Public Facilities Plan

INFRASTRUCTURE PUBLIC SAFETY EDUCATION PARKS AND REC

20 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

INFRASTRUCTURE

All single-family residential development within the Village of Deer Park currently operates through the use of private wells and on-site septic systems. While this situation may be adequate for residential areas, Village officials recognized that without a central sewer and water system the development of the “triangle” area cannot proceed. With significant new development proposals under consideration in the early 2000s, the Village of Deer Park, property owners and other governmental agencies worked together to devise a plan to insure that development within “triangle” area can be supported with public sewer and water utilities.

Water Deer Park receives Lake Michigan water for the Triangle area through an agreement with the Village of Palatine approved in 1999. At that time, most of the Triangle area was eligible for water service and 320,000 gallons per day (GPD) was allocated to Deer Park customers. In 2013, the Agreement was amended to include those parcels not previously eligible for service in the original Agreement, and an additional 25,000 GPD were allocated to Deer Park. Users must be within the corporate limits of Deer Park to be a customer. Otherwise, wells are an alternative. Presently there appears to be sufficient water allocation to serve current and future customers, but if future development brings high water users, an additional allocation should be pursued.

Sewer The Village secured an agreement with the Metropolitan Water Reclamation District of Greater Chicago for sewer service for all potential development within the “triangle.” In 2014 the Village entered into an agreement with Lake County Public Works Department to service the sanitary sewer system.

An updated ‘Sanitary Sewer Atlas’ is provided on the following page, which notes detailed locations of lift stations and sewer mains for the Deer Park Town Center, Promenade, Hamilton Business Park, and all other development within the triangle. The current sewer system meets the needs of existing development located herein. Prior to additional future development or changes to system demands herein, the locations and capabilities of lift stations and overall sewer system servicing the triangle area will require review and consultation with Village engineers to ensure demand can be met.

Septic maintenance is required for all septic systems. In addition to the usual pumping required for the tank, homeowners with aerator systems are required to have their aerator inspected every six months.

21 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Village of Deer Park Sanitary Sewer Atlas

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22 V V 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

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M 9 E 2 B 3 T 6 E S x 2 R 4 : 23 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Financing Infrastructure Improvements

The financing plan used to pay for the extension of major utility lines and various road improvements consists of a Special Service Area District for only those properties in the “triangle” area. A special tax was levied against those properties that will receive the benefits from the infrastructure improvements. The additional revenues generated by new development will fund 100% of the development related costs, including direct developer contributions. Development within the “triangle” will not result in additional taxes to residents of the Village. Adherence to the development principles of the Comprehensive Plan, and conservative fiscal policy, has continued to allow the Village of Deer Park to provide essential municipal services without the imposition of a Village property tax.

In addition to the provision of utilities, Village officials had to address increasing financial burdens of providing administrative, police, fire and public works maintenance services to new development as envisioned on the Plan for the “Deer Park Center” area. Expanded services are financed from new development within the “Deer Park Center” area, generating revenues sufficient to support the municipal services required by it. In response, the Village expanded its police services and hours of coverage through a contractual arrangement with Lake County Sheriff. In early 2000 the Village Hall was established in its first permanent facility, occupying the farm house that is part of the Vehe Centennial Farm acquired by the Village.

PUBLIC SAFETY

Police Fire Deer Park is policed by the The Lake Zurich Fire Protec- Lake County Sheriff depart- tion District provides service ment. The contract, which to the Village of Deer Park; this was approved in November includes fire protection and 2011, includes 24-hour cov- ambulance/paramedic ser- erage in the residential areas vice. Fire Station #4 is one of and 17-hour coverage in the two fire houses that are locat- commercial areas. The Vil- ed outside Lake Zurich’s bor- lage is seeking a long term ders. This station is in Deer relationship with the Lake Park, but serves a portion of County Sheriff’s Department Lake Zurich. There are four for continued service. fire stations total.

24 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

EDUCATION

Library Schools The Village of Deer Park is Residents of Deer Park are Barrington School District #220 served by the Barrington served by two public school Barrington High School Area Library and the Ela Area districts; Barrington Commu- 616 West Main Street Library. The Barrington Area nity School District #220 and Barrington, IL 60010 library, which includes a Lake Zurich Community School Barrington Middle School book dropoff point at Char- District #95. Private schools in- 40 Dundee Road lie Brown Park, is located at clude St. Francis DeSales Cath- Barrington, IL 60010 505 N. Northwest Highway in olic, St. Viator Catholic High Arnett C. Lines Elementary School Barrington and was renovat- School, Carmel High School, 217 Eastern Avenue ed in April of 2013 to update St. Matthew Lutheran School, Barrington, IL 60010 the 1970s-era building into and St. Anne Catholic School. Lake Zurich School District #95 a 21st century community Day-care and early education space. The Ela Public Library is provided by Bright Horizons. Lake Zurich High School 300 Church Street is located just off of Old Rand Colleges in the area include Lake Zurich, IL 60047 Road at 275 Mohawk Trail in the College of Lake County Lake Zurich Middle School Lake Zurich. Renovations are (Community College District South 435 W. Cuba Road planned between 2014-2015. #532), located in Grayslake, and Lake Zurich, IL 60047 William Rainey Haper College Isaac Fox Elementary School (Community College District 395 W. Cuba Road #512), located in Palatine. Lake Zurich, IL 60047

25 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

PARKS AND RECREATION

* Please refer to the ‘2014 Comprehensive Park Plan Update’ for a detailed analysis of Deer Park’s parks, trails, passive and active open spaces.

“The Vision for the Vehe Farm property is that it is a functioning asset of the Village for the use and enjoyment of the residents in recreation, in learning and in hosting community events that build community spirit while meeting the financial objectives of the Village”. - Vehe Barn Vision Statement

Vehe Barn

Parks Location Amenities

1 Bramble Park 22454 Bramble Lane wetland

soccer field, tot lot, tennis courts, and 2 Chapel Hill Park 21585 Chapel Hill Drive parking

baseball field, basketball court, soccer field, 3 Charles E. Brown Park 23125 Long Grove Road tot lot, tennis courts, benches, walking trails, pond, and parking basketball court, tot lot, tennis courts, 4 Dover Pond Park 20347 Wallingford Lane benches, and parking (drainage concern)

5 Ferndale Park 23072 Circle Drive open space, rain garden

6 Hamilton Estates Park 21707 Inglenook Lane open space, tot lot

soccer field, baseball field, tot lot, benches 7 Michael D’Angelo Park 20365 Rue Jardin and walking trail

8 Old Farm Road Park 22020 Old Farm Road walking trails, benches and a tot lot

soccer field, pond, benches and walking 9 Peterson Park 22922 Corners Drive trail

10 Squires Park 23410 Mallard Court pond, benches

11 Swansway Park 20777 Landmark Lane native wetland plantings

walking/bicycle trail, a baseball field and 12 Town Center Park 21880 Field Parkway parking soccer field, pond, wetlands, butterfly gar- 13 Vehe Farm Park 23570 Cuba Road den, walking trails, parking, and the Village Board meeting room

26 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Municipal Boundary Agreements

The ultimate development of Deer Park as envisioned on the Future Land Use Plan (Exhibit 1, pg 17) is subject to many factors, key among which is that several sites remain under the jurisdiction of Lake County. While the Village has been successful in expanding its boundaries with the approval of the Deer Park Business Park and Motorola campus, the ability of Deer Park to fully implement its objectives, particularly for the “triangle” area, is dependent upon the annexation of several key sites.

As exhibited on the Future Land Use map, (Exhibit 1) there are limited areas within Deer Park’s planning area that could be annexed to the Village. Many of these sites are either existing subdivided properties, or properties that offer limited development potential, with the exception of the “triangle” area. As provided for in the boundary agreement with the Village of Kildeer adopted in 2003, all properties on the west side of Rand Road will ultimately be controlled by the Village of Deer Park, with the properties east of Rand Road to be under the jurisdiction of Village of Kildeer. Properties currently within the Village of Kildeer west of Rand Road will be de-annexed per the agreement, and properties currently in Deer Park east of Rand Road will also be de-annexed. Pursuing the potential annexation of parcels on the west side of Rand Road is a high priority for Deer Park, as is the creation of a public road to connect properties / parcels located between Deer Park Boulevard and Plum Grove Road.

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28 Village of Deer Park, Illinois Deer Park Center Master Plan LEGEND | COMPONENTS AND SURROUNDINGS OF DEER PARK CENTER

ROADWAYS OPPORTUNITY SITES RIGHTIN / RIGHTOUT

EXISTING/ PLANNED BIKE TRAILS WETLAND EXISTING / PROPOSED FULL ACCESS

LONG GROVE NORTH “A” PROPOSED BIKE TRAILS LAKE / OPEN WATER EXISTING SIGNAL MIXED USE * SITE AREA: ~5 ACRES EXISTING BUILDING OPEN SPACE POTENTIAL/FUTURE SIGNAL USE OPTIONS Commercial / O ce

* This site caters to o ce and commercial uses Town Center Promenade based on its high visibility and access from Rand and/or Quentin Rd.

RAND RD US 12 RAND ROAD NORTH “A” RAND ROAD NORTH “B” MIXED USE * MIXED USE * LONG GROVE NORTH “B” SITE AREA: ~ 8 ACRES SITE AREA: ~36 ACRES RESIDENTIAL* LONG GROVE ROAD SITE AREA: ~3 ACRES USE OPTIONS USE OPTIONS Commercial / O ce / Restaurant Commercial / O ce / Restaurant USE OPTIONS Deer Park Town Center Multi-Family Residential * This site should incorporate a mix of complimentary uses that cater to a high-scale shopping experience 2014 DEER PARK COMPREHENSIVE PLAN UPDATE for both pedestrian and motorists. Site should include thoughtfully planned access and internal * This site oers the opportunity to diversify Deer circulation to reduce potential congestion along Rand Road. Public trails that connect to existing trails Park’s residential housing base. Special for use by pedestrians and bikes must be incorporated within future developments herein. The future consideration should be given to preservation of public road connecting Deer Park Boulevard to Plum Grove Road will ensure equal access to sites A and surrounding natural areas and open space as B and the development of parcels therein. Construction of the public road will meet Village standards well as the continuation of trails and bike paths. while allowing exibility of width and setbacks to create positive economic development to the site. P QUENTIN RD UB LI A C RO AD

TO B E B HAMILTON PARKWAY “A” U RAND ROAD SOUTH IL MIXED USE / OFFICE * T COMMUNITY GATEWAY * SITE AREA: ~18 ACRES SITE AREA: ~14 ACRES

FIELD PARKWAY

USE OPTIONS Y USE OPTIONS Deer Park O ce Center A B A D W O O ce / Hotel / Multi-Family Residential K Signature Hospitality /Commercial R

A E R

P V O ce / Restaurant / Hotel O N

* Interior development site along Field Parkway is O

G R T

I M

ideal for o ce and mult-family residential uses M U

L * This site serves as a community A

H P with perhaps another hotel pending demand. Hampton Inn & Suites 90 North (Continental) gateway, and as such, should incorporate open space accent

Solana Senior Living BOULEVARD DEER PARK features, landscaping, grading, and HAMILTON PARKWAY “B” landmark buildings. COMMERCIAL SITE AREA: ~ 1 ACRE

USE OPTIONS LAKE COOK ROAD Commercial (Bank Facility) Chapter 3 Conceptual Master Plan UPDATED MARCH 2017 | TESKA ASSOCIATES, INC. N SCALE 0 0.25 0.5 MILES VILLAGE OF DEER PARK COMPREHENSIVE PLAN UPDATE Introduction

In 1997 the Village embarked on a "visioning" process as a method to understand existing conditions, trends and future opportunities. The Village of Deer Park's visioning effort was directed toward the preparation of a preferred redevelopment scheme for the "Deer Park Center" area. The conceptual development vision plan for the Deer Park Center is a long-range guide or "blueprint" for determining the quality and character of development that will likely take place in the Village of Deer Park over the next ten years. This plan update for the “Deer Park Center” area builds on the principles and design guidelines of previous plans, integrates Deer Park’s accomplishments in attracting high quality retail and office uses, extensive open space and trail systems, and responds to new market realities.

29 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Deer Park Center Master Plan

The Deer Park Center Master Plan (Exhibit 2, pg 33) provides the Village with a sound foundation upon which redevelopment activities, negotiations, promotion, and potential land acquisition can be based. The illustrative Master Plan for the Deer Park Center describes the principal land uses, traffic circulation, road access, pedestrian oriented public and private spaces, and design principles that serve as guidelines for future development. The Master Plan is not an inflexible statement of a specific development scheme that must be strictly adhered followed. It is an example of one possible approach that satisfies the planning principles set forth in this Plan.

Maintaining the high quality “Deer Park Center” brand identity should be continually reinforced by ensuring all development contributes to creating a “sense of place,” – a central place with a strong image and purpose. The “Deer Park Center” plan is based on Village goals and objectives as expressed in the vision statement, and the assessment of development trends and market limitations.

GENERAL LAND USE STRATEGY

The development of the Town Center, Hamilton Business Park and Conti- nental campus (previously Motorola) have established the character and quality of development, as well as defined the market opportunities for remaining parcels. The opportunity for a significant amount of new retail and large scale office use is limited, requiring a land use strategy that seeks to provide a balanced range of complimentary land uses, that when considered in aggregate, will achieve the original goals of the 1997 plan to develop the triangle area as a mixed-use center that will be a high quality destination. “Mixed-use development” is defined as including three or more revenue-producing uses such as retail, office, residential, hotel, recreation, and entertainment that are functionally and physically integrated with pedestrian activities under a unified development plan. The implementation of this plan will require amending the current Planned Development zoning to permit residential uses at higher densities.

In each of the land use options presented on the Deer Park Center Mas- ter Plan, emphasis is placed on maintaining generous landscape setbacks from all major roads, with the incorporation of a substantial amount of open space to maintain a “pastoral” theme that blends with the rural character of the Village. The overall pattern of land uses as recommended on the plan map for Deer Park Center consists of five major components – Rand Road, Lake Cook Road, Long Grove North, Quentin Road and Open Space/Green- way System - all fully integrated into a unified and sustainable development.

30 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Rand Road Corridor The land use strategy for the Rand Road corridor has and will continue to encourage high quality commercial development that is well landscaped and attractively designed and planned to project a positive image on Rand Road, building on the quality image presented by the Town Center. The vision for the remaining Rand Road frontage, south of the Town Center, is to divide it into three districts or zones. The two northernmost zones, between Deer Park Boulevard and Plum Grove Road could accommodate a "big box" retail store, auto dealership, hotel, smaller retail stores, offices, day care, and restaurants. The southern zone is planned for a “landmark” quality commercial (office/retail/ hotel) development that should be designed as a "showcase" project to serve as a “gateway” to Deer Park. The planned public road connecting these parcels between Deer Park Boulevard and Plum Grove Road is key to ensuring and supporting positive economic development of remaining parcels.

Lake Cook Road Corridor Maintaining the overall character of the Lake Cook Road corridor as a high quality, open space image, established through the design standards approved for the Hamilton and Motorola projects, is of primary importance. Remaining parcels should offer a continuation of high quality business/office uses. In response to market conditions and trends over the past 10+ years, recommended land uses for the Hamilton Business Park now include mixed-use options, allowing for consideration of small scale, accessory retail or restaurant uses part of office projects, and high density multiple-family buildings. Providing alternative housing opportunities for residents of Deer Park, corporate executives and other employees of nearby offices, in proximity to family and work, would satisfy local needs, as well as meet regional “smart growth” objectives to create a better balance between jobs and housing. De- veloping a part of this area residentially will reduce the number of auto trips to commercial or office projects and enhance the customer base of local business in the Deer Park Center. The approval of the Solana senior living community was the first departure from the limited use business park. Extensive landscaping, setbacks, water features, low signs and other amenities have been used to establish a high quality character.

Long Grove Road North Large wooded areas, wetlands, steep slopes and ravines associated with a small tributary creek dominate the character of the land use strategy for the part of the “Deer Park Center” north of Long Grove Road. This site commonly referred to as the “Little Triangle” is intended to serve as a transitional area, permitting lower intensity uses and requiring extensive open space preservation. Land on the north side of Long Grove is appropriate for low intensity commercial business/office sites, and multiple-family uses. A "village/ civic center" area is an alternate use for this area to provide for a mix of uses which cater to the everyday needs of Deer Park residents, such as a day care center, health care, medical offices, Village administrative facilities, and convenience oriented retail uses.

Alternative uses that would benefit from proximity to high quality scenic open spaces, and would require less land coverage due to limited surface parking demand, include high-density residential and senior living developments. Each of these uses would provide high quality housing options for residents seeking to stay within the community, and for employees of the corporate offices located south of Long Grove Road. Each of the development options is consistent with the existing design requirements of the current Planned Development zoning, with the exception of potential residential uses. 31 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Quentin Road Corridor Serving as the transition between the more intensively developed areas of the triangle and single family neighborhoods, the Deer Park Center plan recommends lower intensity land uses and building heights along the Quentin Road corridor that are compatible with residential areas to the west. Buildings adjacent to Quentin Road should not exceed three stories, with taller heights allowed if buildings are setback at greater distances than required, and shall provide extensive landscaped berms within the required 100-foot minimum setback zone. Light levels and glare should be kept at the lowest illumination level practical, with the use of flush mounted light fixtures, shields, and reduced pole heights.

Open Space/Greenway System Preservation of several large wetland areas and their interconnection with other stormwater reten- tion areas and bike trail system through an extensive greenway is integral to and provides the framework around which the Village’s land use strategy is developed. It is this system of open spaces and trails that provides the appropriate balance between developed and non-developed lands, in a manner consistent with the low intensity, rural countryside character of the Village, as well as providing recreation access for Village residents. (Please refer to the Deer Park Comprehensive Park Plan Update for more information relative to parks and Village-wide planning efforts)

Other Land Use Strategy Recommendations The location and expansion of Village administrative facilities, currently housed in the Vehe home building, was identified by several community leaders as important to the long-term successful provision of Village services and accommodation of residents in adequate meeting spaces. Although no specific location has been determined, stakeholders identified options including the reuse and conversion of Vehe farm building, and possible relocation to another site. If relocated, a site within the Deer Park Center area would provide the greatest opportunity to both build on this area as an important destination within the community with open space, trails, and businesses nearby. Fur- thermore, activity generated by Village Hall functions would bring more potential customers in close proximity to local businesses.

The success of Deer Park Center is dependent upon a developer’s ability to assemble large tracts of land, to create a master plan, sell off parcels to be developed by others in accord with the master plan if necessary, and execute a development timetable that ensures that each area is developed in a continuous sequence. To achieve this, the Village should take a proactive position through such actions that will facilitate this process, including overcoming utility service hurdles, assistance in financing improvements and achieving cooperation among major landowners, and zoning incentives in return for more open space and the assembly of larger parcels. The public roadway that links Deer Park Boulevard to Plum Grove Road speaks to this effort. A public road provides much needed cross access and is in the best interest of the Village to ensure viable economic development.

32 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

EXHIBIT 2 | Deer Park Center Concept Plan RIGHTIN / RIGHTOUT EXISTING / PROPOSED FULL ACCESS EXISTING SIGNAL SIGNAL POTENTIAL/FUTURE gateway, and as such, should gateway, accent open space incorporate and grading, landscaping, features, buildings. landmark RAND ROAD SOUTH RAND ROAD * COMMUNITY GATEWAY SITE AREA: ~14 ACRES OPTIONS USE Hospitality /Commercial Signature / Hotel O ce / Restaurant * This site serves as site a community * This RAND ROAD NORTH “B” NORTH RAND ROAD MIXED * USE SITE AREA: ~36 ACRES OPTIONS USE / O ce / Restaurant Commercial UPDATED MARCH 2017 | TESKA ASSOCIATES, INC. TESKA ASSOCIATES, 2017 | MARCH UPDATED VILLAGE OF DEER PARK COMPREHENSIVE PLAN COMPREHENSIVE UPDATE OF DEER PARK VILLAGE LAKE / OPEN WATER LAKE / OPEN OPPORTUNITY SITES OPEN SPACE WETLAND N

E L U P M

D A O R E V O R G L I M 5 . 0 for both pedestrian and motorists. Site should include thoughtfully planned access and internal and internal should include thoughtfully planned access Site both and motorists. pedestrian for existing trails that to connect trails Public along Rand Road. congestion potential reduce to circulation future The herein. developments within future be incorporated must pedestrians and bikes use by for A and sites to access equal will ensure Road Plum Grove to Boulevard Deer connecting Park public road standards will meet Village of the public road Construction therein. of parcels B and the development the site. to development economic positive exibility create while allowing of width and setbacks to RAND ROAD NORTH “A” NORTH RAND ROAD MIXED * USE SITE AREA: ~ 8 ACRES OPTIONS USE / O ce / Restaurant Commercial * This site should incorporate a mix of complimentary uses that cater to a high-scale shopping experience shopping experience a high-scale to a mix of complimentary uses that cater should incorporate site * This B 5 2 . 0 EXISTING BUILDING ROADWAYS EXISTING/ PLANNED BIKE TRAILS EXISTING/ PLANNED BIKE PROPOSED BIKE TRAILS LT UI E B B TO D OA R IC L B U P A COMPONENTS AND SURROUNDINGS OF DEER PARK CENTER AND SURROUNDINGS OF DEER PARK LEGEND | COMPONENTS 0

90 North (Continental) DEER PARK BOULEVARD PARK DEER SCALE

RAND RD US 12 LAKE COOK ROAD LAKE COOK Deer Park Town Center Town Deer Park FIELD PARKWAY

Hampton Inn & Suites Hampton

T L I M A

H LONG GROVE ROAD GROVE LONG Town Center Promenade Center Town Solana Senior Living

Deer Park O ceDeer Park Center QUENTIN RD QUENTIN ideal for o ce and mult-family residential uses residential and mult-family o ce ideal for pending demand. another hotel with perhaps HAMILTON PARKWAY “A” PARKWAY HAMILTON MIXED / OFFICE * USE SITE AREA: ~18 ACRES OPTIONS USE Residential / Multi-Family O ce / Hotel “B” PARKWAY HAMILTON COMMERCIAL SITE AREA: ~ 1 ACRE OPTIONS USE (Bank Facility) Commercial based on its high visibility and access from from based on its high visibility and access Rand and/or Quentin Rd. Park’s residential housing base. Special housing base. residential Park’s of preservation to should be given consideration as and open space areas natural surrounding paths. and bike of trails as the continuation well * Interior development site along Field Parkway is Parkway along Field site development * Interior * This site caters to o ce and commercial uses and commercial o ce to caters site * This MIXED * USE SITE AREA: ~5 ACRES OPTIONS USE / O ce Commercial RESIDENTIAL* SITE AREA: ~3 ACRES OPTIONS USE Residential Multi-Family LONG GROVE NORTH “A” NORTH GROVE LONG “B” NORTH GROVE LONG * This site oers the opportunity oers Deer site diversify * This to 33 Village of Deer Illinois Park, Village Plan Master Center Park Deer 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

EXHIBIT 3 | Future Water Demand RAND ROAD SOUTH RAND ROAD SITE AREA: ~14 ACRES Feet 30,000 Square RETAIL: 30,000 sf (0.10)=3,000 GPD Conversion: Feet OFFICE: 112,500 Square 112,500 sf (0.10)=11,250 GPD Conversion: DEMAND: ~14,250 GPD WATER TOTAL RAND ROAD NORTH “B” NORTH RAND ROAD SITE AREA: ~ 36 ACRES TOTAL Feet 70,000 Square RETAIL: 70,000 sf (0.10)=7,000 GPD Conversion: Feet OFFICE: 30,000 Square 30,000 sf (0.10)= 3,000 GPD Conversion: Feet DEALER: 60,000 Square AUTO 60,000 sf (0.14)= 8,400 GPD Conversion: RESTURANTS: Feet 18,000 Square 18,000 sf (0.85)= 15,300 GPD Conversion: DEMAND: ~33,700 GPD WATER TOTAL Remaining Sub-Total Remaining RESERVES OF DEER PARK VILLAGE OFFICE PARK PARTNERS HAMILTON 71,869 GPD 28,210 GPD 2014 ALLOCATION SUMMARY 2014 ALLOCATION RESERVES OF DEER PARK VILLAGE OFFICE PARK PARTNERS 120,000 GPD HAMILTON 79,000 GPD CENTER TOWN DEER PARK CONTINENTAL TOTAL 75,000 GPD 71,000 GPD 345,000 GPD NOVEMBER 2014 | TESKA ASSOCIATES, INC. TESKA ASSOCIATES, 2014 | NOVEMBER VILLAGE OF DEER PARK COMPREHENSIVE PLAN COMPREHENSIVE UPDATE OF DEER PARK VILLAGE 0.14 GPD/SF

L U P M

D A O R E V O R GYM 0.33GPD/SF GYM GROCERY 0.08 GPD/SF DEALER AUTO G HOTEL 0.25 GPD/SF HOTEL S RAND ROAD NORTH “A” NORTH RAND ROAD SITE AREA: ~ 8 ACRES TOTAL Feet 50,000 Square RETAIL: 50,000 sf (0.10)=5,000 GPD Conversion: Feet 9,500 Square RESTAURANT: 9,500 sf (0.85)= 8,075 GPD Conversion: DEMAND: ~13,075 GPD WATER TOTAL E L I M 5 . 0 B 5 2 -or- 25 GPD/Seat 0.85 GPD/SF 3.0 PE/UNIT . 0.10 GPD/SF 0 RETAIL 0.10 GPD/SF RETAIL OFFICE RESIDENTIAL RESTAURANT A GPD = Gallons Per Day | P.E. = Population Equivalent = Population | P.E. Day GPD = Gallons Per WATER DEMAND BY TYPE DEMAND BY OF LAND USE | WATER CHART CONVERSION 0

RAND RD US 12 DEER PARK BOULEVARD PARK DEER SCALE LAKE COOK ROAD LAKE COOK

FIELD PARKWAY

T L I M A

LONG GROVE ROAD GROVE LONG QUENTIN RD QUENTIN TOTAL SITE AREA: ~ 3 ACRES TOTAL RESIDENTIAL MULTI FAMILY TOTAL SITE AREA: ~5 ACRES TOTAL Feet RETIAL / OFFICE: 35,000 Square 35,000 sf (0.10) =3,500 GPD Conversion: DEMAND: ~3,500 GPD WATER TOTAL 4 Story Bldg| 96DU Total Conversion: 96DU(3PE) X 100 = 28,880 GPD DEMAND: ~28,880 GPD WATER TOTAL LONG GROVE NORTH “A” NORTH GROVE LONG “B” NORTH GROVE LONG HAMILTON PARKWAY “B” PARKWAY HAMILTON SITE AREA: ~ 1 ACRE TOTAL Feet OFFICE/BANK: 10,000 Square 10,000 sf (0.10)=1,000 GPD Conversion: DEMAND: ~1,000 GPD WATER TOTAL HAMILTON PARKWAY “A” PARKWAY HAMILTON SITE AREA: ~18 ACRES TOTAL on 4acres Feet 48,000 Square HOTEL: 48,000 sf (0.25)= 12,000 GPD Conversion: on 14acres Feet OFFICE: 160,000 Square 160,000 sf (0.10)= 16,000 GPD Conversion: DEMAND: ~28,000 GPD WATER TOTAL on 4acres Feet 48,000 Square HOTEL: 48,000 sf (0.25)= 12,000 GPD Conversion: RESIDENTIAL on 14acres MULTI FAMILY 4 Story Bldgs | 400DU Total Five, Conversion: * 7 Story Bldgs| 420DU Total -OR- Three, 400/420du (3PE) X 100 = 12,000-12,600GPD DEMAND: ~24,600 GPD WATER TOTAL * 7 Stories previously approved as part of Motorola approved previously * 7 Stories The diagram below depictsopportunity below sub-total a mix of uses for diagram of water fall within the remaining collectively The that sites estimates pods are properties in the blue and green for highlighted demand totals water The the triangle area. for allocated chart likely determine used to right lists the ratios at conversion The based on the types and densities of uses proposed. all demand for water total The and blue . in green noted are area by available Remaining sub-totals demand. of water water sites (i.e. sites all green the tally for Likewise, 71,839 GPD (gallons per day). or below in blue must fall at highlighted sites depicted scenarios meet this criteria. site The 28,210 GPD. or below must be at O cewithin the Hamilton Park) V D I P V + Allocations Estimations Demand Water Future OR 34 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Chapter 4 Design Guidelines

Stroll through Deer Park Town Center. Drive by residences in Deer Park Place. Cycle to Charlie Brown Park. What do you see?

From pedestrian oriented building configurations and distinctive sign designs, to lush landscaping and architectural styling -- a trip through or to Deer Park provides visitors and residents with aesthetically pleasing vistas. The Village’s attention to detail and design over the years make Deer Park not just a place but a destination. The guidelines that follow translate the existing character and overall vision for Deer Park into specific design ideals. These principles should be referenced, upheld, and collectively promoted to integrate uses, compliment natural resources, and cater to varying user needs - from the motorist, to the pedestrian, to the cyclist.

35 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

HOW TO USE THESE GUIDELINES? PART 1. Commercial Design Guidelines

The guidelines that follow are divided into two sections based on use type.

• PART 1: Commercial Guidelines • PART 2: Residential Guidelines

Collectively they shall apply to all areas within the Village. They are in addition to the prescribed requirements set forth within the Municipal Code. Any retail, office, or commercial developments that are zoned ‘Planned Development’ (PD) must satisfy the requirements set forth in Chapter 153 of the Code. PART 2. Residential Design Guidelines

Note: The Deer Park Town Center has its own set of Design Guidelines (Ex- hibit ‘E’ of Ordinance 99-24). Those seeking to develop retail, commercial and/or office developments should refer to these guidelines as a rule of thumb for the type of upscale design standards the Village will seek to see within development proposals. RESIDENTIAL

PART 1. Commercial Design Guidelines

SITE ARCHITECTURE COMMUNITY LANDSCAPE PEDESTRIAN PLANNING & SIGNS ENTRYWAYS TREATMENTS ORIENTATION

36 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

SITE PLANNING

Vary setbacks of building facades to add Maintain safety and pedestrian comfort within dimension and depth to site. parking and circulation areas.

Place buildings close together and orient Promote shared parking facilities to minimize towards public areas to create pedestrian areas visual impacts of expansive lots. that are safe and attractive.

Place large parking facilities to the side or rear Provide sidewalks of adequate width to of buildings along prominent road corridors to promote safety from traffic and ease of motion. obscure from view.

Create buffers and screens (landscape, Create multiple small parking lots in place of a structural, earthen) to separate vehicular and few large lots to increase the visual quality of pedestrian areas. public areas.

Maintain and enhance active/passive parks Maintain appropriate distances between and open spaces; areas should incorporate and major vehicular entrances for safety and ease serve as an extension of the trail system. of traffic flow.

Consolidate entry points and driveways to Minimize impact of lighting and ensure it does minimize traffic conflicts, congestion and to not spill over into residential areas. create easily identifiable circulation system.

ARCHITECTURE & SIGNS

Provide an appropriate hierarchy of building Maintain continuity and rhythm with building sizes, roof types, and facade styles. materials and architectural details.

Maintain appropriate building character; Style of signs (monument, directional, provide human scale along street/pedestrian directory, tenant) should reflect and corridors by encouraging storefront windows, compliment the architecture of the building covered walkways, and highlighted entrances. they are associated with. Primary facade signage should be centered Encourage varying and complimentary roof and located below the roof or cornice line. types and design elements. Discourage the use Overall signage area shall conform with local of long continuous facades of similar design. ordinances and codes. Tenants may incorporate decorative design Scale of signs should be consistent with their elements such as awnings and canopies that use, i.e. larger signs for vehicular traffic areas project beyond the facade. and smaller signs for pedestrian use areas. Limit lettering styles, colors, and pieces of Projecting elements, including canopies and information that are permitted on signs to awnings, shall be designed and located so that promote legibility. Signs that are backlit or they do not create a significant visual barrier to are interior illuminated shall be subject to adjacent uses. approval. Storefront materials should be of high quality and richly finished. Material palettes should Gooseneck and simple, decorative facade remain restrained, with an emphasis on the lighting is encourage. articulation of the enclosure.

37 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

COMMUNITY ENTRYWAYS

Encourage a sense of arrival through the Improve visual aesthetic of roadway through placement of landmark buildings and attractive the use of landscaping and streetscape architectural facades. amenities (signage, lighting, pedestrian paths).

Include well-designed gateways signs with Highlight the design of entry points and complimentary landscaping that reflects the boundaries of the Village. high quality character of Deer Park.

SETBACKS CASE STUDY #1 Facades/building setbacks and roof pitch are varied to create a more “Defining Spaces” complex and pleasing environment. Vary building setbacks and site elements thoughtfully to create versatile, dynamic spaces that cater to visitor needs.

SIGNAGE BRICK PAVERS WALKWAYS AMENITIES Sign is scaled for Brick pavers Width of walkway Pedestrian area pedestrian viewing provide attractive is adequate and integrates attractive and stylized to delineation of can comfortably site furnishings compliment the pedestrian walkway accommodate (benches, architecture of while adding pedestrians passing landscaping, and adjacent buildings. quality streetscape eachother from trash receptacles) character. either direction. oriented away from parking. 38 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

LANDSCAPE TREATMENTS

Unity of landscape design shall be encouraged Separate incompatible adjacent uses, i.e. via the use of consistent plant varieties, other parking areas and pedestrian walkways with materials and by correlation with adjacent landscaped areas. developments. Buffer parking and roadway areas with Break up parking areas with the use of planting multiple screens, such as earthen berms, islands, walkways, seating areas and medians. masonry walls, fences and vegetation.

Landscaping should be designed in a manner Balance plant areas with canopy, understory, that is consistent with the low intensity and groundcover plants as well as with countryside character of the Village. evergreen and deciduous plant varieties.

Enhance the character and continuity of the Maintain continuity and rhythm of plant streetscape and pedestrian walkways with the species, heights, textures, and colors. use of mature vegetation.

Provide human scale and comfort by softening Use vegetation to highlight entrances to building facades and creating canopies with parking areas and buildings. street and plaza tree plantings.

Require office and technology uses to provide Landscaping should be high-quality and extensive landscaped areas and open spaces to include native species. reduce visual intensity of developments.

Groupings of planters should be incorporated Preserve and enhance native vegetation and along main pedestrian routes and key vistas to tree masses. provide scale and visual interest.

Where building sites limit planting, the Landscape treatments should be selected to placement of trees in parkways or along paved provide seasonal plantings and color variety areas shall be encouraged. throughout at least 3 or 4 seasons.

Expansive landscaped berm and treeline along Rand Large parking area is sub-divided into smaller lots Road obscures visibility of parking. Furthermore via landscaped medians. Bioswales are provided, in pedestrian access and connectivity of trails is provided addition to pervious pavers, to enhance stormwater via a landscaped path. management.

39 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

PEDESTRIAN ORIENTATION

Within pedestrian areas, incorporate amenities Include special paving and vegetation to and site furnishings such as benches, water highlight building entrances and crosswalks at fountains, news racks, and bike parking pedestrian and vehicular intersections. facilities. Provide sidewalks of adequate width to Maintain strong definition of the public promote safety from traffic and ease of motion street corridor with street trees, lighting, and by pedestrians. continuity of building facades.

Encourage outside dining and patio areas Encourage pedestrian coverings such as provided they do not interfere with pedestrian awnings and canopies to provide shelter, access and public safety concerns. spatial enclosure, and design interest.

CASE STUDY #2 ARCHITECTURE Dormers, tower features, and repeated “Consider the pedestrian” architectural column features create an articulated and upscale building. Integrate design elements that work together to create a safe and inviting space for visitors.

LANDSCAPING BUFFERS LIGHTING CROSSWALKS Landscaped median Curbside landscaped Gooseneck lighting, Pedestrian crosswalk within the Town beds provide an awnings, benches, is attractively defined Center’s internal aesthetic buffer and outdoor patio via brick pavers. This circulation separates between pedestrians seating create an design element is traffic, provides safety and vehicles. inviting pedestrian repeated throughout for pedestrians, and scaled environment. the development adds a pleasing visual adding rhythm and dynamic. design consistency. 40 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

PART 2. Residential Design Guidelines

SITE PLANNING SCALE FACADES & GARAGES & OPEN SPACE & PARKING & MATERIALS ROOFLINES ACCESSORY STRUCTURES

41 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

“QUICK-CHECK” CHECKLIST 2

The set of questions listed below are framed in such a way that if your answer is “yes” - it is likely that the design of the residential structure is on the right track towards contributing to the type of character and quality Deer Park seeks to maintain. The photos shown to the right are ex- amples of residences within Deer Park that fulfill 1 these design ideals.

Note: All new residential construction, building additions, and development in general must 4 comply with the Zoning Ordinance regulations pertaining to setbacks, height, use and area coverage. 3

1. Does the structure’s design, scale and placement create a Yes visually pleasing aesthetic from the street line? No

2 Does the structure’s architecture delineate and highlight Yes the primary entrance or entrances? No 5 6

3. Are the materials used on the primary residence and Yes accessory structures complimentary to the natural No setting and aesthetic Deer Park maintains?

4. Does the roofline integrate more than one style / Yes articulation? No

5. Does building architecture compliment and fit the Yes character of adjacent structures - consider scale, setback, No roofline?

6. Are there step-backs to the facade or architectural details Yes such as bay windows that add dimension? No

7. Are there interesting landscaped features integrated on Yes 8 site that compliment the residence? No

8. Do sidewalks and pathways provide connectivity Yes between individual residences? No 7

42 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

SITE PLANNING + PARKING

Floor plans and facades of single family Front yard setbacks of any new construction homes should provide a variety of form and should continue the setback patterns of architecture; repetition of identical forms adjacent buildings. should be avoided. Home placement and orientation should Single family homes should have a strong minimize the visual impact of garages as they orientation to the street. Primary entrances to relate to the street. Side load garages or homes should be located in the front of the recessed front load garages should be utilized house oriented to the public way. wherever possible. Structures and landscaping should be placed Parking lots should be substantially to respect privacy of neighbors, and minimize landscaped to minimize visual impact. In obstruction of views from neighboring higher density projects, large monotonous properties. and undivided parking lots should be avoided.

SCALE + MATERIALS

The scale of structures should be within The scale and proportion of new construction a human scale, reflective of traditional must be compatible with adjacent buildings neighborhoods, so as not to overwhelm or to create unity and harmony of the dominant surroundings. streetscape. The mix of materials on facades of structures Materials used for new construction should and garage doors should be consistently be suitable with those used in neighboring applied and should be harmonious with buildings, and should not stand out in adjacent materials. contrast. Repetition of identical forms should be In general only high quality materials such as avoided as it creates an undesirable and brick, stone, and wood should be employed. monotonous streetscape.

Duplex is composed of natural materials and a neutral Facade step-backs, landscaping, and architectural palette; architectural details are utilized nicely to draw elements, including balconies, window treatments attention to the primary entrances and articulated and horizontal banding, help soften the scale of larger roofline. multi-family structures.

43 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

FACADES + ROOFLINES

Multifamily structures should be broken up to give the appearance of a collection of Roof pitch and shape should be representative smaller structures. This articulation can be of the design and scale of the structure and accomplished via balconies, setbacks and surrounding dwellings. projections. To the extent possible, each unit of a Flat and A-frame type roofs are discouraged multifamily structure should be individually unless appropriate to the architectural style. identifiable.

For multifamily structures, long, unbroken For sloped roofs, both vertical and horizontal facades and box-like forms should be avoided. articulation is encouraged.

New construction should relate to The proportion of window and door openings surrounding structures relative to massing, in new construction should be similar to that of height, roof pitch, proportion of facade the existing surrounding architecture. openings, porch projections, architecture and materials.

GARAGES AND ACCESSORY STRUCTURES

The design of accessory structures should be The visual impact of garages should be compatible with the main structure, particularly concealed or minimized. where visible from the street.

Garage doors should relate to the particular Garages should never dominate the facade of architectural style of the main structure. any residential structure.

The location of the garage at the rear of the For multifamily structures private access drives lot is preferred; orientation of the garage door are a desirable way to hide individual garages. should be away from the street. Townhomes and other attached single-family Varied garage placement is encouraged to units are encouraged to be rear loaded with avoid a monotonous streetscape. strong architectural elements that define the non-vehicular portions of the unit.

OPEN SPACE

All residents should have safe and efficient Activate open areas not used for buildings, access to usable open space, whether public or driveways, parking, recreational facilities, or private, for recreation. pedestrian amenities with landscaping.

Conservation design techniques should be Common open space should be conveniently used to preserve natural resources present on located for the majority of units. development sites. For multifamily developments, private open Open space should provide a focal point for the spaces should be contiguous to the units they community both visually and socially. serve, have direct access from the unit and be screened from public view.

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Strategic Regional Arterial (SRA) System Strategic_Regional_Arterials_CMAP_2011_ID´OT_Numbers Selected Capital Additions 0 1 2 3 4

Expressways Miles

Arterials 2/21/2012 SRA Numbers refer to SRA Studies conducted for designated routes. These studies may be obsolete based on subsequent work and community input. Further information on these routes, including anticipated alignment and generalized design features is available in the SRA report for each route. (Contact IDOT at 847-705-4090 or CMAP at 312-386-8649) Improvements to these routes are dependent on the availability of funding and the outcome of the engineering, environmental and public input processes. 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

ROADWAY HIERARCHY

Arterials Arterial roadways consist of Federal or State highways Major Arterial or heavily traveled streets Major arterial streets are generally the extension of regional access that carry a high volume roads where they enter the Village. State Routes and county roads (ADT 10,000+) of regional, are typically the highest traffic volume corridors in the region. Ser- or inter-community traffic. vice to abutting land uses is prohibited or strictly controlled to as- Arterial roads form the basic sure safe and efficient movement of through traffic. Major arterial framework of the transpor- roads in the Village include Rand Road (State controlled) and Lake tation network of the Village. Cook Road (County controlled). Route 53 provides limited highway access to the Chicago metropolitan region within a few miles of Deer Park includes two the Village of Deer Park. Strategic Regional Arterials (labeled on the SRA Map shown left) as identified by Minor Arterial IDOT; these include US 12 Local streets interconnecting with and augmenting the major (Rand Road), and Quentin arterial system. This system places more emphasis on land access Road. Lake Cook Road is not and distributes traffic to smaller geographic areas than major considered an SRA within arterials roads: Long Grove, Quentin, Ela, and Cuba Roads. the Village Deer Park, however it is an SRA leading up to such within Kildeer, be- Collectors tween Illinois Route 53 and Collector Streets serve the dual function of moving traffic from US 41 (Edens Expressway). arterials to the local street system (ADT 3,500). These streets are The Lake Cook SRA gener- intended to provide direct access to abutting properties and ates traffic to Deer Park and should be restricted to through truck traffic. serves as a primary access / gateway to the Village. Strategic Regional Arterials Major Collector are intended to function as Major collector streets penetrate neighborhoods, collect traffic part of a regional arterial from local streets within neighborhoods, and channel it on to the system, carrying high vol- arterial street system. Collectors primarily provide access to adja- umes of long-distance traffic cent land uses and carry local traffic movements within residential in conjunction with other neighborhoods, and commercial and industrial areas. Collector SRA routes and the regional streets are not intended to interconnect adjoining neighborhoods expressway and transit sys- or to carry regional through traffic. The spacing between collector tems. streets should, generally, not exceed one-half mile.

46 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Roadway Characteristics

For reference, please see ‘Exhibit 4 | Transportation Network’ on the page that follows.

Lake Cook Road is an east-west arterial roadway that provides two lanes in each direction. Lake Cook is signalized at its intersection with Deer Park Boulevard and Quentin Road. At its unsignalized “T’ intersection with Hamilton Parkway, Lake Cook Road provides an exclusive left-turn lane and two through lanes on the west approach. The east approach provides a through land and a combined through/right-turn lane. Lake Cook Road has a posted speed limit of 45 mph and is under the jurisdiction of the Cook County Department of Highways. It carries an average daily traffic (ADT) of 18,800 vehicles.

Rand Road (Illinois Route 12) is a north-south roadway under the jurisdiction of the Illinois Department of Transportation (IDOT) that carries an average daily traffic (ADT) of approximately 48,800 vehicles. Rand Road provides two lanes for traffic in each direction divided by a raised median with a posted speed limit of 45 mph. At its signalized intersection with North Deer Park Boulevard near the Town Center, Rand Road provides dual left-turn lanes, two through lanes and an exclusive right-turn lane on the southeast approach. The northwest approach provides an exclusive left-turn lane, two through lanes and an exclusive right-turn lane. Rand Road has been designated by IDOT as a Strategic Regional Arterial (SRA). Long term plans for Rand Road include potential widening to a 6 lane cross section or3 lanes in each direction.

Quentin Road is a north-south roadway that provides two lanes in each direction between Lake Cook and Ham- ilton Parkway; further north, as it extends towards Long Grove Road, Quentin Road narrows to one lane in each direction. Quentin Road is signalized at its intersection with Rand Road, Long Grove Rd, and Field Parkway. A central median divides Quentin Road with exclusive left turn lanes at intersections. Quentin Road carries and ADT of 14,300 vehicles.

North Deer Park Boulevard is a four-lane east-west road divided by a raised landscaped median that extends from Lake Cook Road northeast to its terminus at Rand Road. At its signalized intersection with Rand Road, the southwest approach is widened to provide dual left-turn lanes, a through lane and an exclusive right-turn lane. The northeast approach serves the Shops at Kildeer shopping center and provides an exclusive left-turn lane, a through lane and an exclusive right-turn lane. No exclusive turn lanes are provided at its unsignalized intersections with the Deer Park Town Center right-in/right-out and full ingress/egress access drives. North Deer Park Boulevard has a posted speed limit of 30 mph and is under the jurisdiction of the Village of Deer Park.

47 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

EXHIBIT4 | Transportation Network TES INC N Y A R ANNED TERIAL TERIAL OR A ASSOCI AILS AILS T GE BOUN D T R T R A JOR A R TENTIAL FUTURE SIGNAL A OLLE C EXACT LOCATION TBD BY VILLAGE BY TBD LOCATION EXACT MAJOR ARTERIAL MINOR ARTERIAL COLLECTOR PLANNED PUBLIC ROAD EXISTING/PLANNED BIKE TRAILS PROPOSED FUTURE BIKE TRAILS BOUNDARY VILLAGE M MINOR A R C EXISTING/P L BIKE PROPOSED FUTURE BIKE VIL L EXISTING SIGNAL FUTURE SIGNAL POTENTIAL EXISTING SIGNAL P O TES K TRANSPORTAION CLASSIFICATIONS CLASSIFICATIONS TRANSPORTAION LEGEND LEGEND | VEMER 2014 UPDATED MARCH 2017 | TESKA ASSOCIATES, INC. TESKA ASSOCIATES, 2017 | MARCH UPDATED

N O VILLAGE OF DEER PARK COMPREHENSIVE PLAN COMPREHENSIVE UPDATE OF DEER PARK VILLAGE QUENTIN RD QUENTIN KILDEER KILDEER KILDEER KILDEER VE RD OOK RD AKE C ONG GR O LONG GROVE RD GROVE LONG RD LAKE COOK L L AR ST CEDAR ST CEDAR CUBA RD CE D CUBA RD AKE ZURICH AKE ZURICH LAKE ZURICH L LAKE ZURICH ARK L ARK

RAND RD US 12 DEER PARK DEER P DEER PARK DEER P A MARSH A MARSH

ELA MARSH ELA MARSH E L E L ELA RD CTY V57 CTY RD ELA N A MARSH A MARSH S E L S I E L M I CUBA MARSH CUBA k CUBA MARSH CUBA CU B CU B 1 M 1 o r ON ON ON ON w e t 5 . 0 5 . 0 ARRING T ARRING T ARRING T ARRING T tion N BARRINGTON B BARRINGTON B t a TH B TH B o r 0 0 NORTH BARRINGTON NORTH NO R NORTH BARRINGTON NORTH NO R ans p ALE V D I P V Network Transportation 48 r SCALE T S C

Deer Park Base Map 2014 DEER PARK COMPREHENSIVE PLAN UPDATE 2

1 Hawthorn Woods

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The highest volumes of E Main St E Main St W State Rte 22 State Rte 22 Main St Lake Zurich Rd traffic in Deer Park are concentrated in and around St e the Triangle Area on Rand se North Barrington ne Road and Lake Cook. Quen- Ge tin Road experiences the State Rte 22 E State Rte 22 W Main St Lake Zurich second highest volumes of traffic in the Village. Truck traffic is concentrated solely US H wy 12 on Rand Road, a Class II Des- Ra nd Rd ignated Truck Route (noted N Ra Long Grove nd Rd in blue on the map below). Expanded View: Traffic Count Map Kildeer

Average Daily Traffic Counts - Triangle Area

Quentin Road 18,900

Rand Road 3,700 N Ran d R dRa Quentin Road nd Deer Park Rd U Rand Road 12,900 S Hw y 12 47,300

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Quentin Road Traffic Volume 22,800 Barrington Truck Volume Palatine

S N or thw es t H wy U 49 S H wy 14 W Dundee Rd State Rte 68 Dundee Rd

d W Dundee R Rd W Dundee Palatine Inverness Palatine E Dundee Rd Dundee Rd 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

PUBLIC TRANSPORTATION

In addition to planned roadway Ela Township Senior/Handicapped Bus Service is available to improvements, alternative forms of Ela Township and Deer Park residents who are 55 yrs. or older and/ transportation should be considered or handicapped. Buses are available for weekday use, Monday and promoted to reduce congestion through Friday within Ela Township starting at 8:30 a.m. and run- on local and regional roads, provide ning until 1:30 p.m.. Extended hours are available until 3:45 p.m. for transit options for elderly, and pro- doctor, dentist, and Good Shepherd Hospital appointments. vide more cost effective means of bringing employees to businesses Barrington Metra Station is located nearby and has daily parking in the Deer Park Center. In addition options as well as parking by permit. It may also be reached also to the planned roadway improve- by means of a shuttle bus that operates between Lake Zurich and ments sited above, alternative forms Barrington. of transportation should be considered and promoted in each project Pace Dial-a-Ride* is currently provided in Deer Park south of Long to reduce congestion on local and Grove, west of Deer Path, north of County Line, and east of Ela (see regional roads, and to provide more map below). Service is provided to seniors and those with disabil- cost effective means of bringing em- ities, Monday through Friday from 9am to 4pm to shopping areas ployees to businesses in the Deer of Lake Zurich along Rt 12 between Miller and Cuba Rd, along Rt 22 Park Center. The Village should re- between R12 and Ela, and along Ela between Rt 12 and Rt 22. quire the establishment of transportation demand management plans PACE DIAL-A-RIDE SERVICE AREA PICK-UP by major employers and developers to encourage ride-sharing, car and vanpooling, staggered work hours, and other methods to reduce the peak-hour vehicle trips. The Village should work with the regional bus service (PACE) and promote other forms of transit service, such as shut- tles between commuter rail stations.

MODE OF TRAVEL TO WORK, 2012 Deer Park Lake County

Drive Alone 81.6% 81.4%

Carpool 7.5% 9.7%

Transit 8.6% 4.5%

Walk or Bike 0.4% 3.3%

Other 2.0% 1.1%

Source: 2012 American Community Survey 50 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

BIKES + TRAILS

Pedestrian and bike paths should be an integral part of the transportation system, permitting alternative modes of movement to major activity centers of the Village, and providing recreation opportunities. The Village of Deer Park in conjunction with the Village of Barrington, the Barrington Council of Govern- ments (BACOG) and Cook and Lake County Forest Preserves has established a coordinated local bike trail plan that also provides essential linkages in the regional “greenway” plan adopted by the Northeastern Illinois Regional Planning Commission (NIPC).

A grant awarded to the Village via the Federal ISTEA Act in 1994 allowed the Deer Park to construct a five foot wide shoulder along both sides of Long Grove providing bike lanes in each direction that connect to the Villages of Kildeer and Barrington. In May of 2013, an agreement between Lake County and the Vil- lage of Deer Park permitted the construction of a connecting segment of a sub-regional bike path along Quentin Road (County Highway 5).

The Deer Grove Trail runs through the Deer Grove Forest Preserve and includes a paved trail, nearly 4 miles long, that links to the Palatine Trail system. Within Deer Park, dedicated bike lanes exist along Long Grove Road between Rand and Ela Road, along Rand Road from Long Grove south to Deer Park Blvd; this path will be extended further south, along frontages and along Field Parkway between Quentin Rd and Deer Park Blvd, following future development.

Looking ahead, it is important to ensure local bike routes provide linkages to the regional trail system, schools, forest preserves, in addition to surrounding communities. Due to proactive planning by the Vil- lage and the requirement that major projects built within the triangle area provide a component of bike trails (as envisioned in the prior Comprehensive Plan), the local system of trails has been greatly expanded.

OTHER PLANS TO CONSIDER

Extension of Route 53 The Blue Ribbon Advisory Council (BRAC) made up of state and local officials, environmentalists, and business leaders reached consensus and recommended that the Illinois Toll Authority study an extension of Rt. 53 through Lake County northward to Rt. 120. The right of way for the proposed extension is on the eastern border of Kildeer and an interchange with Rt. 22 is included in the proposal. The Toll Authority accepted the recommendation and is studying the extension proposal

The extension of Route 53 involves two main studies: 1) A Feasibility Study – is there enough funding (studies are still underway to determine if necessary funding exists) and; 2) a Corridor Study – which asks the question, “How do we plan for the best possible outcomes that factor in environmental sensitivity and land use planning, while bringing communities together for collective coordination?” The Study Area for the Route 53 Extension spans approximately 1 mile on either side of the roadway, which encompasses the triangle area and commercial properties along Rand Road in Deer Park. Regarding goals and objectives of such, it is expected that the Route 53 extension will relieve traffic issues / congestion along Route 12, without relieving so much pressure as to have negative consequences on existing retailers via traffic counts and visibility.

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OTHER PLANS TO CONSIDER (continued)

Kildeer Bike Path Construction is underway for phase 1 of a regional bike path that will ultimately connect the Quentin Col- lection with a yet be built bike path along Quentin Road north to Rt. 22 (phase 2) and then east along Rt. 22 to Egret Marsh Forest Preserve and then onto Heron’s Creek Forest Preserve (phase 3). Phase 2 will be part of Lake County’s Quentin Road Improvement project that is scheduled to begin sometime in 2015. Phase 3 will be part of the State of Illinois Rt. 22 Road Improvement project that is included in IDOT’s five year project list.

Triangle Area Improvements Comprehensive traffic studies preformed by the traffic engineering firms of Kenig, Lindgren, O’Hara, Aboo- na, Inc. (KLOA) and Metro Transportation, Inc. on behalf of the Village and the three recent major developers in the triangle, have concluded that other improvements to the arterial roads adjoining the triangle will be required to accommodate the projected traffic volumes from these and other potential developments within the triangle and nearby communities. These improvements include:

• providing additional turning lanes along Lake Cook road at its intersection with Quentin Road; • widening of Rand Road to six lanes between Lake Cook and Long Grove Roads; and • providing turn lanes at the driveways serving the developments within the Triangle.

Proposed Access Control In concert with IDOT and Cook County policy objectives, this Plan calls for minimizing curb cuts and intersections with access roads on major thoroughfares within and around the Deer Park Center area. By limiting access -- “Proposed Access Control” points, as indicated on the Transportation Plan map (Exhibit 4, page 48), the Village intends to ensure safe and efficient circulation throughout the Deer Park Center area. The proposed access points also represent an attempt to coordinate and consolidate access among the existing and proposed developments within the triangle.

Deer Park Base Map 2

1 Hawthorn Woods

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N Ran d R dRa nd Deer Park Rd U S Hw y 12

US Rte 14 Quentin Rd

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S N or thw es t H wy U S H Chapter 6 wy 14 Economic StrategyW Dundee Rd State Rte 68 Dundee Rd d W Dundee R Rd W Dundee Palatine Inverness As the Village plans for its future, it is clear that maximizing revenue potential through economic devel- Palatine E Dundee Rd Dundee Rd opment is very important in order to maintain and enhance the quality of life and services in a manner that does not burden taxpayers. This Economic Development Plan is focused on identifying strategies to capture the market potential for specific types of retail, office, and mixed use projects that would be both appropriate and financially feasible for new development and redevelopment opportunities principally associated with properties within the ‘triangle-area,’ and other commercial properties along Rand Road. The triangle-area is bounded by Quentin Road, Rand Road and Lake-Cook Road (see map above).

The chapter that follows includes the following four sections: • Part 1. Market Opportunity Summary • Part 2. Municipal Zoning and Development Review Processes • Part 3. Action Plan • Part 4. Funding Sources

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Part 1. Market Opportunity Summary

BUILD ON DEER NICHE BUSINESS NATIONAL CHAIN BUILD ON PARK’S BRAND OPPORTUNITIES STORE POTENTIAL STRENGTHS

BUILD ON DEER PARK’S BRAND

Since the founding of the Village, the key element As such, Deer Park is well positioned to capture to Deer Park’s success and continued develop- commercial development that may exceed typ- er interest has been the thoughtful planning and ical market limitations given its reputation as a steadfast oversight of Village officials, staff, and res- high quality regional destination. All future eco- idents. Built on the principal of creating high qual- nomic development efforts should be targeted ity through strict development controls since its at maintaining and expanding this “brand” image inception, the Village has thoughtfully developed and strengthening Deer Park’s regional position. over the years into a vibrant living and shopping destination. The success of the Deer Park Town Center, a The recommendations and strategies that are part premiere regional shopping center built in 2001, the of this Economic Development Plan started with Hamilton Business Park, a Class A office and business an understanding of the market potential of Deer center, and the corporate offices for Motorola (now Park’s trade areas (see Community Assessment). Continental Automotive, of which the majority of This analysis evaluated existing market condi- building space is yet to be built), has since attracted tions for all types of commercial development. many other high quality retail, office and residential The Retail Gap Analysis indicates the supply and projects that have emulated the design standards demand, or the retail potential for different busi- and quality tenants established in these initial devel- ness classifications. Overall, the data shows that opments. for most retail categories there is sufficient demand for goods with few opportunities for new The result is that Deer Park is now widely recognized retail uses, meaning people are coming into the as one of the most successful regional shopping, trade area to do their shopping and local demand entertainment, and business centers in the Chicago is met. To achieve new economic growth the Vil- area. This attention to detail and demand for high lage should seek to attract comparable uses to quality development is now Deer Park’s “brand.” It expand its market area draw. The page that fol- is this ‘brand’ image that has made Deer Park a very lows includes a summary of the key opportunities desirable location for businesses seeking to capi- within Deer Park’s trade area. talize on the energy and activity generated by the quality of existing businesses.

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NICHE BUSINESS OPPORTUNITIES

There are only a few retail categories that have a potential opportunity or gap in supply. In the local trade area there is potential for a specialty high-end vehicle dealership. Consistent with the character of Deer Park and the high quality retail provided in the Town Center, there may be an opportunity to attract a smaller, customized high-end car or motorcycle dealership that caters directly to nearby communities. Opportunities to expand restaurants and entertainment establishments also have potential in the local and regional trade areas. The strategy here should be to build upon the high quality brand and restaurant cluster established by the Town Center to include high-end, fine-dining style restaurants and bring in even more regional customers seeking the quality experience provided by the Town Center and other retail destinations.

NATIONAL CHAIN STORE POTENTIAL

A building materials and supply store (e.g. Lowes) and pharmacy (e.g. CVS) are the only other categories within the regional trade area that may have potential for expansion in Deer Park. There already exists several big box home improvement stores within the regional trade area that provide these materials (Home Depot, Menards), but the demand may be sufficient to support a competing store. However, to maintain a consistent character within the Town Center it may be challenging for Deer Park to identify appropriate sites and to establish whether the market is large enough to accommodate a large big box store. Although well represented within the regional trade area, analysis of the local trade area also suggests possible opportunity for an additional pharmacy. A national pharmacy chain may be successful within the Village given the opening of a new Solana senior living facility in Deer Park, the presence of high quality regional destination uses, and potential for expanded mixed-use development.

BUILD ON STRENGTHS

Although other retail categories appear to have sufficient demand, Deer Park should focus on what it does well by building on current strengths. There are several industry groups (food, personal care, electronics, and clothing) that are thriving within the community. The Town Center already has an identity as a high- end retail and entertainment environment, which provides an opportunity to build on this identity and the traffic volume it generates. Typically, people support these types of destination retailers within the local and regional trade areas regardless of the high supply. Deer Park’s economic strategy should focus on the potential expansion of these use types to solidify and capitalize on the identity it has already established. This is especially true for clothing stores. Deer Park provides specialty clothing retailers that are not abundant throughout the region. By continuing to pursue unique and trending clothing stores, Deer Park will continue to bring in more shoppers from farther away.

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Part 2. Municipal Zoning and Development Review Processes

IMPORTANCE OF SOUND The process of considering development DEVELOPMENT REVIEW proposals that come before the Village is an important aspect of local economic development. High quality development is the hallmark of Deer Park and the Village has established a status that attracts pre- mier retail and commercial uses, as well as customers and workers from around the region. To maintain this position, future development is expected to be of a CURRENT DEVELOPMENT comparable character and continue to APPROVAL PROCESS advance the established look and feel of highest quality destination shopping, corporate offices, and other supportive uses. These standards are established and maintained by the Village’s development related codes and the processes though which proposed developments are evaluated against the standards in those codes. CURRENT DEVELOPMENT CODES If Deer Park is to be successful in attracting new commercial projects, the Village must also consider the impact of its development standards and processes on a developer/business owner’s ability to secure necessary approvals in a timely manner. Several people interviewed as part of this process and who have development experience in the Village indicated REFINING THE that while the zoning process is flexible, DEVELOPMENT PROCESS the approval process can be complicated and cumbersome, resulting in uncertain- ty about the ability to secure necessary approvals. Specifically, stakeholders indicated that the Village needs to update is codes to reflect the design standards of approved projects and revise outdated parking standards.

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IMPORTANCE OF SOUND DEVELOPMENT REVIEW

The value of ‘new development’ is not just in the direct sales tax or jobs it generates, but the way it maintains the character that is Deer Park. Preserving that character helps to attract other high end users and support the strong economic performance of the area. The Village’s development standards and approval process play key roles in supporting that desired outcome.

When implementing a development approval process that maintains the brand of Deer Park, it is important the Village continue to recognize that attracting and securing good development requires an understanding of the realistic business needs of quality development partners. Simply setting a high bar for property owners and developers to overcome does not bring desirable development. The purpose of good development regulations and review is to find the balance between securing high quality projects and creating a positive atmosphere for attracting development.

CURRENT DEVELOPMENT APPROVAL PROCESS

The current development approval process is defined by the Zoning and Planned Development Ordinanc- es and administered by Village staff (the structure of government in Deer Park includes a modest number of staff that conducts the process with support from outside consultants and counsel).

The review process essentially has five steps: 1. Submittal of draft plan ideas to the Village; 2. Staff review and comment; 3. A courtesy review conducted with staff and the Plan Commission Chair; 4. Preliminary review with Plan Commission (and perhaps with Village Board); and 5. Formal submittal of preliminary development plan for public hearing.

The Village has worked to create a process that is flexible, in order to reflect the needs of developers, while also maintaining the Village’s high quality development standard. For example: • The PD approval process typically includes two steps (preliminary and final – the latter includes more detailed final site design plans). Where possible and appropriate, the Village works with applicants to conduct preliminary and final approval in one step. • Preliminary input to the developers before they formally submit (such as the courtesy review and preliminary Plan Commission review noted above) are considered very useful to developers as the discussions provide insight into the issues to be addressed in advancing their proposal. • A key strength of the approval process is that the type and quality of development have been spelled out in previous planning efforts and are well understood by the Village staff, commissioners and elected officials. These standards are conveyed to applicants through the preliminary review meetings held in advance of formal applications. Such discussions allow developers to address issues likely to arise from their applications and maximize the potential for a successful proposal.

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CURRENT DEVELOPMENT CODES

The Village Zoning Ordinance and Planned Development Ordinance, which applies to the triangle area, are key strengths of the development approval process. The Zoning Ordinance specifies essential standards for development such as type of land uses permitted, locations in which buildings can be located, and amount of parking required. The Planned Development Ordinance goes further to spell out standards for development in the triangle area at a higher level of detail and considers items such as building size, height, and location, property landscaping, site lighting, and overall traffic management. The details in this code help prospective developers understand the expected development quality.

In seeking to support the highest quality of development, the Planned Development Ordinance Code encourages development on larger properties and consolidation of smaller sites. Working with a larger property creates more flexibility for generating high quality projects, so the code seeks to reduce small scale, piecemeal development.

REFINING THE DEVELOPMENT PROCESS

The Village has endeavored to create a flexible and supportive working environment for development. The quality of development in the triangle speaks to the success of that effort. However, the nation’s slow economic recovery has created a different environment than the one in which projects like Deer Park Town Center were more readily possible. As the Village continues to apply its development codes and approval process, a refined approach should be considered.

Continuing to attract quality development to the triangle area of the Village can be supported by optimiz- ing the development review process. This is often thought of as finding ways to streamline the process. This implies a process with fewer steps and a shorter timeframe. Both are essential to attracting quality development as that business truly is one in which time is money (given the cost of borrowing funds, paying designers, etc.). However, it must be understood that a quick review process is not always appropriate in meeting the objectives and requirements of the Village. This is particularly the case for a small community with a lean staff, such as Deer Park.

Therefore, the objective to refining the development codes and approval method should be to maintain a predictable process. Development by the private sector includes many elements, and successful development requires keeping these implementation tasks moving forward. Least desirable in these efforts are unanticipated new or changed process steps, which cost time and money. While issues always arise and contingencies are not unusual, communities supportive of development strive to provide an approval process that is predictable. A final “yes” vote need not be assured, but the process of getting there (and getting permits for construction) must be clear and predictable. If the process does not support this approach, it becomes complex and may discourage otherwise desirable development.

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Part 3. Action Plan

Action plans have several important purposes. They outline when, how, and by whom the activities are to be carried out. Every plan benefits from a structure that organizes the plan into goals, objectives, and action steps.

1. COMPONENTS 2. PURPOSE

Goals define where efforts are heading. The purpose of the Action Plan is more per- Objectives define the strategies necessary vasive than just directing output. The Plan to achieve goals. Action steps outline spe- is intended to: cific procedures for meeting each objective.

• Economic Development Plan Goal: To • Act as a road map to guide decision maximize the economic development makers in setting agendas and funding; opportunities in the Village of Deer Park • Stimulate thinking of new ideas and through development of targeted pro- make better use of resources; grams and establishment of process- • Inform current and new participants; es that promote economic growth in a • Assist Village officials and others respon- manner that not only maintains but also sible for plan implementation; advances the high quality development • Provide direction for property owners that emulates Deer Parks’ character. and investors in Deer Park; and • Provide a working document that can be modified and approved on a regular basis.

3. SCALED SOLUTIONS 4. ENSURING SUCCESS

Recommendations are organized into Implementation cannot be left to random short-term and long-term actions. actions, it requires a strategic plan.

• Short-term actions identify those items Continued research, study, planning and that are intended to be accomplished promoting of the long-term objectives will within the next three years. be undertaken simultaneously with short- term projects, but will not necessarily result • Long-term objectives serve as action in completed projects. Long-term actions steps that are necessary to advance rec- are necessary as part of the process to ad- ommended projects, but may not result vance objectives into real projects. The fea- in specific projects in the near term. sibility of these actions is affected by outside influences, but is even more dependent on the commitment, preparedness, and work of local citizens and other stakeholders – public and private.

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CORE STRATEGIES

The successful implementation of the Deer Park Action Plan is shaped by these core strategies:

Effective Leadership Competent, creditable, and enthusiastic individuals and organizations prepared to promote the plan, motivate others, and get the job done well.

Adequate Resources The technical and financial where-with-all, enabled by the support of Village officials and interest groups throughout the community.

Coordinated Program A prioritized list of actions with commensurate bud- gets, schedules, and responsibilities, linked together by a communications network.

Performance Evaluation A method of regularly evaluating progress and ac- countability.

Enjoyment The joy of working together and the celebration of accomplishment.

Continued Momentum This Action Plan will be a working document, updated annually, and incorporated into the Village’s capital improvement programming. Often when a plan is finished, those participating in the process are tempted to breathe a sigh of relief and assume the job is done. That would be a huge mistake. The momentum for positive change has never been stronger. The residents of Deer Park who are committed to achieving the vision for the Triangle Area and Rand Road must remain engaged in the process.

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DEVELOPMENT REVIEW AND ZONING PROCESS

Goal 1: A development review process that ensures a predictable and consistent approach leading to continued high quality development in the Village.

OBJECTIVES ACTION ITEMS RESPONSIBILITY TIME FRAME TASK 1A

Provide information about the 1a.1 Produce materials written in plain development review process English (rather than as it is found Village Staff in the municipal code) that outline Short-term to prospective developers Consultants clearly, specifically, and early and detail the approval process for on in their process. developers and the public. 1a.2 Place development approval process Village Staff Short-term information on the Villages web site.

1a.3 Provide checklists to applicants of the items to be submitted, agencies to be Village Staff Short-term consulted, meeting dates and other Consultants frequently asked questions.

TASK 1B

Review the Zoning and 1b.1 Increase coordination with those Planned Development agencies regarding procedures and Plan Commission submittal requirements: such as processes to support a Village Staff On-going Village of Kildeer, Village of Palatine, predictable development Consultants approval process. Lake Zurich Fire District and the MWRD.

1b.2 The pre-application processes should be continued as a required element of the review process, and formalized as part of a regular Village Staff On-going interdepartmental/interagency Consultants meeting on an adhoc basis to coordinate all development and permitting issues.

1b.3 Eliminate the redundancy in the required referral process for pre- applications to establish that either the Plan Commission is the sole review body, or the Village Board shall review all pre-applications prior to the initiation of the formal zoning process.

1b.4 Consider expanding the number Plan Commission of Plan Commission meetings each Village Staff Short-term month to accommodate quicker approvals and review of changes. Village Board

1b.5 Consider eliminating Village Board approvals for individual water Village Staff Short-term allocation plans once the final plan is Village Board approved.

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DEVELOPMENT REVIEW AND ZONING PROCESS

Goal 2: Ensure that Village development ordinances encourage and promote economic growth.

OBJECTIVES ACTION ITEMS RESPONSIBILITY TIME FRAME TASK 2A

Review the Zoning and Planned 2a.1 Determine if GB and O & R Districts are Development Ordinances to not going to be applied elsewhere in the Plan Commission Village. If not, they should be eliminated Village Staff Short-term ensure they reflect desired and useful elements (such as the land use development objectives designations) should be included in the PD Consultants Ordinance. 2a.2 Standards for major and minor changes to Plan Commission approved planned developments should Village Staff Short-term be spelled out in the Planned Development Ordinance. Consultants 2a.3 Regulations should be modified so that Plan Commission requirements for landscaping and setbacks Village Staff Short-term are more in line with approval of previous developments. Consultants 2a.4 Requirements should be reviewed for light pole heights and refuse standards. These have been routinely varied in the past Plan Commission and an established standard (based on Village Staff Short-term experience with previous developments) Consultants can be used to identify most desirable standards. 2a.5 Parking standards should be reviewed and Plan Commission updated as needed to provide for better Village Staff Short-term differentiation between types of restaurant. Consultants 2a.6 Parking standards for all types of Plan Commission businesses should be reconsidered to be Village Staff Short-term more in line with latest best practices. Consultants TASK 2B Review Village codes related 2b.1 Consider requirements/incentives for sustainable infrastructure to highlight Deer Village Board to business and development Short-term to ensure support of local Park as a ‘green’ oriented community that Village Staff programs, policies, and values. values conservation. 2b.2 Consider allowing temporary signs but Plan Commission with specified guidelines to ensure upscale Village Staff Short-term aesthetics and a limited duration of time. Village Board

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ECONOMIC DEVELOPMENT

Goal 3: Create a marketing strategy to target desirable and attainable retail and compatible mixed uses.

OBJECTIVES ACTION ITEMS RESPONSIBILITY TIME FRAME TASK 3A

Encourage commercial 3a.1 Provide financial incentives, including use Village Board of tax rebates, tax increment financing, development that offers unique Staff On-going special service area and business district options and design elements Consultants consistent with Deer Park’s high- financing. quality brand. 3a.2 Develop consistent gateway and Village Staff wayfinding signage that creates a sense Plan Commission Short-term of arrival, expresses Deer Park’s brand and sense of place throughout the Village. Consultants 3a.3 Expand the established high quality design and business character of the triangle area through an overall marketing Village Staff theme that builds on Deer Park’s brand. Plan Commission Short-term This should be reinforced through Consultants banners, signage, streetscape, lighting and marketing materials. TASK 3B Establish a support/advocate 3b.1 Establish an economic development group to assist Village staff and commission to oversee implementation Trustees in implementing the of economic plan, composed of village economic development plan. officials, property and business owners, Village Board Short-term and local citizens with a background in economic development related businesses. 3b.2 Establish a marketing/communication/ recruitment committee, reporting to the Village Staff economic development commission to Plan Commission Short-term initiate outreach efforts. Participate in Consultants regional and national retail trade expos. Village Staff 3b.3 Prepare marketing materials and outreach Plan Commission Short-term to business and developer opportunities. Consultants TASK 3C

Maintain a flexible approach to 3c.1 Adjust the Village’s Comprehensive Plan Plan Commission implementing the development and zoning as necessary in response to Village Staff On-going plan as market conditions changing market conditions. Consultants change. 3c.2 Maintain the PD district as a flexible Plan Commission approach to zoning, and as a tool to Village Staff On-going address changing market conditions. Consultants 3c.3 Provide a clear and efficient development Plan Commission review process to more easily facilitate Village Staff Short-term desired development, including assistance with outside agency approvals. Consultants

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ECONOMIC DEVELOPMENT

Goal 3 (continued)

OBJECTIVES ACTION ITEMS RESPONSIBILITY TIME FRAME TASK 3D Require that all new buildings 3d.1 Adopt an urban design manual for the and public improvements comply Triangle Area and Rand Road corridor to Plan Commission with adopted design guidelines. provide more detailed guidelines and Village Staff Short-term standards for new projects and changes to Consultants existing businesses. 3d.2 Establish a facade and landscape/site improvement program to encourage Plan Commission improvements to existing businesses. Village Staff Short-term Consider extending this program to encourage the use of monument signs in Consultants trade for the removal of pole signs. TASK 3E Expand the Village’s tax base. 3e.1 Develop new revenue sources to facilitate redevelopment, to provide complimentary and supportive land uses Village Board for local commercial, residential and office On-going uses, and that enhance the market for local Plan Commission businesses through housing options in non-prime commercial locations. Plan Commission 3e.2 Permit restaurants and retail uses as part Village Staff Short-term of office complexes. Consultants TASK 3F Expand the Village residential 3f.1 Expand options for high-density housing base to provide supportive uses in locations proximate to business centers for commercial and business to provide opportunities for living near Plan Commission centers. work, shopping and entertainment uses, Village Staff Short-term and to provide options for attainable Consultants housing for workers in local businesses and public services. TASK 3G

Create a desirable development/ 3g.1 Improve and streamline the Village’s Plan Commission zoning process to clarify requirements, and investment environment. Village Staff Short-term to assist developers in securing necessary permits. Consultants 3g.2 Provide simplified handouts to answer common zoning process and Village Staff business-related questions to assist in Short-term understanding the Village’s approval and Consultants permit processes. 3g.3 Acquire strategically located parcels to facilitate future land assembly when Village Board On-going available. 34 Work with IDOT and Lake County DOT to secure locations for full access signalized Village Staff access points and access controls to Long-term enhance the redevelopment of key Consultants opportunity sites.

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OBJECTIVES ACTION ITEMS RESPONSIBILITY TIME FRAME TASK 3H Development partnerships with 3h.1 Prepare and distribute development RFQs Plan Commission the private sector to accomplish and RFPs to identify preferred developers. Village Staff Long-term redevelopment plans. Consultants

3h.2 Create development agreements with preferred developers to establish funding Village Board On-going requirements and to facilitate desired Staff projects. 3h.3 Partner with land owners in marketing efforts, such as with the Continental Village Staff Short-term property owners, and work with other Consultants developers in aggregating parcels. TASK 3I Establish a process to assist 3i.1 Develop a recruitment packet than can be Village Board in tenant and developer used with both developers and tenants. Village Staff Short-term recruitment. Consultants 3i.2 Establish contacts with regional brokers and local economic development Village Staff Short-term agencies that have strong tenant and Consultants developers ties. 3i.3 Create a web page dedicated to information on Village economic Village Staff Short-term incentives and availability of sites for Consultants tenants and redevelopment projects. 3i.4 Create a social media presence, promotional events, marketing packets, Village Staff Short-term and long- and short-form marketing Consultants videos.

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Part 4. Funding Sources

Funding Sources. Economic development incentives and other funding sources are commonplace for communities seeking to offer the greatest flexibility in regards to development/redevelopment assistance. The following is a list of typical local and state programs.

Tax Increment Financing (TIF) Special Service Assessment Districts A Tax Increment Financing (TIF) District is a spe- These districts generate revenue in the form cial area designated by the City to make public of a special property tax, approved by proper- improvements within the district that will help ty owners, in a defined district. The proceeds generate private-sector development. Taxes de- from this tax are used to fund development/re- rived from increases in assessed property values development improvements which benefit the (i.e. the tax increment) resulting from new devel- property owners within the district. SSA funds opment are used to retire bonds issued to origi- can be used for infrastructure, maintenance, or nate the development or leverage future growth area management purposes in a geography de- in the TIF district. The following areas are subject fined by Deer Park. Such revenues can support to improvement via the use of TIF funds: bonding or generate a revenue stream for spe- • Public infrastructure cific projects for the defined geography. Typical • Streetscape eligible expenses include: • Land acquisition / write down • Marketing • Planning costs • Planning • Sewer and drainage • Streetscapes • Traffic control • Maintenance • Landscaping • Public/Private Management Organizations • Park improvements • Demolition • Utilities Other Tools and Funding Strategies • Street reconditioning and lighting • Property tax, equipment tax, sales tax re- • Water supply bates. • Environmental remediation • Façade improvement grants which may include consideration of internal build-outs and landscaping as an additional eligible Business Districts (BD’s) expense. Similar to TIF’s, specific areas of the community • Use of liquor licenses to stimulate quality are designated which allow municipalities to food and beverage business, which can be capture up to an additional 1.0 % in sales tax used in concert with facade improvement which must be reinvested into the respective funds, as applicable. area. TIF eligibility standards are utilized to de- • Reductions or elimination of fees for selected fine Business Districts. development initiatives.

Additional information. Details related to the above-mentioned tools and programs can be obtained from the Department of Community and Economic Opportunity (DCEO) www.commerce.state.il.us/dceo/. A comprehensive array of programs are offered including, but not limited to, grants to municipalities; the Advantage Illinois Program (small business lending, start-up’s, venture capital); local government assistance and training; a revolving business incentive fund; and others.

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Appendix

Overview

1. COMMUNITY PROFILE 2. ENGAGEMENT 3. MARKET ANALYSIS n 9 G

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Appendix 1. Community Profile

A Look at Trends, Land Use, and Demographics...

In order to plan for future growth and development in Deer Park it is important to understand how the community has changed over the years by looking at its demographics, housing and employment patterns.

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POPULATION Between 2010 and 2013 Deer Park experienced the following changes... The population of Deer Park has remained stable over the past decade, More 18-44 year olds with a slight decrease since 2000 from 3,396 to 3,200 residents according to the 2010 Census. This compared to Lake County which had a 9% increase in population between 2000 and 2010. Given the limited vacant land and existing residential build-out within the Village’s planning area, A+ 4% this stability in population is expected. Currently, the population is 50.5% male and 49.5% female. 18 - 44 year olds [4% increase or 135 ppl] AGE Less 45+ year olds The age of the residents is important to understand and anticipate relative to the type of housing stock, amenities and services needed in the community. The charts below show that between 2010 and 2013 there has been a A- 4% 4% increase in those aged 18 to 44 and a 4% decrease in those 45 years or older. These factors indicate that more youths and young adults are living 45 - 65+ year olds [4% decrease or 124 ppl] and staying in Deer Park for educational reasons or to pursue work. Addi- tionally, those older than 45 may also be leaving the Village to for various Younger Median Age living accomodations (senior homes, smaller houses, etc.) elsewhere. This may be a contributing factor to the decrease in median age from 45.7 years (2010) to 43.4 years (2013). This is a positive characteristic, especially when compared to Lake County where the median age increased from 33.8 to A43.4 36.7 between 2000 and 2010; an increase of 2.9 years or 9%. median age 43.4 years [45.7 years in 2010]

Age Variation in Deer Park 2010 - 2013

Data Source: U.S. Census Bureau 69 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Over the next 30 years we will see the predominant workforce of the community (ages 25 to 54) gradually retiring and maybe even downsizing into lower maintenance properties. In order to address these changes, the Village will need to attract more young adults and families to move back into the larger dwellings by highlighting the availability of good schools and quality life available to those living in Deer Park, while also ensuring that there are adequate facilities and services for seniors. Housing values and availability of a variety of housing types will also be important factors.

RACE

With respect to race, Deer Park is predominantly white. In 2010 the total population of white individuals came to 92.9%, followed by asian at 4.3%, and hispanic at 3.4%. According to the 2013 American Commu- nity Survey, since 2010 the population of white individuals decreased from 92.9% to 90.3%, whereas both asian and hispanic populations increased (4.3% to 6.8% for asian and 3.4% to 4.5% for hispanic) . Although small, it is important the Village be aware of this changing demographic to ensure service needs for population groups is well addressed.

EMPLOYMENT

Approximately 93.4% of the civilian population over the age of 16 are employed according to 2013 ESRI data. Of those who are employed, 77.8% have white collar occupations (27.4% business/financial/management, 25.7% professional, 14.3% sales, and10.4% administrative support). The rest are distributed among other service and blue collar occupations including production, transportation/material moving, and construction. This labor force is supported by jobs available in the region and not just within the Village.

Regarding educational attainment, 66.2% of Deer Park residents over the age of 25 have earned a Bachelor’s Degree or higher, far higher than that for Lake County which is 41.8%. This high level of educational attainment is reflected also in the high median household income of the community at $144,881 - also higher than Lake County, which is at $79,085.

HOUSING

As previously noted, current median household income is $144,881 in the area, nearly double that of Lake County which has a median household income of $78,423. Currently, 93.0% of the 1,144 housing units in the area are owner occupied; 3.5% renter occupied; and 3.5% are vacant. In 2010, there were 1,140 housing units in the area - 92.8% owner occupied, 3.4% renter occupied, and 3.8% vacant. The annual rate of change in housing units since 2010 is 0.16%.

Median home value in the area is $407,012, compared to a median home value of $280,900 for Lake County. In five years, median value for homes in Deer Park is projected to increase by 5.01% annually to $519,830.

Source: 2012 American Community Survey five-year estimates & ESRI Data

70 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

EXISTING LAND USE COMPOSITION

The Village is divided into four major land use types that reflect the existing, primary built nature of the community.

Low Density, Single Family Residential (Not to exceed 1.0 dwelling unit per gross buildable (net) acre. The Low Density Residential land use category represents the predominate pattern of large-lot, detached single family residential developments already present within the Village. This land use category also serves to preserve the semi-rural character of Deer Park and natural features of the land, including wetlands, woodlands and other vegetation or wildlife habitats. Public sewer and water service is not required for development in this category. All parcels smaller than one (1) gross buildable acre should be served by public water and sewer.

Commercial / Mixed Use This category includes the Town Center, Promenade, Hamilton Business Park, and other office, retail establishments, and shopping nodes predominately situated along Rand Road. This land use category is all encompassing being that it is reviewed via the Planned Unit Development process. It is intended to provide for a compatible mixture of office, research, and retail establishments that offer a wide range of goods and services in locations that abut or front, and have access to, either directly or via frontage roads, heavily traveled major arterial roads (i.e. Route 12, Rand Road). Relative to access, it is important to note the double frontage that exists along Lake Cook Road, providing an interesting and perhaps advantageous approach to access relative to land use.

This category requires a master site plan approach for the planned development of large parcels incorporating high quality design standards for building, landscaping and signs. It is also intended to encourage an integration of uses that encourage creativity in site planning by allowing flexibility in lot and building arrangements. These areas are served by public water and sewer utilities and well-buffered from adjacent residential uses.

Open Space The Open Space land use category includes existing public open space, parks, and recreation facilities owned or operated by the Village of Deer Park, existing natural areas and wildlife habitats owned by Lake County Forest Preserve District. This category also integrates lands sensitive to development, which contain unique environmental characteristics that should be preserved, including wetlands, floodplains, woodlands and prairies. In addition to their sensitive nature, these areas also provide the Village with such natural functions as flood storage and conveyance, pollution control, and wildlife habitats. (Note: Deer Park’s Park Plan is currently being completed by Hitchcock Design Group, updates of which will be integrated within the final Comprehensive Plan Update).

Public Land District This land use category applies to those public lands used for Village administrative and educational facilities, including the Village offices.

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Village of Deer Park Future Land Use Map ¹

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Sense of Place. Community Character. Open Space. Economic Development. Deer Park Town Center. Shopping. Parks and Trails. Upscale Dining. Synergy. Landscaping. Streetscape Amenities. Identity and Branding. Transportation. Values. Infrastructure. Services. Housing. Lighting. Entertainment. Housing. Historic Small-Townl Charm. Pedestrian Friendly. Vehe Farm. Events. Rand Road. School Districts. Safety. Wayfinding and Signage. Mixed-Use. Quality Architecture. Senior Living. Traffic-Generating Uses. Diversify. Office Centers. Hotel Tax. Planned Unit Development. Quality of Life. Natural Beauty. Sustainable. Outreach and Engagement. Parking. AppendixTraffic. Lake Cook Road. Design Guidelines. Vibrant 2. Community Engagement

Summary of Focus Group and Stakeholder Interviews

Over the course of June and July 2014, interviews were conducted with 16 community stakeholders/leaders. Community stakeholders included Village Trustees, Plan Commissioners of local developers, business and property owners, and Village staff. The purpose of these interviews was to seek local knowledge, information, perceptions and aspirations about the community from a variety of people who have specialized knowledge and involvement in the day-to-day issues facing Deer Park. A number of wide-ranging issues covered included such topics as economic development and finances, community services, housing, transportation, and infrastructure. A summary of the major themes and issues that were shared is provided below. An expanded summary of comments is provided in the Appendix.

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ECONOMIC DEVELOPMENT COMMUNITY FACILITIES

The strongest growth potential Speculative office development Community Facilities /Services is in the area of entertainment, is unlikely to occur and current Deer Park provides a high qual- particularly higher end food re- plans for office development will ity of life for both residents and lated uses, and other uses that not likely be realized . Attention business due to its accessibility provide the option of food and should be given to broadening and local amenities. With reor- beverage. Both the Village of the uses within Deer Park’s ex- ganization and additional, ac- Deer Park and existing business isting office/business parks with tive programming, better use in this sector would benefit from the addition of high quality mul- could be made of existing facil- extended hours of operation, as tiple-family developments, and ities, providing enhanced quali- sales tax resources are the main entertainment and recreational ty of life for Deer Park residents. source of Village revenues. Retail opportunities which would of- development should focus along fer life-style choices for employ- Deer Park is limited in the ame- Rand Road, a ‘large-format’ retail ees existing Deer Park residents. nities and services it is able store concept on Rand or Lake to provide. Village offerings Cook should be considered, and To remain competitive Deer should be enhanced to better there is a limited opportunity to Park needs to work with prop- serve residents with recreation explore luxury auto sales. Local erty owners to create desirable options (Note - The Deer Park hotels are at high occupancy and development sites, establishing Park Plan is nearing comple- Deer Park may be able to sustain reasonable price expectations, tion) and exploration should an additional high quality hotel. providing necessary infrastruc- be made into the possibility of ture and providing incentives residents gaining access to fa- Most new office projects are like Special Service Area(s) to cilities in adjacent communities locating near areas of better fund ongoing maintenance of in exchange for same access to transportation access and near commercial areas and a tax in- improved Deer Park facilities. transit facilities. crement financing (TIF) district.

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ZONING & DEVELOPMENT REVIEW PROCESS

The Village utilizes outside staff Streamlining the approval cri- The Village needs to clearly es- support services for building, teria would simplify decision tablish the utility, ownership zoning and plan reviews. This making and expedite the entire and annexation requirements has worked well for the Village process, seen as particularly and conditions, or to resolve and outside firms have been necessary in the case of minor these issues prior to advance responsive and timely with changes to existing businesses. the development of remain- reviews. Communication being sites in partnership with tween Village staff and consul- The codes are not obstructive Kildeer. Landscaping, light- tants would benefit from more to the approval process and ing, and setback requirements coordination early on in the they work well to reward larg- should be modified to better process. er property assemblages with align with previously approved more development potential, developments and parking The Planned Unit Development reducing small scale, piecemeal standards updated to relate process is not a barrier to de- development. Most issues re- more specifically to differing velopment, and staff provides lated to codes are logistical, restaurant types. clear and profession assistance. requiring clarification in order While flexible, The Village re- to better understand develop- view process is complicated ment requirements, particular- and cumbersome and desired ly in regard to utilities. outcomes lack clarity. Coordi- nation with and the inclusion of other agencies like the Lake Zu- rich Fire District, IDOT, MWRD, etc. in a pre-application process would help determine how best for applicants to move forward.

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TRANSPORTATION AND INFRASTRUCTURE ISSUES

Local and regional roads serve Local roads are heavily used by Deer Park well but expan- bicyclists and expansion of pe- sion will likely be necessary to destrian paths and bike lanes handle increased traffic. The on local roads will improve extension of Route 53 would connectivity throughout the enhance access to Deer Park Village. businesses while also helping to alleviate traffic congestion for trips that are not seeking a Deer Park destination. Work with IDOT and regional transit agencies to explore the additional traffic signals to enhance access to development sites and to explore the expansion of public transportation options in coordination with BACOG.

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9 Focus Group and Stakeholder Interviews

LIST OF INTERVIEWEES

• Frank Comber, Plan Commissioner • Ron Lunt, Hamilton Partners • Mike Rolfs, Hamilton Partners • Jan Koe, Plan Commissioner • Robert Kellermann, Village President • Dale Sands, Trustee • Alan Czarnik, Trustee • Lisa Blaszinski, DDR/Town Center • Joel Thomason, Trustee • Mark Van Ryne, Trustee • Len Kleinjan, Haegar Engineering • Todd Shaffer, Haegar Engineering • Rita Finley, Trustee • David Heidtke, Plan Commission Chair • Bill Koutsis, Plan Commissioner • Tim Beechick, Partner, Hamilton Partners • Daniel Cooper, Partner, Head of North America at 90 North Real Estate Partners LLP

SUMMARY OF FOCUS GROUP AND STAKEHOLDER INTERVIEWS

Provided below is a summary of the comments provided to the consultant team organized by topical area. Recurring ideas and comments that are shared among a majority of people interviewed are noted below in bold/Italic lettering. The comments were dividing into the following topic areas:

• Community Facilities/Services • Economic Development • Zoning and Development Review Process • Transportation and Infrastructure • Community Facilities/Services

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Focus Group and Stakeholder Interviews (continued)

Community Facilities/Services • Need clarification on availability and capacity of water service currently supplied by the Village of Palatine. • Identify water allocations as they relate to the development of each remaining vacant or underutilized property along Rand Road and the triangle. • Village should explore water service from other nearby communities or the County. • The Planned Unit Development process is not a barrier to development, and staff provides clear and profession assistance. • Explore the relocation of the Village Hall on the current site or other location in the Village as part of a long range facility plan (3-7 yrs.). Consider conversion of the Barn for administrative uses and eliminate special events as they are not profitable. • The barn and site is an underutilized asset. Consider potential reuses, and expand programming – more civic/holiday functions, fishing ponds. • Fire District station in the triangle will likely be vacated. • Due to Deer Park’s limited population residents are required to pay non-resident fees for recreational facilities in adjacent communities. Explore benefits Deer Park can offer in return for reducing fees. • The Village is limited in the services it provides its resident due to limited municipal facilities and staffing. Village services should be enhanced to better serve residents. • Continue to expand recreation options through improvements in local parks (programs, pool). Need to move away from parks as passive open spaces and better utilize for programs and active uses.

Economic Development • As the Village matures there need to be a better understanding of the amenities, resources, and types of development that will sustain the Village as a high quality community. • Focus on attracting young professionals and families (millennial) to enhance the market for retail and entertainment uses. • Attract more employees to provide the local day-time support for local businesses. • Demand for speculative office development is not likely to occur in the near future. Current plans for large 7 story buildings will not likely be realized. Most new office projects are locating near area of better transportation access and near transit facilities. • The trend of development within traditional business parks is to provide for a variety of uses to encourage living, working, entertainment and recreational opportunities for employees. • Consideration should be given to broadening uses within Deer Park’s office park with high quality multiple-family developments to offer life-style choices for employees and older residents of Deer Park seeking simpler living arrangements. Typical multiple family development are 250-300 units to provide sufficient economies of scale for ongoing management and amenities (community

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Focus Group and Stakeholder Interviews (continued)

centers, recreation) in a ‘club’ environment. • Significant development capacity exists on the Continental property (400,000 to 500,000 square feet of development potential). Property still attractive as office site, but a lot of vacant office space in the market will discourage development. Will need lease commitments before development of new buildings. • Explore interim uses on vacant sites until the market demand surfaces. • Consider establishing a Special Service Area(s) to fund ongoing maintenance of commercial areas and for continued economic development programs. • Concern that overall taxes and fees currently too high and could discourage development. • Expand the Village role in attracting desirable commercial development through the use of financial incentives such as tax increment financing (TIF). • Focus on retail development along Rand Road (banks, restaurants, home improvements, luxury auto, indoor sport center), particularly higher end food related businesses. Other food options like fast-casual restaurants are likely already absorbed by other developments in adjacent communities. • A ‘large-format’ (big-box) retail store concept on Rand or Lake Cook Roads (similar to Meyers on Lake Cook Road) should be considered. • To remain competitive Deer Park needs to be proactive in working with property owners to create desirable development sites, providing incentives, and establishing reasonable price expectations, and providing the necessary infrastructure in a timely fashion. • Retail development along Lake Cook Road not desirable by businesses due to setback from the Road. • Consider expanding high quality hotels (Hilton, Hyatt) as this market is underserved in Deer Park, and there is a growth in the limited service and extended stay hotel formats with 4-6 stories (ex: Schaumburg area hotels being developed). Currently local hotels at high occupancy. Future hotel uses tied to future of Continental property reuse and expansion. • There are limited opportunities to explore auto sales uses given competing locations nearby, with the exception of possible exclusive, luxury automobiles, similar to offerings in Highland Park and Hinsdale IL. • Need to consider reuse options for larger users that may be subject to change over the next 5 years. • The Village should assist in the marketing of vacant sites and buildings. • Explore the establishment of a health club business, and other complimentary uses such as youth sports and department stores within the triangle. • Consider small commercial use for the Sheppard property, and explore partnership with Palatine. • Local office and retail vacancies, particularly for medical building and Promenade center, due to high rent and lack of cooperation from ownership due to foreclosure process. • Strongest growth potential in entertainment sector (restaurants), and other uses that provide food and beverage options. Extend hours of operation. • Need to expand sales tax resources as this is the main source of Village revenues. • Prohibit residential uses on Rand Road. • Continue to explore senior assisted living options as they have positive impact on the community, and families, and provide options for residents to remain in the Village. • Need to communicate the positive attributes of the Village (green orientation, hotels, parks, trails, high end retail) as incentives for new residents and businesses.

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Focus Group and Stakeholder Interviews (continued)

• Explore providing higher density multiple-family options at the NE Quentin-Long Grove intersection. Zoning and Development Review Process • Consider changes to PUD process to allow for minor deviations to standards without full review by the Village boards. Particularly for minor changes to existing storefronts. This will streamline the process for retailers who have a small window of time to open for key holiday seasons. Need to clarify level of required review – staff, Building Review Board, and/or Plan Commission. • Consider allowing temporary signs to support retailers. • Need to create more certainty in the development review process by reducing conflicts and streamlining the review of projects, particularly minor changes. • The Village depends on outside staff support services for building, zoning and plan reviews. This has worked well for the Village and outside firms have been responsive and timely with reviews. However, communication between Village staff and consultants would benefit from better coordination early in the process. • Consideration should be given to requiring all applications be subject to a pre-applications review process with all staff and consultants present to secure consensus on issues and inter- pretation of local codes. Develop a plan review checklist for developers/petitioners to assist in understanding the Village process and requirements. • The current system of requiring developers to pay for plan review services is an effective approach to limiting addition Village staff, and not seen as a burden to developing. • The codes do not present a lot of problems, obstacles to the approval process; most issues are logistical, requiring better coordination to understand development requirements, particularly for utilities. • The Village needs to clearly establish the utility, ownership and annexation requirements and conditions, or to resolve these issues prior to advance the development of remaining sites. Need to coordinate with Kildeer on procedures and submittal requirements. Eliminate Village Board approvals for individual water allocation plans once final plan determined. • Modify submittal requirements to make less burdensome. Coordinate with other agencies, like the Lake Zurich Fire District and the MWRD, to clarify processes and codes that apply. Include other agencies in pre-application process. • The positive aspect of the Planned Development process is that it is flexible, but need’s more clarity on desired outcomes. • Modify regulations clarify requirements for landscaping and setbacks to be more in line with approval of previous developments. Specify lighting requirements/heights, and refuse standards in code based on development history. • Update parking standards to provide for better differentiation for restaurant types. • The Village review process is complicated and cumbersome. • Consider expanding staff to better manage work flow. • The codes work well to reward larger property assemblages with more development potential, which reduces small scale, piecemeal development. • Expand the number of Plan Commission meetings each month to accommodate quicker approvals and review of changes.

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Focus Group and Stakeholder Interviews (continued)

Transportation and Infrastructure Issues • Flooding issues – impact on local business, homes, and public services. Continue Village programs to address these issues. • Support the extension of Route 53 to enhance assess to Deer Park businesses. The extension would also help to alleviate traffic congestion for trips that are not seeking a Deer Park destination. • Explore the expansion of health care and medical uses that cater to an aging population that can serve as activity generators for local businesses. • Capacity of local roads should be improved, but expansion would likely conflict with residential areas. Higher speeds and more traffic on local roads may also conflict with bike and pedestrian paths. • Local roads are heavily used by bicyclists. Need expansion of pedestrian paths and bike lanes on local roads to improve connectivity throughout the Village. Improve Cuba Road bike access to Cuba Marsh. • Explore the expansion of public transportation options in coordination with BACOG. • Work with IDOT to explore additional traffic signals to enhance access to development sites, and establish financing through recapture or SSAs. • Consider establishing an area wide stormwater detention facility for the triangle area financed through recapture agreements. • Developing an internal collector road along Rand Road is essential to improve access to potential development sites. • Create a community wide signage wayfinding plan

Other Comments • Deer Park maintains a high quality of life for both residents and business locations due to its accessibility and high quality local amenities. • The long term vision for Deer Park should be to maintain its presence as the center of high quality commercial center for the northwest suburban area. • Need to acknowledge that the vision for the Village is only 50% complete – focus should be on completing the vision by leveraging the Village’s assets – a center of area-wide high quality retail experience, residential areas, open spaces and recreation. • Continue to build trust between residents and Village officials through outreach efforts and programs tailored to resident’s needs. • Promote Deer Park as a ‘green’ oriented community that values conservation.

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Appendix 3. market analysis

Overview

Deer Park has well established itself in the region as a high quality retail destination providing a variety of shopping, working and entertainment uses. As Deer Park plans for the next wave of economic activity, the analysis of the market potential for remaining vacant and underutilized properties is necessary to best position the Village in capturing new economic potential. This market analysis has been conducted to understand the specific market opportunities in Deer Park, by understanding local and regional trends and competitive developments. This assessment identifies Deer Park’s strengths through analysis of existing and trending demographic data as well as identifying retail opportunities and the potential for new business. This study will inform potential future land use recommendations within the Comprehensive Plan for key development areas.

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TRADE AREAS

The Trade Areas area centered around Town Center. The dark shade

LakeLake ZurichZurich represents the Local Trade Area and the light- er shade represents the

Kildeer Regional Trade Area.

Deer Park Barrington Bu alo Grove

Palatine InvernessInverness

-XO\ 0DGHZLWK(VUL%XVLQHVV$QDO\VWMethodology (VUL ZZZHVULFRPED 7U\LW1RZ 3DJHRI Understanding markets is done dents will seek to purchase community in general. The vari- through a review of a variety of goods at competing locations. ables that factor into a business data sources and analysis tied It should also be noted that deciding on a location vary by to specific trade areas. In order the Town Center has a much site and by the types of busi- to analyze the market condi- bigger impact on the region ness (and even between spe- tions for Deer Park, a trade area than those within a ten minute cific companies selling similar analysis was conducted for the drive time, as this is considered products). The purpose of the following geographic areas: a destination use. The trade market analysis for the Com- • Local Trade Area: area boundaries were cen- prehensive Plan is to identify 5 Minute (Drive Time) tralized around the Deer Park the types of businesses that Town Center as opposed to the may seek a location in Deer • Regional Trade Area: Village’s geographic center. This Park, and are appropriate for 10 Minute (Drive Time) was due to the Town Center the community. Commercial The Local Trade Area represents being the largest commercial users considering Deer Park lo- the primary locations where draw within Deer Park and the cations will conduct their own residents will seek to purchase fact that the east side of the Vil- market evaluations for specific a majority of their daily needs. lage is the only part of commu- sites they may be considering. The larger Regional Trade Area nity with commercial uses. The opportunity through the represents a broader market Comprehensive Plan is to un- This analysis is not intended of consumers that may choose derstand what uses are a good to match or attract a particu- Deer Park as a location to shop, fit for the Village and set a pro- lar user to a specific site, or the eat, or work, or for which resi- cess for attracting them.

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Demographics

Assessing demographic data and trends will assist TRADE AREA AGES in telling the story on the characteristics of potential customers to businesses within the trade areas. Pop- 5.0% 3.2% ulation trends and forecasts, household composition and income statistics, educational attainment, and 22.1% employment information provide an understanding 11.7% of the potential spending power within the trade 2013 3.2% LOCAL5.0% area. While the demographics of Deer Park residents 3.2% TRADE have been discussed in a previous chapter, the 5.0%data 17.7% AREA AGES 13.1% provided for this market analysis specifically exam- ines the characteristics of people living within both 14.1% 13.1% trade areas. 11.7% 22.1% 11.7% 22.1% 5% 2013 POPULATION & AGE 6% 2013 LOCAL 20% The overall population within the Local Trade Area is LOCAL TRADE currently 29,191 and the population within the Re- 13% 17.7% 2013 gional Trade Area is currently 167,043. With respect TRADE REGIONALAREA AGES 13.1% to age, both the neighborhood and the17.7% regional trade AREA AGES TRADE13.1% 12% area have a younger population with a median age of AREA AGES 18% 37.1 and 40.5 respectively. To view it in another way, 12% more than half the population in both trade areas are 14%14.1% 13.1% below the age of 45 and the largest percentage of the 13.1% population are between the ages of 0 and 14. 14.1% 0-14 15-24 25-34 35-44 45-54 55-64 65-74 75+

HOUSEHOLDS 0-14 15-24 25-34 35-44 45-54 55-64 65-74 75+

With an average household size of 2.84 for the Lo- cal Trade Area and 2.62 for the Regional Trade Area, HOUSEHOLD INCOMES the households are slightly above the state average Local Trade Area of 2.47 (U.S. Census 2010). When examining household income, the residents within both trade areas Median Income: $92,062 have high median and average incomes. Households H Median Home Value: $360,334 within the Local Trade Area have a median household income of $92,062, compared to households within Regional Trade Area the Regional Trade Area that have a median income Median Income: $87,024 of $87,024. The median home value is $360,334 for H Median Home Value: $324,835 the Local Trade Area and $324,835 for the Regional Trade Area.

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Demographics (continued)

EDUCATION The Local Trade Area employs the most people in the following industries: Both trade areas consist of highly educated populations. For those over the age of 25, about half the population of the trade areas have a 4-year bachelor’s 27.8% Retail Trade degree and about 18% have a graduate or professional degree. Also, the number of people without a high Accommodation & school diploma is very low (under 10%) in both trade 9.9% Food Services areas. Administrative & 9.1% Support EMPLOYMENT Professional, Scientific, When analyzing adult employment (ages 16 and up) 7.5% and Tech Services by occupation, about 74% of those within the Local and Regional Trade Areas work white collar jobs as professionals. A smaller amount (13%) work blue collar The Regional Trade Area employs the jobs in production and transportation/material mov- most people in the following industries: ing. In terms of where Deer Park residents work, 98.2% of residents work outside the community. Mainly residents commute to Chicago, with the surrounding 14.5% Retail Trade municipalities drawing a smaller selection. Those who are employed in Deer Park are typically from Chicago, Wholesale Trade Palatine, and Lake Zurich. 11.7%

Professional, Scientific, FINDINGS 9.8% and Tech Services

The people who spend their dollars in the Deer Park Administrative & markets are generally young, well-educated families 9.6% Support with above average incomes. They live in the area but work outside of Deer Park, typically in white collar professional jobs. This demographic profile if favorable for high end retail businesses, such as those found in the Deer Park Town Center, and provides opportunities to expand commercial business offerings.

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Retail Opportunities

THERE ARE TWO WAYS TO LOOK COMPETITIVE ALIGNMENT AT RETAIL ATTRACTION: Understanding local marketing potential is both de- 1. OPPORTUNITY GAPS pendent on local demographic characteristics and The first method is to determine re- the availability of products or competing businesses tail opportunity gaps - the types of in the trade areas. This section describes the compet- retail stores in which local demand itive alignment of the trade area by identifying shop- exceeds supply. ping centers and major retailers that are represented and to understanding existing retail trends. This in- 2. COMMUNITY STRENGTHS formation is illustrated in the map on the next page. The second method is to build on area strengths – those instances in Deer Park is composed of two co-existing markets: which customers are coming into convenience goods in which consumers tend to travel the trade areas to purchase goods short distances, and specialized merchandise in which and supply exceeds local demand. consumers travel 10 to 15 minutes or more. In this case, the center of the market area includes the Town Center that draws from the Regional Market Trade DEER PARK IS COMPOSED OF Area. Stores include Apple, Sephora, Crate & Barrel, TWO CO-EXISTING MARKETS: William Sonoma, and Banana Republic. These stores specialize in providing guests with high end unique 1. CONVENIENCE GOODS items such as kitchen appliances, business attire, and Convenience goods are goods for home décor. which consumers tend to travel short distances. For everyday goods, general merchandise can be found concentrated near the Village Square Shopping 2. SPECIALIZED MERCHANDISE Center in Lake Zurich and Deer Grove Center in Pala- Consumers travel 10 to 15 minutes tine. Major “big box” retailers such as Wal-Mart, Tar- or more for specialized merchan- get, Costco, Jewel, and Home Depot provide a wide dise. variety of daily necessities and home improvement supplies to nearby residents in adjacent communities.

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Competitive Alignment Map

Retail Gap Analysis

Understanding retail potential green values revealing a retail indicate the potential for a par- is determined by analyzing sup- gap, meaning local demand is ticular store. Even a seemingly ply and demand through a Re- greater than supply). large sales gap may not trans- tail Gap Analysis. The data for late into the level of sales need- this analysis is provided in the Overall, the data shows that ed for a new retail store. To get tables on pages 24 & 25. They most retail categories indicates an indication of the potential show the retail potential and that there is sufficient demand for new stores, the Retail Gap retail sales for different busi- for goods with few opportuni- amounts should be divided by ness classifications. The gap ties for new retail uses, mean- typical sales per square foot analysis illustrates differences ing people are coming into the for types of stores to provide between supply and demand trade area to do their shopping a complete understanding of within each category (the nega- and that local demand is being the type and size of store that tive red values indicating a sur- met. However, on their own could be attracted to the trade plus in supply, and the positive these numbers do not directly area.

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Retail Gap Analysis (continued)

OPPORTUNITIES has a variety of high quality these materials, especially fast-food restaurant styles Home Depot, but the de- Based on the retail data it is and types, but should focus mand may be sufficient to clear that both trade areas on increasing this base to in- support a competing store. have an adequate supply for clude high-end, fine-dining As discussed previously, to many of the retail business style restaurants that bring maintain a consistent char- groups. There are only a few in even more regional cus- acter within the Town Center categories which are consid- tomers seeking the quality area it may be challenging ered to have a potential op- experience provided by the for Deer Park to identify ap- portunity or gap in supply. Town Center. propriate sites and to deter- In the Local Trade Area, there mine whether the market is is potential for a specialty au- Building materials and sup- large enough to accommo- tomobile vehicle dealership. ply stores is the only other date a large big box store. Consistent with the charac- category within the Region- ter of Deer Park and the high al Trade Area that may have quality retail provided in the potential for growth. There Town Center, there may be already exists several big an opportunity to attract a box stores within the region- smaller, customized high end al trade area which provide car dealership which caters directly to nearby residents. While auto dealerships tend to want large lots of land for their inventory, there are ex- amples of these smaller dealerships which are successful, such as the Route 14 corridor in Highland Park, and along Ogden Avenue in Hinsdale, Clarendon Hills and West- mont.

Another retail use with potential in the Local Trade Area as well as the Regional Trade Area is Food Services and Drinking Establish- ments. The regional trade area gap is much larger than that of the local trade area. There may be an opportunity to attract a smaller, customized high-end car dealership The Town Center already which caters directly to nearby residents.

88 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Local Trade Area Retail Gap Table

Leakage/ Demand Supply Number of Industry Summary NAICS Retail Gap Surplus (Retail Potential) (Retail Sales) Businesses Factor

Total Retail Trade 44-45, $427,667,569 $584,144,209 -156,476,640 -17.8 238 and Food & Drink 722

Total Retail Trade 44-45 $380,297,168 $553,314,133 -173,016,965 -21.3 200

Total Food & Drink 722 $47,370,401 $30,830,076 16,540,325 21.2 38

Leakage/ Demand Supply Number of Industry Group NAICS Retail Gap Surplus (Retail Potential) (Retail Sales) Businesses Factor

Motor Vehicle & Parts 441 $79,254,130 $42,220,184 $37,033,946 30.5 20 Dealers

Furniture & Home 442 $9,360,305 $36,968,398 -$27,608,093 -59.6 21 Furnishings Stores

Electronics & 443 $11,431,251 $52,991,547 -$41,560,296 -64.5 12 Appliance Stores

Bldg Materials, Garden Equip. & 444 $15,583,798 $31,505,577 -$15,921,779 -33.8 12 Supply Stores

Food & Beverage 445 $66,486,389 $100,294,815 -$33,808,426 -20.3 22 Stores

Health & Personal 446, 4461 $34,962,306 $88,939,046 -$53,976,740 -43.6 17 Care Stores

Gasoline Stations 447, 4471 $41,982,119 $9,572,626 $32,409,493 62.9 6

Clothing & Clothing 448 $27,140,469 $48,823,516 -$21,683,047 -28.5 35 Accessories Stores

Sporting Goods, Hobby, Book & Music 451 $11,053,318 $28,360,067 -$17,306,749 -43.9 13 Stores

General Merchandise 452 $74,133,136 $100,636,837 -$26,503,701 -15.2 7 Stores

Miscellaneous Store 453 $8,909,947 $13,001,520 -$4,091,573 -18.7 35 Retailers

Food Services & 722 $47,370,401 $30,830,076 $16,540,325 21.2 38 Drinking Places

Source: ESRI and Dun & Bradstreet, 2013

89 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Regional Trade Area Retail Gap Table

Leakage/ Demand Supply Number of Industry Summary NAICS Retail Gap Surplus (Retail Potential) (Retail Sales) Businesses Factor

Total Retail Trade 44-45, $2,454,514,945 $2,937,979,821 -$483,464,876 -8.3 1,192 and Food & Drink 722

Total Retail Trade 44-45 $2,183,199,512 $2,741,120,385 -$557,920,873 -10.5 961

Total Food & Drink 722 $271,315,433 $196,859,436 $74,455,997 15.9 231

Leakage/ Demand Supply Number of Industry Group NAICS Retail Gap Surplus (Retail Potential) (Retail Sales) Businesses Factor

Motor Vehicle & Parts 441 $452,915,961 $565,898,271 -$112,982,310 -11.1 58 Dealers

Furniture & Home 442 $53,589,961 $97,481,325 -$43,891,364 -29.1 77 Furnishings Stores

Electronics & 443 $65,411,056 $103,365,990 -$37,954,934 -22.5 64 Appliance Stores

Bldg Materials, Garden Equip. & 444 $89,676,383 $75,811,201 $13,865,182 8.4 63 Supply Stores

Food & Beverage 445 $383,440,444 $455,854,605 -$72,414,161 -8.6 115 Stores

Health & Personal 446, 4461 $202,366,014 $351,136,184 -$148,770,170 -26.9 76 Care Stores

Gasoline Stations 447, 4471 $240,579,202 $202,116,674 $38,462,528 8.7 30

Clothing & Clothing 448 $155,107,637 $170,893,389 -$15,785,752 -4.8 139 Accessories Stores

Sporting Goods, Hobby, Book & Music 451 $63,028,698 $73,810,781 -$10,782,083 -7.9 82 Stores

General Merchandise 452 $425,882,679 $587,249,566 -$161,366,887 -15.9 31 Stores

Miscellaneous Store 453 $51,201,477 $57,502,399 -$6,300,922 -5.8 226 Retailers

Food Services & 722 $271,315,433 $196,859,436 $74,455,997 15.9 231 Drinking Places

Source: ESRI and Dun & Bradstreet, 2013

90 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Building on Strengths

Deer Park should focus on what it does well by building on cur- OFFICE rent strengths. There are several industry groups that are thriving OPPORTUNITIES within the community. The Town Center already has an identity as a high end retail and entertainment environment and should With current employment and build on this identity and traffic volume it generates. transportation trends, there may be demand in the future for more office uses within Deer Park. As The retail categories which do the most amount of retail sales previously stated, almost all res- within the Local Trade Area are: idents commute outside of the community for work and most of them travel to Chicago. With high • General Merchandise Stores ($100,636,837) office rental prices within Chicago, • Food & Beverage Stores ($100,294,815) Deer Park residents may pursue local offices to lower commute times • Health & Personal Care Stores ($88,939,046) and provide lower rents. Providing offices within the community will • Electronics & Appliance Stores ($52,991,547) enhance the local job market, pro- • Clothing & Clothing Accessories Store ($48,823,516) viding important day time activity for local restaurants and retailers. Typically people support these types of retailers within the Local Trade Area regardless of the high supply. Deer Park should plan for the potential expansion of these types of to solidify and capitalize on the identity it has already established.

This is especially true for clothing stores. Deer Park provides the region specialty clothing retailers which are not abundant throughout the region. By continuing to pursue unique and rare clothing stores, Deer Park will continue to bring in more shoppers from farther away.

CURRENT COMMERCIAL PROPERTIES FOR SALE

Lot Size Asking Price per Address Property Type (acres) Price Acre

20346 N Rand Road Commercial Land 6.37 $3,400,000 $533,752

000 Route 12 & Quentin Road Commercial Land 5 $1,500,000 $300,000

21180 Rand Road Office Land 7.4 $2,300,000 $310,811

W Field Parkway Office Land 1.5 $1,200,000 $800,000

Source: Retail Properties for Sale, Loopnet 2012

91 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Hotel Analysis

Lake Zurich 22

12 Kildeer Bu alo Deer Park Grove

Barrington House Bed & Breakfast

Barrington

1 Palatine

3 12

Sources: Esri, DeLorme, NAVTEQ, TomTom, Intermap, increment P Corp., GEBCO, USGS, FAO, Hotel Regional Location Map NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, and the GIS User Community

HOTELS

Currently, Deer Park has one hotel within its boundaries: The Hampton Inn & Suites. It should also be noted that High occupancy at this hotel and planned expansion of office development may re- the surrounding presence sult in the demand for more hotel rooms. Village officials have expressed an of business and office uses interest in pursuing the location of another hotel within the community. While drives the use and occu- determining the market for specific uses such as a hotel is beyond the scope pancy of hotels via confer- of this analysis, a survey of other nearby hotels is provided to help with under- ences and non-permanent standing competitive locations and impact on Deer Park’s market potential. As work schedules. The future illustrated in the map above, the majority of hotels in the region are located presence and viability of near the Route 53 and Dundee Road intersection. Hotels typically prefer to these uses within Deer Park develop near areas of high traffic for visibility, and to offer customers quick and it’s surrounds must be access to Chicago and major transportation hubs. The proximity of this cluster considered when determin- of hotels to Deer Park suggest that future opportunities may be limited, and ing future opportunities for will require careful study to ensure a successful business. Alternatively, the fu- hotels. ture presence of the Solana Senior Living Community is expected to house 215 residents and with it draw visitors that may require overnight/extended stay accommodations when situating loved ones and visiting.

92 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

Pharmacy Analysis

Lake Zurich

Kildeer Deer Park Bu alo Grove Barrington

Palatine 12

Pharmacy Regional Location Map Sources: Esri, DeLorme, NAVTEQ, TomTom, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Japan, METI, Esri China (Hong Kong), swisstopo, and the GIS User Community PHARMACIES

Although well represented within the regional trade area (see map above), analysis of the local trade area suggests possible opportunity for additional personal area and health retail store, as no stores are located within Deer Park. With the opening of a new senior living facility located within Deer Park, the presence of high quality regional destination uses, and expanded mixed-use development potential, a national pharmacy chain may have potential success within the Village. Locating a pharmacy within the Village may provide a service to those who otherwise have to travel outside the community. With more seniors living in the area, expanding employment and residential base, there may be sufficient demand for a pharmacy within a short walking distance.

93 2014 DEER PARK COMPREHENSIVE PLAN UPDATE

(End Review of Deer Park Comprehensive Plan Update | Draft 2014)