Planning & Zoning Committee

PLANNING & ZONING COMMITTEE NORTHBROOK PUBLIC LIBRARY, 1201 CEDAR LANE MARCH 1, 2016, 5:30 P.M. Pollack Room Please note this meeting will not be in the Village Hall due to Early Voting The Planning & Zoning Committee of the Village of Northbrook Board of Trustees will hold a meeting on Monday, March 1, 2016, at 5:30 p.m. at the Northbrook Public Library. The following will be discussed. MEETING AGENDA Please note a “light” dinner will be served at the Village Hall for Board Members Attending 1. CALL TO ORDER 2. HEAR FROM THE AUDIENCE 3. DISCUSSION: 1000 Skokie Boulevard – Life Time Fitness Mixed Use Development (PCD-15-15) 4. ADJOURN Jim Karagianis, Chair Planning/Zoning Committee Members: Trustee Buehler Trustee Heller Village of Northbrook Cook County, Illinois March 1, 2016 The Village of Northbrook is subject to the requirements of the Americans with Disabilities Act of 1990. Individuals with disabilities who plan to attend this meeting and who require certain accommodations in order to allow them to observe and/or participate in this meeting, or who have questions regarding the accessibility of this meeting or the facilities, are requested to contact Greg Van Dahm (847/664-4014) or Debbie Ford (847/664- 4013) promptly to allow the Village of Northbrook to make reasonable accommodations for those persons. Hearing impaired individuals may call the TDD number, 564-8645, for more information.  MEMORANDUM VILLAGE OF NORTHBROOK DEVELOPMENT AND PLANNING SERVICES DEPARTMENT TO: RICHARD A. NAHRSTADT, VILLAGE MANAGER FROM: DAVID SCHOON, ASSISTANT DIRECTOR DATE: March 1, 2016 SUBJECT: PCD-15-15: 1000 SKOKIE - LIFE TIME FITNESS MIXED USE - REVISED PLANS BACKGROUND On March 1, 2016, the Planning & Zoning Committee is scheduled to review further revisions to the zoning and subdivision relief application submitted by LTF Real Estate Company, Inc., (“Applicant”), as the contract purchaser of the property located at 1000 Skokie Boulevard (the “Subject Property”), which is owned by Skodun LLC (the “Owner”). The Applicant is seeking concept plan and tentative plat approval to construct a mixed use development project consisting of a luxury apartment building, a physical fitness facility, and a child day care facility. At the January 12, 2015, Village Board meeting, the Board was scheduled to consider the following legal documents approving the requested zoning and subdivision relief (a copy of those meeting minutes are attached). A. An Ordinance Amending the Zoning Code to Permit Properties Within 400 Feet of the a Residential Lot Line to be Rezoned to the O-4 Boulevard Office District; B. An Ordinance Rezoning the Subject Property to the O-4 Boulevard Office District; C. An Ordinance Granting Special Permits for a Planned Development with a Floor Area Ratio No Greater than 0.73, a physical fitness facility, a child day care facility, and multiple family dwellings in the O-4 District; and D. A Resolution Approving the Development Concept Plan and the Tentative Plat of Subdivision, and Providing Conceptual Approvals of Certain Special Permit Uses, Variations, and Waivers. At that meeting the Applicant agreed to reduce the total number of apartment units by 10% in response to concern expressed by Board members that the residential portion of the development was too dense. The Board also voted to send the application to the Planning and Zoning Committee to review how the Applicant proposes to change the design of the residential building to accommodate the 10% reduction in units and to review the traffic circulation around the Children’s Learning Adventure (“CLA”) day care facility. Since the January meeting, the Village has received the attached additional written public comments. REVISED PLANS Density Reduction. The Applicant has submitted the attached revised site plan, landscape plan, building elevations, and perspective drawings illustrating how it proposes to change the residential building design to reduce the number of apartment units by 10%. (It should be noted that the Applicant has informed staff that at the March 1 meeting, it intends to show a more refined image of the Page 1 proposed building design changes.) The proposed redesign of the building would eliminate 34 units, reducing the total number of units to 304. The gross floor area of the residential building would also be reduced by 52,000 square feet to a total of 386,000 square feet, a 12 % reduction. The Applicant also proposes to maintain the same parking ratio for the residential building of 1.78, which will lead to a reduction in the floor area of the parking garage. As the attached plans show, the Applicant proposes to reduce the massing of the building by eliminating a wing along Sunset Ridge Road. This redesign would expose more of the exterior wall of the parking garage. The Applicant has stated that the “parking garage will be constructed of attractive and high- quality materials consistent with the remainder of the building and development”. For comparison purposes, staff has also attached copies of the site plan, landscape plan, and residential building design that were presented at previous Board meetings. Also for comparison, staff has provided two comparison tables. One compares the current version of the project with the previous version of the project as well as the NorthShore 770 project. The second table compares the floor area ratio of the current version of the project with other recent major development projects in the community (NorthShore 770, The Lodge, and North Shore Place). Day Care Traffic Circulation. The Applicant has provided information regarding how pick-up and drop- off would occur at the CLA facility. As it described during the Plan Commission public hearing process, children are generally picked-up and dropped-off by one of two means: (1) by caregivers in cars or (2) by CLA vans/small buses as part of the before- and afterschool care programs. Caregivers are required to park their cars and walk the children into and out of the facility. The Applicant proposes designating 100 parking spaces near the CLA facility entrance as “Reserved for Children’s Learning Adventure Pick-up/Drop-Off 7 a.m.-9 a.m. and 4:00 p.m.-6:00 p.m.” In the attached letter, the Applicant further elaborates on the pick-up and drop-off process. As with the other CLA facilities across the country, the Applicant had proposed that CLA vans/small buses would park in a standard parking space near an entrance of the facility to pick-up and drop-off children. Regarding this arrangement, the Plan Commission resolution regarding the proposed project included a condition stating “The Applicant shall provide a marked loading zone exclusively for vans and buses servicing the CLA building, which loading zone shall be oriented parallel and adjacent to the main entrance of the CLA building.” The draft concept plan resolution the Board was scheduled to consider on January 12 contained such a condition. The Applicant has revised the site plan to incorporate such a loading area for vans and small buses. In doing so, the Applicant will lose 14 parking spaces along the north face of the CLA building. However, the Applicant has been able to find locations scattered throughout the surface parking lot for additional parking spaces. The net loss of parking would be only 9 spaces. During the Plan Commission public hearings, the Commission spent a considerable amount of time working with the Applicant regarding the adequacy of parking and the circulation for the Life Time Fitness (“LTF”) and CLA facilities. Though the Applicant believed that its initial amount of proposed parking for the two uses was adequate, the Applicant worked with the Commission to increase the number of surface parking spaces by 17. The Applicant then also proposed to landbank 68 parking spaces along Skokie Boulevard in the event it was determined by the Village Board in the future that additional parking spaces becomes necessary once the facilities had been up and running. (It should be noted that on the attached revised site plan, the Applicant has found locations long Skokie Boulevard for 4 additional landbanked parking spaces, bringing the total to 72). The current draft of the concept plan resolution states that the requirement to maintain the landbanked parking area shall be in effect five years from the date of the issuance of the last certificate of occupancy for any of the proposed three uses. If after that period, the Village has not required the Applicant to install the landbanked parking Page 2 spaces, the Applicant would be released from the landbanking requirement. Other Plan Change to Note. In addition to changing the footprint of the residential building as well as the parking as described above, the Applicant has also slightly changed the Sunset Ridge Road driveway configuration to the parking garage to better accommodate moving vans’ access to the interior loading bay. This driveway still contains separate in and out lanes and would still only allow right-in, right-out, and left out turning movements. Left-in turn movements would still be prohibited. SUMMARY The Board requested that the Planning and Zoning Committee review two specific issues and to forward its recommendation to the full Board. With that in mind, staff suggests that the Committee consider the following two questions: 1. Does the Applicant’s proposed redesign of the residential building to reduce the number of units by 10% address the Board’s concerns regarding the density of the proposed project? 2. Does the Applicant’s proposed pick-up and drop-off of children at the CLA building, including the addition of a designated lane for vans and small buses, adequately address the Board’s concerns regarding site circulation in the parking areas for the CLA and Life Time Fitness? If the Committee should be ready to make a recommendation based upon the Applicant’s submittal, staff is prepared to make the appropriate revisions to the approval documents for the full Board’s consideration at the March 8 Board meeting. At the March 1 meeting, Village staff and the Applicant will be prepared to make presentations regarding the proposed revisions and to answer any questions. Page 3  Board of Trustees 1225 Cedar Lane Northbrook, IL 60062 Regular Meeting www.northbrook.il.us ~ Excerpts from Minutes ~ Debbie Ford (847) 664-4013 Tuesday, January 12, 2016 7:30 PM Board Room 1. ROLL CALL Attendee Name Title Status Arrived James Karagianis Trustee Present A.C. Buehler Trustee Present Michael Scolaro Trustee Present Todd Heller Trustee Present Kathryn Ciesla Trustee Present Bob Israel Trustee Present Sandra Frum Village President Present COMMITTEE REPORTS 10. PLANNING/ZONING B. 1000 SKOKIE BOULEVARD Village Attorney Elrod noted the ordinances and resolution are included in the packet. Trustee Karagianis stated he does not feel the project is appropriate for Northbrook. He discussed an article in Crain’s Chicago Business from a few days ago that stated that offices are on the upswing and another report indicating low vacancies for office space. He said he didn’t feel the zoning for the subject property should be changed. He stated the Applicant is asking for every variance with the exception of height and he feels it goes against the spirit of the zoning code. He said the proposed development would not contribute anything to the Village except for property tax and he feels the Village would be giving up an opportunity for retail sales tax income. He stated the mix of uses troubles him in that there is essentially a school without a campus to protect the children. Trustee Karagianis said the density of the project is equivalent to four Walmart’s. He compared the proposed development to 770 Skokie Boulevard in regard to traffic. He questioned whether the community needs another fitness facility and apartment building. He noted a tax advantage was granted in order to clean up the subject property and said that advantage is now being used to create competition for existing businesses in the Village. He concluded based upon these reasons he cannot support the project and encouraged his fellow trustees to do the same. Board of Trustees Page 1 Printed 1/22/2016 Regular Meeting Excerpts from Minutes January 12, 2016 Trustee Buehler noted the subject property has been a difficult parcel from the beginning and discussed the history, location, and shape of the property. He stated the floor area ratio (FAR) is not unlike 770 Skokie. He said some issues have not been dealt with such as traffic flow and compatibility of uses. He welcomed discussion on these issues. He stated he generally supports the project as it is a unique solution for a difficult parcel within the Village. He said the owner has a right to develop it within certain guidelines and questioned how much the Village needs to give on the guidelines to make it appropriate. Trustee Scolaro stated he is in favor of the proposed development. He said retail is never going in that property. He noted there were objections to every retailer interested in the property. In response to Trustee Karagianis’ statement regarding office space, Trustee Scolaro stated office parks in suburban locations are not being developed but there is an intensity of use in office space in larger facilities and office buildings where the height restrictions the Village would impose do not exist. He noted there have been no proposals for office development on the subject property. In terms of traffic, he said he drives by the property on a regular basis during rush hour and has never encountered any material traffic there. In regard to taxes, he inquired about taxes collected on the property for the past fifteen years. He commented the tax revenue will increase tenfold. He stated he is in favor of the project but wished it was less dense. He said he likes the Life Time Fitness, feels the learning academy will be an interesting addition to the Village, and the residential building could be less dense. Trustee Heller stated he tends to agree with Trustee Scolaro and noted the property has done nothing for the Village for fifteen years. He said the property is ugly, abandoned, and not providing any tax revenue. He stated a property that generates copious revenue that no one goes to does not exist. He noted there are negatives to the proposed development but said in spite of those it is a positive for Northbrook. He reiterated Trustee Israel’s comment about the exclusivity of the Life Time Fitness facility and said he agrees and that is appropriate for Northbrook. He stated for many years the property has been subject to a philosophy of ‘no’. He said Northbrook needs to go forward. He noted Highland Park said ‘no’ to Northbrook Court and that the Village has reaped tremendous benefits from it including tax dollars which have benefited the school districts. Trustee Ciesla stated she is the trustee who lives and works on the east side of Northbrook. She acknowledged that she liked the proposed use on this site; however she has received phone calls, emails, and letters and has taken a closer look at the project. She had concluded and agrees that the proposed development is too dense in terms of the residential. She suggested the project be sent to Planning and Zoning Committee, if the developer of the residential building is willing to reduce the Board of Trustees Page 2 Printed 1/22/2016 Regular Meeting Excerpts from Minutes January 12, 2016 number of units somewhere in the neighborhood of 10%. She stated she is also concerned about the traffic flow around the day care facility. She also referred to previous discussions regarding the strain on emergency services. Trustee Ciesla indicated between this development and 770 there could be 1,000 people added to the Village population. She reiterated the project should be vetted by the Planning and Zoning Committee to be sure it is appropriate for Northbrook. She agreed with other trustees in respect to the probable uses of the property. She stated if the property is to be developed, she wants to ensure it is developed in the right way, does not strain Village resources, protects our children, and puts the best foot forward on this vacant spot. Trustee Israel noted that the trustees are coming at the same problem with different opinions but agreeing on components and said this indicates to him that this is an unfinished product. He commended the Developer for making the changes to make the development fit the parcel, the offers of the proposed physical improvements to the roadway network, and the fee in lieu to offset the sales tax deficit. He said in spite of this, he still feels the proposed development is lacking in multiuse. He stated he has concerns with the compatibility of uses and cannot vote in favor of the proposed development. President Frum stated she is in agreement with many of the trustee comments and feels this is a conversation that should have taken place a few months ago, but that doesn’t mean we shouldn’t have it. She said she is not prepared to vote in favor of it tonight and would like to hear what the petitioner has to say. Rich Klawiter of DLA Piper (representing the Life Time Fitness) stated the Applicants are of the mind you have to give a little to get a little. He said they have had side bars throughout the last several days, know what the issues are, and hears even their supporters are echoing concerns about density. He stated the Applicant is willing to reduce the density by 10% and willing to accept a recommendation by the Board or condition that the final plan includes a density level of 337 minus 10% (or approximately 304 units). He stated the Applicant is also willing to have further discussions at the Planning and Zoning Committee level but given the concession they are prepared to make tonight, they are anxious to proceed with this project. He noted their original proposal was made in 2014 and they have made a great deal of changes to the plan largely due to Plan Commission, community, Board, and staff input. He stated this input has made a great project greater. Trustee Ciesla stated she is not willing to vote in favor of this with a simple amendment and feels it needs to be vetted appropriately in terms of traffic flow, etc. Trustee Ciesla moved, seconded by Trustee Scolaro, to forward this issue to Planning and Zoning for a swift review. Board of Trustees Page 3 Printed 1/22/2016 Regular Meeting Excerpts from Minutes January 12, 2016 Prior to the vote, Village Attorney Elrod reminded the Board the proposed development would have to return for final plan approval, meaning the project would have to return to the Plan Commission and no construction can occur until after the Commission makes a recommendation on the final plan, the Board approves the final plan. There was a brief discussion regarding whether a vote should take place on the Application. President Frum polled the Trustees to determine the position of the Board on this issue. Trustees Buehler, Scolaro, Heller, Ciesla, and Israel were in favor of sending the proposed application to Planning and Zoning. Trustee Karagianis was opposed. President Frum invited public comment with the understanding the Board has read all email and heard all comments and requested there be no repetition of comments. Greg Moyer identified himself as a developer and a partner at 885 Skokie Boulevard and stated he has no vested interest in this project other than being a developer and tax payer in Northbrook. He said Barilla Pasta is located in the building and approximately 160 employees are employed in the building. He noted he completed 250 apartments in Deerfield similar in design to that being proposed. He stated there has been no traffic problems near this residential building and had leased 55% of the units within five months of completion. He noted the apartments are in very high demand. In response to a question from Trustee Scolaro, Mr. Moyer stated the building is located on Deerfield Road near Interstate 294 on Parkway Boulevard. He stated he and his associates look at the project as an amenity for the employees of Barilla Pasta and feels the property has been an eyesore for years. Michael Doman stated he is an eighteen-year resident of and has an office in Northbrook. He said he couldn’t think of adding anything better than a fitness facility that encourages people to exercise rather than a bar or restaurant. He noted that Life Time Fitness is a well-heeled company and said if they are willing to invest their time and efforts in adding a facility in Northbrook where people can afford to join he is all in favor of it. He stated he does not believe there is a traffic concern and the Board should consider approving this project. Mr. Doman stated Trustee Ciesla requested a 10% reduction which was accommodated by the Applicant and she should take that into consideration. Bob Soudan stated he is one of the owners of 990 Skokie Boulevard, the next door neighbor to the north of the property. He said he likes the project and will be most affected by it. He acknowledged the Village should ensure traffic is addressed but he does not want to be next to a vacant mound of dirt. He noted his company will be investing heavily in the Village and would like to see the project move forward. Board of Trustees Page 4 Printed 1/22/2016 Regular Meeting Excerpts from Minutes January 12, 2016 Joe Johnson of 777 Sunset Ridge in Northfield stated he does not believe the Village has taken the infrastructure into consideration. He expressed his concerns regarding traffic. He suggested the traffic at Life Time Fitness will be similar to that of a grocery store. . He said this project will impact the value of his property. Mark Kolar of 1016 Dell in Northbrook East stated he is in support of the project. He said he and his family have lived in this neighborhood for over forty years and have an interest in seeing a successful redevelopment of the area. He said he did not know what to expect from the 770 development but it has been an excellent amenity in his opinion. He stated traffic has been flowing smoothly since this development has been on line, and he and his family are enjoying the new restaurants and amenities. He indicated the fitness and daycare facilities will attract younger families to the area increasing property values. He noted there is little if any established day care in the area. He suggested Life Time Fitness is a higher end option that will draw Northbrook as well as residents from neighboring North Shore communities and these residents will be spending money in Northbrook. Sheryl Ziegman of 1025 Midway Road addressed Trustee Scolaro and said residents of the neighborhood immediate to the proposed development cannot get out to Dundee Road or Sunset Ridge Road and the traffic is very dense. She encouraged the Board to pay for a market study to determine if the apartments are viable. She said she is in favor or townhomes where residents would be vested in the community rather than transient apartment dwellers. She reiterated traffic and parking concerns in respect to Children’s Learning Center. Thomas Deere, chief operating officer of Five Seasons, stated the facility is a long-standing partner of the community. He stated he is opposed to the tax advantages offered to the Developer and feels these advantages make the playing field unlevel. He said the schools in Northbrook are excellent because of tax payers such as Five Seasons. Stephen Szumowski of 216 Voltz discussed concessions in setbacks that he feels will destroy the quiet enjoyment of the adjacent residential neighborhood. President Frum called for the vote on the motion and asked that the Planning and Zoning Committee meet regarding this project as soon as possible for a thorough and quick review. On roll call voting aye were Trustees Buehler, Scolaro, Heller, Ciesla, Israel, and President Frum. Voting no was Trustee Karagianis. The motion passed. Board of Trustees Page 5 Printed 1/22/2016  PCD-15-15: 1000 Skokie - Life Time Fitness Mixed Use Site Plan, Landscape Plan & Residential Building Design Presented at Previous Board Meetings (5%;2 &= 5)9-6-326 TRUCK ROUTE (%7) ' ' ' ' ' ' ' ' 45)0-1-2%5= 6-7) (-1)26-32%0 %2( 4%9-2+ 40%2 453436)( 1-<)( 86) ()9)0341)27 9-00%+) 3* 2357,&533/" -00-23-6 SITE DATA LOT 1 APARTMENT BUILDING 6.60 AC. LOT 2 LIFETIME FITNESS 7.38 AC. LOT 3 CHILDCARE FACILITY 4.08 AC. TOTAL 18.06 AC. BUILDING DATA APARTMENT BUILDING APARTMENT R0/4(,,, J> (87,600SF/STORY, 5 STORIES) APARTMENT PARKING GARAGE R.-1(,,, J> (37,600 SF/STORY, 5.5 STORIES) LIFE TIME R5/(,,, J> (31,000 SF/STORY, 3 STORIES) FLOOR AREA RATIO CHILDCARE FACILITY R0/(,,, J> VILLAGE PARKING DATA GROSS BUILDING AREA APARTMENT BUILDING 338 UNITS = FLOOR AREA RATIO APARTMENT BUILDING 338 UNITS TOTAL R345(,,, J> (219,850 SF GROUND FLOOR) GARAGE SPACES 563 SPACES LOT AREA ACCESSIBLE GARAGE SPACES 12 SPACES MINIMUM RATIO 3 SPACES/UNIT SURFACE SPACES 24 SPACES MINIMUM PARKING REQUIRED 1,014 SPACES 438,000 S.F. APARTMENT BUILDING = 1.52 287,496 S.F. TOTAL PARKING 599 SPACES LIFETIME FITNESS 885 GYM CAPACITY RATIO 1.77UNIT MINIMUM RATIO 1 SPACE/GYM CAPACITY/3 93,000 S.F. MINIMUM PARKING REQUIRED 295 SPACES LIFETIME FITNESS = 0.29 321,473 S.F. LIFETIME FITNESS 885 GYM CAPACITY 43,000 S.F. STANDARD SPACES 393 SPACES CHILDCARE FACILITY = 0.24 ACCESSIBLE SPACES 5 SPACES MINIMUM RATIO 1 SPACE/EMPLOYEE + 1 SPACE/10 CHILDREN 177,725 S.F. MINIMUM PARKING REQUIRED 113 SPACES TOTAL PARKING 398 SPACES 574,000 S.F. RATIO 0.45/GYM CAPACITY OVERALL TOTAL = 0.73 NOTES: 786,694 S.F. PARKING SHOWN CONTAINS 90 PARKING SPACES CHILDCARE FACILITY 40 EMPLOYEES, TYPICAL DIMENSIONS WIDTH: 9' 721 CHILDCARE CAPACITY DEPTH: 18' STANDARD SPACES 74 SPACES ACCESSIBLE SPACES 4 SPACES 453.# 1+5#$ TOTAL PARKING 78 SPACES 453.# %663'#$ RATIO 1.00/EMPLOYEES+ (5%;2 &=$ 0.53/CHILDCARE CAPACITY/10 (%7)$ 6'%0)$ TOTAL PARKING PROVIDED LIFETIME & CHILDCARE: 476 6,))7 TOTAL LAND BANK PARKING PROVIDED: 68 3* TOTAL PARKING PROVIDED LIFETIME, CHILDCARE & LAND BANK: 544  PCD-15-15: 1000 Skokie - Life Time Fitness Mixed Use Site Plan, Landscape Plan & Residential Building Design Presented at Previous Board Meetings (5%;2 &= SHEET L2 SHEET L3 5)9-6-326 See Plant List on Sheet L3 SHEET L1 Note: All disturbed lawn areas in right-of-way to be sodded 4-TICO (st) 2-PLAC (st) 120-HEME 3-ULAC (st) 4-ULAC (st) Key Map 1" = 200' 6-ACFR-4 (%7) MEANDERING 7-AMGR 40-PEHA 2-ACFR 40-HEME CONTEMPLATIVE 19-MISP 120-HEME 3-ACSA TRAIL 1-PLAC 17-JUCH Village of Northbrook Required Landscaping LEGEND 8-VIDE 12-PHOP )-@/4 (5;1 ! ,11 ,411@ (# 2-MASN 17-COAL 9-ROKO PARKING LOT INTERIOR LANDSCAPING 5-QUSH 3-PIPU 11-ARME (fp) - Front Perimeter Planting 4-ACSA 11-ARME 10-VIDE 3-PIPU 12-CORA 16-JUCH 13-CAAC 2-ROPS 60-PEHA 1 tree per 8 parking spaces 3-CEOC (pli) - Parking Lot Interior 461 spaces/ 8 spaces = (57.625) = 58 trees 1-QUSH 41-MISI 2-TICO 2-CRCR 7-RIAL 50-SASU 50% 0f trees shall be located within interior islands = 29 trees 4-CRCR 7-RIAL 2-AMGR 4-QUSH 4-PIPU 14-MISI 3-TICO 4-CECA 10-SYPA 18-MISI 3-MAPR *; +8-;' #& @>11? 5; 5;@1>5<> 5?8-;0? -;0 #& @>11? 8</-@10 C5@45; <A@?501 14-SPHE =1>591@1> <2 =-B10 ->1-?" 4-CECA 14-RIAL 90-HEPM 2-MASN 19-EUAL 4-LITU The remaining 50% to be located within 5 feet of outside perimeter 25-COLU of paved area - 29 trees 38-SPBU 8-SPBU 35-PHOP 5-TAME 42-SPBU 1-CEOC PARKWAY TREES 2-BENI 14-VIDE 16-FONO 19-ROKO 1-GIBI 2-TICO 16-HYAR 25-CAAC 4-MAPR 3-AMGR 21-SPBU 14-MISI 1 tree per 45 lineal feet of frontage 7-SYRE 13-ROKO 2-LITU 7-TAME 7-COAL RELAXATION Skokie Boulevard - 1627.00 feet/ 45 feet = (36.15) = 36 trees 1-LITU 9-CAAC 16-MISI RESORT STYLE 2-ACNI *; +8-;' $% @>11? 4-B1 .11; =8-;@10 -8<;3 @41 2><;@-31 <2 @41 =><61/@ ->1- 3-MAPR POOL AREA 5; @41 =->7C-D" 2-QUBI 3-ACSA 20-HEHE 18-FONO 3-ACNI 3-ACNI 3-ACNI 30-HEPM 12-SPBU 3-ACNI 3-LIST 3-AMGR 13-RIAL 3-ULAC 15-SPBU 4-AMGR 60-HEHE 13-CAAC 11-HYAR OUTDOOR 40-HEHE 40-HEHE 19-VIDE 2-ACTR 13-VIDE 40-HEHE 4-ACNI PLAZA WITH 3-CEOC (pli) 2-BENI 40-HEPM ARBORS 27-SPHE 3-TICO 6-ACSA 15-COAL 15-COAL 12-RIAL 12-RIAL 2-ACSA (pli) 1-GIBI 3-ROPS (pli) 2-LIST 45)0-1-2%5= 0%2(6'%4) 40%2 " 2357, %5)% 26-RIAL 453436)( 1-<)( 86) ()9)0341)27 2-LIST 40-HEPM 9-00%+) 3* 2357,&533/! -00-23-6 3-BENI PARKING 1-AMGR 12-ARME 2-ACNI 2-ACNI GARAGE 2-AMGR 14-ARME 1-CRCR 13-VIDE 2-ULAC 2-GIBI 1-ACFR 5-TAME 11-TAME 10-PEHA 40-HEHE 10-VITR 40-HEHE 7-FONO 100-HEHE 4-PIAB 3-ACFR 11-ARME OUTDOOR 13-PEHA 21-VIDE 2-MAPR PAVILION 6-PSME 10-VITR 5-ACFR 38-THOC 18-CAAC AREA RELAXATION 3-ACTR 2-CEOC 1-PIMA 15-HEHE 6-PIPU 15-SASU 30-HEHE 9-HYAR 3-CRCR 12-FONO RESORT STYLE 40-HEHE 7-EUAL-2 8-VITR 40-HEHE 4-TICO POOL AREA 2-AMGR 5-THOC 3-ACFR 4-CECA 6-EUAL 1-ACFR 11-FONO 10-RIAL 8-LITU 26-COLU 6-FONO 10-CAAC 9-RIAL 3-ACTR 6-EUAL 2-ACTR 1-PLAC 120-HEPM 50-SASU 2-AMGR 80-SASU 20-SASU 50-HEPM 18-MISI 120-HEPM 4-ACNI 14-COLU 9-RIAL 15-HYAR 5-CAAC 5-EUAL 60-HEME 3-CEOC 9-CAAC )-@/4 (5;1 ! ,11 ,411@ (# 6-CAAC 20-PHOP 15-VIDE 80-HEME 3-PIAB 16-CORA 20-HEPM 3-TADI 12-FONO 23-EUAL 1-ULAC 13-COLU 12-PHOP 3-LITU 4-ULAC 4-PHOP 20-FONO 4-AMGR 1-ACFR 21-CORA 25-CORA 13-CAAC 18-HYAR 3-SYRE 25-EUAL 453.# 1+5#$ 2-ACFR 453.# %663'#$ (5%;2 &=$ (%7)$ 3-LIST 6-PSME 2-PIAB 4-TICO 2-PIAB 5-ULAC 3-TICO 55-THOC 2-ACNI 2-PIAB 5-ULAC 5-PSME 6'%0)$ 6,))7 Landscape Plan - North Section 3* Scale: 1" = 30'  PCD-15-15: 1000 Skokie - Life Time Fitness Mixed Use Site Plan, Landscape Plan & Residential Building Design Presented at Previous Board Meetings (5%;2 &= SHEET L2 SHEET L3 5)9-6-326 See Plant List on Sheet L3 SHEET L1 4-TICO (st) 12-CAAC (fp) 20-MISI (fp) Note: All disturbed lawn areas in right-of-way to be sodded 120-HEME 2-PLAC (st) 4-PLAC (st) 80-HEME (fp) 5-ULAC (st) 20-VIDE (fp) 5-ACFR-4 2-PIMA (fp) 3-PIAB (fp) 10-PHOP (fp) 1-ACTR (fp) 1-ACTR (fp) 11-FONO (fp) 1-QUSH (fp) 3-PIAB (fp) 40-PEHA Key Map 1" = 200' 40-PEHA 100-HEME (%7) 40-PEHA 12-ROKO 15-PEHA 12-CAAC (fp) 100-HEME 120-HEME 6-JUCH 12-JUCH 17-JUCH 110-HEME (fp) %'-(* $+,) ! &)) &*))- $" 9-ROKO 60-RUGO (fp) 11-EUAL (fp) 1-ACTR (fp) 12-CORA 16-JUCH 2-ACSA (fp) 60-PEHA 35-CAAC (fp) 6-ROKO %'-(* $+,) ! &)) &*))- $# 24-EUAL (fp) LAND BANK PARKING LAND BANK PARKING 1-ACSA (fp) LAND BANK PARKING LAND BANK PARKING 41-MISI 1-QUSH (fp) 4-ACFR-4 22-CAVU 9-CORA 4-AMGR 42-PEDI 37-SPHE 1-PIMA-16 Bio-Swale Bio-Swale 1-GIBI (pli) Stone 7-AMGR 2-TADI (pli) (See Stormwater Seed Mix for Plantings ) 2-TADI (pli) (See Stormwater Seed Mix for Plantings ) Rip-Rap 8-ROKO 2-TADI (pli) 100-HEPM 90-HEPM 25-COLU 2-CEOC See Detail for Type A 200-RUGO 2-TADI (pli) See Detail for Type A Bio-Swale 1-CEOC Bio-Swale 25-CAAC 19-COAL 20-SPHE 2-TADI (pli) 12-CAAC 1-PLAC (pli) See Detail for Type B 4-ACFR (pli) See Detail for Type D Bio-Swale 2-ROPS (pli) 16-RIAL 1-PLAC (pli) Bio-Swale 2-ROPS (pli) 1-NYSY (pli) 30-HEPM 3-AMGR 4-ULAC (pli) 2-NYSY (pli) 3-MAPR 56-IRVE 1-TADI 13-RIAL 3-CEOC (pli) 1-TADI 8-RIAL 24-COAL 8-RIAL Type "D" Parking Lot Bio-Swale Scale: 1" = 10' 4-CEOC (pli) 80-HEME 40-HEME 22-RIAL 47-FONO 25-RIAL 3-CEOC (pli) 21-RIAL 40-HEPM 3-CEOC (pli) 47-COAL 40-HEME 13-SPHE 8-CAVU 27-SPHE 15-COAL 15-COAL 12-RIAL 1-NYSY (pli) 3-ULAC (pli) 13-FONO 3-MAPR Stone 15-IRVE 1-GIBI (pli) 18-RIAL Rip-Rap 2-ROPS (pli) 8-ROKO 3-ROPS (pli) 2-TADI (pli) 2-TADI (pli) 2-TADI (pli) 13-FONO 14-CAVU 45)0-1-2%5= 0%2(6'%4) 40%2 " ')275%0 %5)% 7-SPHE See Detail for Type B 198-HEPM 2-TADI See Detail for Type C See Detail for Type A 12-IRVE See Detail for Type A Bio-Swale Bio-Swale Bio-Swale 3-ACFR (pli) 453436)( 1-<)( 86) ()9)0341)27 9-00%+) 3* 2357,&533/! -00-23-6 9-CAVU Bio-Swale 7-PEDI 8-CAVU 6-RIAL 6-RIAL12-SPHE 1-PLAC (pli) 1-PLAC (pli) 12-RIAL 2-ULAC 24-SEVE 2-ACNI 6-RIAL 24-SEVE 160 RUGO 1-ACFR-4 (pli) 40-HEHE 160 RUGO 10-HEPM 40-HEHE 1-ACFR-4 (pli) 1-ACFR 40-HEPM 1-ACSA-4 (pli) 7-MISI 13-CAVU 66-HEME 7-MISI 170-HEME 20-SEVE 2-SYRE 80-HEME Stone 23-THOC 15-HORO 1-ACSA-4 Rip-Rap Stone 4-THOC 9-THOC 9-PEDI Rip-Rap 50-HEPM 13-PEHA 3-VITR 2-THBR Type "C" Parking Lot Bio-Swale 7-SPHE 6-HORO 3-COLU-2 9-VITR 18-BUGV 3-VITR 18-BUGV 2-CORA 38-THOC 1-TICO 6-VITR Scale: 1" = 10' 3-ACTR 15-SAMN 2-ACTR 5-HORO 7-EUAL-2 7-HORO 1-ROPS 20-FONO 2-ACFR 5-THOC 40-SASU 1-ACFR Type "A" Parking Lot Bio-Swale 30-HORO 7-COLU-2 Scale: 1" = 10' 4-HORO 1-PLAC 4-HORO %'-(* $+,) ! &)) &*))- $" 13-CAVU 2-AMGR %'-(* $+,) ! &)) &*))- $# 3-CEOC 6-COLU-2 5-HYAR-2 20-HEHE 19-MISI-2 4-HORO Note: At back of trellis pole 1-AMGR plant PATR - 15 Total 16-PEDI 40-SASU 26-IRVE 6-MISI-2 3-JUCH 1-TICO 10-HORO Stone 14-SPBU 1-ACFR 40-SASU Rip-Rap 3-SYRE 2-ROPS 2-MASN 2-HYAR-2 1-CECA 6-RIAL 7-RIAL 80-HEME 42-THOC 30-SASU 21-CAAC 6-SPBU 12-RIAL 2-ACTR 7-MISI 2-TADI 12-VIDE 1-PLAC 16-PEDI 2-ACFR 453.# 1+5#$ 453.# %663'#$ 13-SPHE (5%;2 &=$ 55-THOC 10-EUAL 6-JUCS 3-PIMA 3-PIMA 9-FONO 7-THOC 1-ACTR 11-EUAL-2 3-PLAC 10-JUCS (%7)$ 6'%0)$ 6,))7 Landscape Plan - Central Section 3* Type "B" Parking Lot Bio-Swale Scale: 1" = 30' Scale: 1" = 10'  PCD-15-15: 1000 Skokie - Life Time Fitness Mixed Use Site Plan, Landscape Plan & Residential Building Design Presented at Previous Board Meetings (5%;2 &= SHEET L2 5)9-6-326 SHEET L3 SHEET L1 Note: All disturbed lawn areas in right-of-way to be sodded 4-PLAC (st) 3-ULAC (st) 3-TICO (st) 3-PLAC (st) 40-PEHA 40-PEHA 100-HEME 3-PIAB (fp) Key Map 1" = 200' 110-HEME (fp) (%7) 1-QUSH (fp) 1-ACTR (fp) 14-SPBU (fp) 20-FONO (fp) 13-PHOP (fp) 1-QUSH (fp) 100-HEME 24-FONO (fp) 6-JUCH 12-JUCH 1-ACTR (fp) 5-PIAB 35-CAAC (fp) 1-ACTR (fp) 3-PIAB (fp) 14-VIDE (fp) 6-ROKO 1-ACSA (fp) 20-MISI (fp) LAND BANK PARKING $&,') #*+( ! %(( %)((, #" 5-AMGR 4-ACFR-4 Bio-Swale (See Stormwater Seed Mix 7-NYSY 100-HEPM 2-TADI (pli) 130-RUGO (fp) 3-PIAB (fp) 5-PIAB (fp) for Plantings ) 200-RUGO See Detail for Type A 1-AMGR Bio-Swale 48-HORA 2-TICO (pli) 19-COAL 5-PIMA 12-RIAL 12-CAAC 6-RIAL 4-ACFR (pli) 6-CEOC (pli) 5-RIAL 10-JUHO 1-NYSY (pli) 50-HEPM 40-HEME FENCE 10-PSME Note: Bio-Swale and Native Plantings to be completed by a qualified native 11-PEHA planting landscape contractor. 5-CEOC (pli) All Bio-Swale plugs must be drilled. 40-HEME 11-PEHA Note: All seeded areas to be covered with an excelsior seed blanket. 1-GIBI (pli) 10-JUHO Note: 7-RIAL 50-HEPM Playground 10-RIAL Area Surfaces 2-ACSA (pli) and Equipment 13-FONO 2-ACSA (pli) by Architect 198-HEPM 48-HORA 45)0-1-2%5= 0%2(6'%4) 40%2 " 6387, %5)% 3-ACFR (pli) 453436)( 1-<)( 86) ()9)0341)27 1-CRCR 9-00%+) 3* 2357,&533/! -00-23-6 6-ARME 24-HEME 6-RIAL 6-RIAL 1-PLAC (pli) 2-AMGR 12-RIAL 2-ACNI 6-RIAL 160 RUGO 40-HEHE 10-HEPM 40-HEPM 1-ACSA-4 (pli) 20-SEVE 1-ACSA-4 5-PIMA 2-AMGR 50-HEPM 2-CORA 5-ARME 16-HEME 1-AMGR 2-PIMA 1-CEOC $&,') #*+( ! %(( %)((, #" 10-PIAB 20-HEHE 5-VIDE 5-THOC 1-TICO 2-TICO 2-VIDE 12-RIAL 1-NYSY 7-MISI 22-THOC 6-FONO 453.# 1+5#$ 453.# %663'#$ (5%;2 &=$ 7-THOC 31-THOC 1-ACTR (%7)$ Landscape Plan - South Section 6'%0)$ 6,))7 Scale: 1" = 30' 3* Areas to be Sodded  PCD-15-15: 1000 Skokie - Life Time Fitness Mixed Use Site Plan, Landscape Plan & Residential Building Design Presented at Previous Board Meetings 845 4, +1+;'846 .4/78<'= '8 '5'682+387 !*)%&+./$( "(&0$.'*)- 5QTQNU ,M?NPJCKP /CRCILMJCKP )"#'! 86977 (+'6/3- 7LNPF@NLLH! 4IIGKLGO %$"#%! 1+;+1 & (&"#&! 451-+*. *4 *1*24/,043 %$"#)! 1+;+1 % %$"#)! 1+;+1 $ %$"#)! 1+;+1 # %$"#)! 1+;+1 " ';-! -6'*+ %"#$! 0KPN?KAC /CP?GI (6/)0 ;+3++6 845 4, +1+;'846 .4/78<'= <A?IC* &$)X+&W"%X 2+8'1 644,/3- '192/392 </3*4<7 789))4 %$"#$! 01-)'&* &0 &-&.0+(,0/ ';-! -6'*+ <HLHGC -IRB 0ICR?PGLK <A?IC* &*'% 0KPN?KAC 9CNOMCAPGRC =30 14720; .869,740< V &%#%)#'%&(  PCD-15-15: 1000 Skokie - Life Time Fitness Mixed Use Site Plan, Landscape Plan & Residential Building Design Presented at Previous Board Meetings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 PCD-15-15: 1000 Skokie - Life Time Fitness Mixed Use Site Plan, Landscape Plan & Residential Building Design Presented at Previous Board Meetings !*)%&+./$( #&,-+&%.'0&- 5QTQNU ,M?NPJCKP /CRCILMJCKP 7LNPF@NLLH! 4IIGKLGO <HLHGC -IRB# 9CNOMCAPGRC <QKOCP ;GBEC 9CNOMCAPGRC =30 14720; .869,740< V &%#%)#'%&(  Comparison of 1000 Skokie Project FAR to Other Recent Larger Scale Developments 1000 Skokie 770 Skokie 2220 Founders Drive 1000 Sunset Ridge Mixed Use Project NorthShore 770 The Lodge – Phases 1-3 North Shore Place Assisted Living Total Lot Area 18.06 acres 15.49 acres 6.42 acres 7.2 acres Total Gross Building Floor Area* 522,000 sf 511,435 sf 192,962 sf 213,270 sf Overall FAR* 0.66 0.76 0.69 0.68 FAR on Residential Portion 1.34 2.42 0.69 0.68 FAR on Non-Residential Portion 0.27 0.20 NA NA Maximum Height of Non- 3-stories 1-story NA NA Residential Component 5-stories – residential Maximum Height of Residential building 4-stories over a level of 9-stories 5-stories Component 5-stories – residential parking garage *By definition, floor area and FAR do not include the floor area for structured parking. Comparison of 1000 Skokie Current Plan for Project with Previous Plan & NorthShore 770 Project 1000 Skokie 1000 Skokie NorthShore 770 Current Plan Previous Plan Total Lot Area 18.06 acres 18.06 acres 15.49 acres Residential Lot Area 6.53 acres 6.53 acres 3.88 acres Commercial Lot Area 11.53 acres 11.57 acres 11.61 acres # of Residential Units 304 338 347 1-bedroom 216 (70%) 237 (70%) 148 (43%) 2-bedroom 92 (30%) 101 (30%) 199 (57%) Density of Residential Units Over Entire Site 16.80 18.71 21.96 (units per acre) Density of Residential Units Over Only Residential Portion 46.55 51.76 89.43 (units per acre) Residential Components Luxury Apartments Luxury Apartments Luxury Apartments Fitness Facility & Fitness Facility & Retail, Restaurant, Non-Residential Components Child Day Care/Early Child Day Care/Early & Service Uses Education Facility Education Facility Total Gross Floor Area* 522,000 sf 574,000 sf 511,435 sf Residential Floor Area 386,000 sf 438,000 sf 409,540 sf Non-Residential Floor Area 136,000 sf 136,000 sf 101,895 sf % of Total Floor Area as Non-Residential 26% 24% 20% Floor Area Overall FAR* 0.66 0.73 0.76 FAR on Residential Portion* 1.34 1.52 2.42 FAR on Non-Residential Portion 0.27 0.27 0.20 Total Gross Floor Area Plus Floor Area for 720,000 sf 789,000 sf 700,000 sf Structured Parking Maximum Height of Non-Residential 3-stories 3-stories 1-story Component 5-stories – 5-stories – residential residential building building Maximum Height of Residential Component 9-stories 5-stories – 5.5-stories – residential garage residential garage Total Parking 1,082 1,143 1,171 Non-Residential Parking 539 544 563 Non-Landbanked 467 476 563 Landbanked 72 68 NA Residential Parking 543 599 608** Garage Spaces 517 575 608** Surface Spaces 26 24 NA** Parking Spaces Per Residential Unit 1.78 1.77 1.75** Parking Spaces Per Bedroom 1.36 1.36 1.11** *By definition, floor area and FAR do not include the floor area for structured parking, which for the 1000 Skokie project is approximately 198,000 square feet and for NS770 is approximately 188,744 sf. **Does not include the 14 surface non-residential parking spaces located on the south side of the residential building that were designated for use by the residential tenants and their guests.  (5%;2 &= 5)9-6-326 TRUCK ROUTE (%7) 71 ' ' ' ' ' ' ' ' 45)0-1-2%5= 6-7) (-1)26-32%0 %2( 4%9-2+ 40%2 453436)( 1-<)( 86) ()9)0341)27 9-00%+) 3* 2357,&533/" -00-23-6 SITE DATA LOT 1 APARTMENT BUILDING 6.60 AC. LOT 2 LIFETIME FITNESS 7.38 AC. LOT 3 CHILDCARE FACILITY 4.08 AC. TOTAL 18.06 AC. BUILDING DATA APARTMENT BUILDING APARTMENT R/42(,,, J> (77,200 SF/STORY, 5 STORIES) APARTMENT PARKING GARAGE R-54(,,, J> (39,600 SF/STORY, 5 STORIES) LIFE TIME R5/(,,, J> (31,000 SF/STORY, 3 STORIES) CHILDCARE FACILITY R0/(,,, J> VILLAGE PARKING DATA GROSS BUILDING AREA APARTMENT BUILDING 304 UNITS = FLOOR AREA RATIO APARTMENT BUILDING 304 UNITS GARAGE SPACES 504 SPACES TOTAL R3.,(,,, J> (190,800 SF GROUND FLOOR) LOT AREA MINIMUM RATIO 3 SPACES/UNIT ACCESSIBLE GARAGE SPACES 13 SPACES SURFACE SPACES 26 SPACES MINIMUM PARKING REQUIRED 912 SPACES 386,000 S.F. APARTMENT BUILDING = 1.34 287,496 S.F. TOTAL PARKING 543 SPACES LIFETIME FITNESS 885 GYM CAPACITY RATIO 1.78UNIT MINIMUM RATIO 1 SPACE/GYM CAPACITY/3 93,000 S.F. MINIMUM PARKING REQUIRED 295 SPACES LIFETIME FITNESS = 0.29 321,473 S.F. LIFETIME FITNESS 885 GYM CAPACITY 43,000 S.F. STANDARD SPACES 398 SPACES CHILDCARE FACILITY = 0.24 ACCESSIBLE SPACES 5 SPACES MINIMUM RATIO 1 SPACE/EMPLOYEE + 1 SPACE/10 CHILDREN 177,725 S.F. MINIMUM PARKING REQUIRED 113 SPACES TOTAL PARKING 403 SPACES 522,000 S.F. RATIO 1.36/GYM CAPACITY/3 OVERALL TOTAL = 0.66 NOTES: 786,694 S.F. PARKING SHOWN CONTAINS 90 PARKING SPACES CHILDCARE FACILITY 40 EMPLOYEES, TYPICAL DIMENSIONS WIDTH: 9' 721 CHILDCARE CAPACITY DEPTH: 18' STANDARD SPACES 60 SPACES ACCESSIBLE SPACES 4 SPACES 453.# 1+5#$ TOTAL PARKING 64 SPACES 453.# %663'#$ RATIO 1.00/EMPLOYEES+ (5%;2 &=$ 0.33/CHILDCARE CAPACITY/10 (%7)$ 6'%0)$ TOTAL PARKING PROVIDED LIFETIME & CHILDCARE: 467 6,))7 TOTAL LAND BANK PARKING PROVIDED: 72 3* TOTAL PARKING PROVIDED LIFETIME, CHILDCARE & LAND BANK: 539  TOP OF ELEVATOR Conceptual Elevations 8'-5" Luxury Apartment Development TRUSS BEARING Northbrook, Illinois 10'-1" LEVEL 5 62'-2" AT APARTMENTS 10'-8" LEVEL 4 10'-8" LEVEL 3 10'-8" LEVEL 2 10'-8" 1'-0" LEVEL 1 AVG GRADE Entrance Detail Scale: 1/8”=1’-0” TOP OF ELEVATOR 8'-5" TRUSS BEARING METAL ROOFING 10'-1" STUCCO VENEER LEVEL 5 10'-8" BRICK VENEER LEVEL 4 10'-8" ALUMINUM WINDOWS LEVEL 3 10'-8" LEVEL 2 10'-8" 1'-0" LEVEL 1 AVG GRADE Skokie Blvd Elevation Scale: 1:20 Sunset Ridge Road Perspective Skokie Boulevard Perspective THE FINGER COMPANIES | 02.25.2016  Conceptual Elevations Luxury Apartment Development Northbrook, Illinois TOP OF ELEVATOR 8'-5" TRUSS BEARING METAL ROOFING 10'-1" LEVEL 5 STUCCO VENEER 62'-2" AT APARTMENTS 10'-8" BRICK VENEER LEVEL 4 10'-8" ALUMINUM WINDOWS LEVEL 3 10'-8" LEVEL 2 10'-8" 1'-0" LEVEL 1 AVG GRADE View from Office Building to the North TOP OF ELEVATOR 8'-5" TRUSS BEARING METAL ROOFING 10'-1" LEVEL 5 STUCCO VENEER 62'-2" AT APARTMENTS 10'-8" BRICK VENEER LEVEL 4 10'-8" ALUMINUM WINDOWS LEVEL 3 10'-8" LEVEL 2 10'-8" 1'-0" LEVEL 1 AVG GRADE Sunset Ridge Road Elevation TOP OF ELEVATOR 8'-5" METAL ROOFING TRUSS BEARING 10'-1" STUCCO VENEER LEVEL 5 62'-2" AT APARTMENTS 10'-8" BRICK VENEER LEVEL 4 10'-8" ALUMINUM WINDOWS LEVEL 3 10'-8" LEVEL 2 10'-8" 1'-0" LEVEL 1 AVG GRADE View from Proposed Lifetime Fitness to the South THE FINGER COMPANIES | 02.25.2016  )6&<3 '> SHEET L2 6*;.7.437 SHEET L3 See Plant List on Sheet L3 SHEET L1 ' ' ' ' ' ' ' ' Note: All disturbed lawn areas in right-of-way to be sodded 4-TICO (st) 3-ULAC (st) 2-PLAC (st) 120-HEME 4-ULAC (st) Key Map 1" = 200' )&8* MEANDERING 7-AMGR 2-ACFR 40-HEME CONTEMPLATIVE 82 19-MISI Village of Northbrook Required Landscaping TRAIL 1-PLAC 12-PHOP LEGEND 8-VIDE 3-ACSA 2-MASN 17-COAL PARKING LOT INTERIOR LANDSCAPING 4-ACSA 5-QUSH 3-PIPU 10-VIDE 11-ARME (fp) - Front Perimeter Planting 11-ARME 13-CAAC 3-PIPU 16-JUCH 3-CEOC 2-ROPS 1 tree per 8 parking spaces 20-PEHA (pli) - Parking Lot Interior 40-PEHA 48 spaces/ 8 spaces = (6.0) = 6 trees 1-QUSH 2-TICO 2-CRCR 7-RIAL 50-SASU 23-MISI 50% of trees shall be located within interior islands = 3 trees 4-CRCR 7-RIAL 2-AMGR 4-QUSH 18-MISI 4-PIPU 14-MISI 3-TICO 4-CECA 10-SYPA 18-MISI 3-MAPR *; +8-;' & @>11? 5; 5;@1>5<> 5?8-;0? -;0 & @>11? 8</-@10 C5@45; <A@?501 14-SPHE 1-ACFR-4 =1>591@1> <2 =-B10 ->1-?# 4-CECA 14-RIAL 2-MASN 19-EUAL 4-LITU The remaining 50% to be located within 5 feet of outside perimeter 19-COLU of paved area - 3 trees 38-SPBU 8-SPBU 35-PHOP 5-TAME 42-SPBU PARKWAY TREES 2-BENI 14-VIDE 16-FONO 19-ROKO 60-HEPM 1-GIBI 2-TICO 16-HYAR 2-CEOC 4-MAPR 3-AMGR 21-SPBU 14-MISI 1 tree per 45 lineal feet of frontage 7-SYRE 13-ROKO 6-COLU 2-LITU 7-TAME 7-COAL 1-CEOC Skokie Boulevard - 521.00 feet/ 45 feet = (11.57) = 12 trees 1-LITU RELAXATION 16-MISI 2-ACNI 13-CAAC 12-CAAC RESORT STYLE *; +8-;' $% @>11? 4-B1 .11; =8-;@10 -8<;3 @41 2><;@-31 <2 @41 =><61/@ ->1- 3-MAPR POOL AREA 2-QUBI 3-ACSA 5; @41 =->7C-D# 20-HEHE 18-FONO 3-ACNI 3-ACNI 3-ACNI 12-SPBU 3-ACNI 9-CAAC 3-LIST 3-ULAC 15-SPBU 4-AMGR 60-HEHE 13-CAAC 11-HYAR 13-RIAL OUTDOOR 40-HEHE 40-HEHE 19-VIDE 2-ACTR 13-VIDE 40-HEHE 4-ACNI PLAZA WITH 3-CEOC (pli) 2-BENI 40-HEPM 8-RIAL 8-RIAL ARBORS 27-SPHE 3-TICO 15-COAL 6-ACSA 15-COAL 12-RIAL 1-ACSA (pli) 1-GIBI 4-ROPS (pli) 2-ULAC 2-TADI (pli) 56*1.2.3&6> 1&3)7(&5* 51&3 # 3468- &6*& 26-RIAL 564547*) 2.=*) 97* )*;*1452*38 40-HEPM ;.11&,* 4+ 3468-'6440" .11.34.7 3-BENI ' 1-AMGR 2-ACNI 12-ARME 2-ACNI 2-AMGR 14-ARME 1-CRCR 13-VIDE 2-GIBI 24-SEVE 1-ACFR-4 (pli) 5-TAME 11-TAME 7-FONO 7-MISI 10-PEHA 40-HEHE 1-ACFR 10-VITR 40-HEHE 7-PIPU 4-PIAB 200-HEHE 8-VITR ' 11-ARME 3-ACFR 3-PIPU 13-PEHA 4-MAPR 15-RIAL 8-CORA RELAXATION 38-THOC 6-PSME 2-ACNI 9-HYAR ' RESORT STYLE 3-ACTR 3-CRCR 18-VIDE 14-PHOP POOL AREA 40-HEHE 7-EUAL-2 1-PIMA 40-HEHE 4-TICO 2-PIPU 2-AMGR 5-THOC 5-PIAB 8-CORA 3-ACFR 4-CECA 2-CEOC 3-ULAC 6-EUAL 8-LITU )-@/4 (5;1 " ,11 ,411@ (% 11-FONO 6-FONO 3-ACTR 26-COLU 10-CAAC 15-SASU 120-HEPM 6-EUAL 2-ACTR 5-ACFR 10-RIAL 2-AMGR 20-SASU 50-HEPM 18-CAAC 18-MISI 9-RIAL 4-ACNI 14-COLU 5-CAAC 8-CORA 15-HYAR 60-HEME 5-EUAL 60-HEHE 9-CAAC 4-ULAC 6-CAAC 20-PHOP 15-VIDE 80-HEME 20-HEPM 3-TADI 1-ULAC OUTDOOR 13-COLU 12-FONO 23-EUAL PAVILION 12-PHOP 3-LITU 50-SASU AREA 4-PHOP 20-FONO 4-AMGR 21-CORA 25-CORA 18-HYAR 1-ACFR 3-SYRE 13-CAAC 25-EUAL 564/$ 2,6$% 3-LIST 2-ACFR 564/$ &774($% )6&<3 '>% )&8*% 2-PIAB 4-TICO 2-PIAB 5-ULAC 55-THOC 2-ACNI 5-PSME 5-ULAC 6-PSME 3-TICO 7(&1*% 7-**8 Landscape Plan - North Section 4+ Scale: 1" = 30'  )6&<3 '> Village of Northbrook Required Landscaping PARKING LOT INTERIOR LANDSCAPING PARKWAY TREES LEGEND 1 tree per 8 parking spaces 1 tree per 45 lineal feet of frontage (fp) - Front Perimeter Planting 421 spaces/ 8 spaces = (52.625) = 53 trees Skokie Boulevard - 1106.00 feet/ 45 feet = (24.57) = 25 trees (pli) - Parking Lot Interior SHEET L2 50% 0f trees shall be located within interior islands = 26 trees +< ,9.<( &' A?22@ 5.C2 /22< >9.<A21 .9=<4 A52 3?=<A.42 =3 A52 >?=720A .?2. 6< A52 >.?8D.E# SHEET L3 6*;.7.437 +< ,9.<( %' A?22@ 6< 6<A2?6=? 6@9.<1@ .<1 %' A?22@ 9=0.A21 D6A56< =BA@612 >2?6;2A2? =3 >.C21 .?2.@# SHEET L1 ' ' ' See Plant List on Sheet L3 ' The remaining 50% to be located within 5 feet of outside perimeter ' of paved area - 26 trees ' ' ' Monument 4-TICO (st) Monument 12-CAAC (fp) 20-MISI (fp) Note: All disturbed lawn areas in right-of-way to be sodded 120-HEME Sign - See 4-PLAC (st) Sign - See Architectural Plans 2-PLAC (st) 80-HEME (fp) 5-ULAC (st) 20-VIDE (fp) Architectural Plans 5-ACFR-4 2-PIMA (fp) 3-PIAB (fp) 10-PHOP (fp) 1-ACTR (fp) 1-ACTR (fp) 11-FONO (fp) 1-QUSH (fp) 3-PIAB (fp) 40-PEHA Key Map 1" = 200' 40-PEHA 100-HEME )&8* 12-ROKO 15-PEHA 12-CAAC (fp) 100-HEME 12-JUCH 82 6-JUCH 1-ACTR (fp) 60-RUGO (fp) 110-HEME (fp) 11-EUAL (fp) 16-JUCH 2-ACSA (fp) 35-CAAC (fp) 20-PEHA 6-ROKO *.A05 )6<2 " -22 -522A )& 40-PEHA 24-EUAL (fp) LAND BANK PARKING LAND BANK PARKING 1-ACSA (fp) LAND BANK PARKING LAND BANK PARKING 1-QUSH (fp) 4-ACFR-4 12-CAVU 42-PEDI 23-MISI 9-CORA 4-AMGR 37-SPHE 18-MISI 1-PIMA-16 Bio-Swale Bio-Swale 1-GIBI (pli) 1-ACFR-4 7-AMGR 2-TADI (pli) (See Stormwater Seed Mix for Plantings) 2-TADI (pli) (See Stormwater Seed Mix for Plantings) Underground 100-HEPM 8-ROKO 2-TADI (pli) Stormwater 19-COLU See Detail for Type A 200-RUGO Storage Limits 2-TADI (pli) See Detail for Type A Bio-Swale 30-HEPM Bio-Swale 60-HEPM 2-TADI (pli) 19-COAL 2-CEOC 6-COLU 8-SPHE 1-CEOC 12-CAAC 13-CAAC 12-CAAC 1-PLAC (pli) See Detail for Type B See Detail for Type D 4-ACFR (pli) 3-AMGR Bio-Swale 2-ROPS (pli) Bio-Swale 16-RIAL 2-ROPS (pli) 1-NYSY (pli) 1-PLAC (pli) 3-MAPR Stone 1-TADI 3-CEOC (pli) 4-ULAC (pli) 2-NYSY (pli) 46-IRVE 8-RIAL 24-COAL 1-TADI Rip-Rap Type "D" Parking Lot Bio-Swale Scale: 1" = 10' 13-RIAL 40-HEME 4-CEOC (pli) 80-HEME 29-RIAL 47-FONO 25-RIAL 3-CEOC (pli) 21-RIAL 60-HEME 13-SPHE 40-HEPM 8-RIAL 8-RIAL 3-CEOC (pli) 47-COAL 120-HEME 8-CAVU 27-SPHE 15-COAL 3-MAPR 22-CAAC 15-COAL 1-NYSY (pli) 3-ULAC (pli) 13-FONO 15-IRVE 12-RIAL 3-MAPR Stone 1-GIBI (pli) 18-RIAL Rip-Rap 2-ROPS (pli) 14-CAVU 1-ACSA (pli) 1-GIBI 4-ROPS (pli) 2-ULAC 2-TADI (pli) 2-TADI (pli) 2-TADI (pli) 13-FONO 7-PEDI 8-ROKO 56*1.2.3&6> 1&3)7(&5* 51&3 # (*386&1 &6*& See Detail for Type B 198-HEPM 2-TADI See Detail for Type C See Detail for Type A Bio-Swale 3-ACFR (pli) 12-SPHE Bio-Swale Bio-Swale 7-SPHE Underground See Detail for Type A Stormwater 564547*) 2.=*) 97* )*;*1452*38 12-IRVE ;.11&,* 4+ 3468-'6440" .11.34.7 Storage Limits Underground Stormwater 8-CAVU 9-CAVU Bio-Swale Storage Limits 1-PLAC (pli) 60-HEME 1-PLAC (pli) 6-RIAL 6-RIAL 12-RIAL 24-SEVE 24-SEVE 2-ACNI 6-RIAL 1-ACFR-4 (pli) 40-HEHE 160 RUGO 10-HEPM 160 RUGO 40-HEHE 1-ACFR-4 (pli) 40-HEPM 1-ACSA-4 (pli) 7-MISI 7-MISI 1-ACFR 66-HEME 20-SEVE 170-HEME 80-HEME Stone 2-SYRE 23-THOC 1-ACSA-4 13-CAVU 8-THOC 15-HORO Rip-Rap 18-THOC Stone 9-PEDI 13-PEHA 50-HEPM Type "C" Parking Lot Bio-Swale Rip-Rap 9-VITR 3-VITR 2-THBR 2-CORA 38-THOC 18-BUGV 3-VITR 18-BUGV Scale: 1" = 10' 10-COLU-2 6-VITR 7-SPHE 3-ACTR 12-HORO 1-TICO 7-HORO 5-HORO 20-FONO 7-EUAL-2 15-SAMN 2-ACTR 2-ACFR 1-ROPS 1-AMGR 5-THOC 40-SASU 30-HORO 4-HORO 7-COLU-2 4-HORO *.A05 )6<2 " -22 -522A )$ Type "A" Parking Lot Bio-Swale 2-AMGR Scale: 1" = 10' 6-COLU-2 ' 20-HEHE *.A05 )6<2 " -22 -522A )& 3-HYAR-2 13-CAVU ' Note: At back of trellis pole 11-MISI-2 1-AMGR plant PATR - 15 Total 2-PLAC 4-HORO 40-SASU 16-PEDI 8-MISI-2 8-CAAC 1-TICO 3-JUCH 14-SPBU 26-IRVE 3-HYAR-2 40-SASU 1-CECA 6-RIAL 8-RIAL 10-MISI-2 2-MASN 21-CAAC 12-VIDE 7-RIAL 1-ACFR 3-SYRE 2-ROPS 2-HYAR-2 Stone 80-HEME 42-THOC 30-SASU 2-ACTR 1-PLAC 7-MISI Rip-Rap 2-TADI 564/$ 2,6$% 2-ACFR 564/$ &774($% 16-PEDI 3-PIMA )6&<3 '>% 55-THOC 10-HORO 10-EUAL 6-JUCS 3-PIMA 3-PLAC 5-FONO 7-THOC 10-JUCS 1-ACTR )&8*% 13-SPHE 11-EUAL-2 7(&1*% 7-**8 Landscape Plan - Central Section 4+ Type "B" Parking Lot Bio-Swale Scale: 1" = 30' Scale: 1" = 10'  )6&<3 '> 51-IRVE 62-PEDI 76-CAVU 36-PEDI 19-SPHE 27-CAVU SHEET L2 6*;.7.437 82-IRVE SHEET L3 SHEET L1 ' ' ' ' Southeast Bio-Swale Detail ' ' 80-SPHE 56-SPHE 30-CAVU Scale: 1" = 20' ' ' Monument 4-PLAC (st) 3-ULAC (st) 3-TICO (st) 3-PLAC (st) Sign - See Architectural Plans Note: All disturbed lawn areas in right-of-way to be sodded Key Map 1" = 200' 40-PEHA )&8* 3-PIAB (fp) 40-PEHA 100-HEME 1-QUSH (fp) 1-ACTR (fp) 110-HEME (fp) 1-QUSH (fp) 25-HYDE (fp) 14-SPBU (fp) 4-TADI 82 20-FONO (fp) 24-FONO (fp) 100-HEME 13-PHOP (fp) 6-JUCH 12-JUCH 7-PIAB (fp) 1-ACTR (fp) 5-PIAB 35-CAAC (fp) 3-PIAB (fp) 14-VIDE (fp) 6-ROKO LAND BANK PARKING 1-ACSA (fp) 1-ACTR (fp) 2-TADI-4 %'/(+ $,-* " &** &+**/ $# 25-ARME (fp) 5-AMGR 2-ACFR-4 Bio-Swale (See Stormwater Seed Mix 7-NYSY 100-HEPM 2-TADI (pli) 15-ARME (fp) for Plantings) 5-MAPR (fp) 200-RUGO See Detail for Type A 1-AMGR 130-RUGO (fp) 24-PHOP (fp) Bio-Swale 48-HORA 2-TICO (pli) 19-COAL 5-PIMA 12-RIAL 12-CAAC See Bio-Swale Detail above for Grasses, Sedges, and 6-RIAL Groundcovers 4-ACFR (pli) 6-CEOC (pli) 5-RIAL 10-JUHO 50-HEPM 1-NYSY (pli) Note: Bio-Swale and Native Plantings to be completed by a qualified native planting landscape contractor. 10-PSME All Bio-Swale plugs must be drilled. 40-HEME 15-PEHA FENCE Note: All seeded areas to be covered with an excelsior seed blanket. 60-HEME 5-CEOC (pli) 120-HEME 2-MAPR 3-MAPR 6-RIAL 12-PEHA 22-CAAC 1-GIBI (pli) 10-JUHO Note: 50-HEPM Playground 10-RIAL Area Surfaces 60-RUGO and Equipment 2-ACSA (pli) 2-ACSA (pli) 56*1.2.3&6> 1&3)7(&5* 51&3 # 7498- &6*& by Architect 48-HORA 35-FONO 564547*) 2.=*) 97* )*;*1452*38 3-ACFR (pli) ;.11&,* 4+ 3468-'6440" .11.34.7 1-CRCR 6-ARME ' 24-HEME 60-HEME 1-PLAC (pli) 6-RIAL 6-RIAL ' 12-RIAL 2-AMGR 2-ACNI 6-RIAL ' 10-HEPM 160 RUGO 40-HEHE 40-HEPM 1-ACSA-4 (pli) 20-SEVE 1-ACSA-4 5-PIMA 2-AMGR 50-HEPM 12-RIAL 2-CORA 5-ARME 16-HEME 1-AMGR 2-PIMA 1-CEOC 10-PIAB 20-HEHE %'/(+ $,-* " &** &+**/ $# 5-VIDE 5-THOC 1-TICO 2-TICO 2-VIDE 8-RIAL 7-MISI 1-NYSY 22-THOC 564/$ 2,6$% 6-FONO 564/$ &774($% )6&<3 '>% )&8*% 7(&1*% 7-THOC 31-THOC 1-ACTR 7-**8 Landscape Plan - South Section 4+ Scale: 1" = 30' Areas to be Sodded  *7'=4 (? SPECIFICATIONS 1. Field Verification The Contractor shall verify all existing 7. Mulch All disturbed areas including shrub beds and individual conditions and dimensions in the field prior to bidding and report trees shall be mulched with a minimum of 4" finely shredded any discrepancies to the Owner or his representative. bark mulch to be approved by the Landscape Achitect/Owners Representative. Perennial, ground cover and annual flower 2. Protection of Existing Site and Existing Site Features The beds shall be mulched with 2" of finely ground compost. 7+</8/548 Contractor shall provide at his/her own expense, protection against trespassing and damage to seeded areas, planted 8. Pre-emergent Herbicide All shrub beds, individual tree rings areas and other construction areas until the preliminary and ground cover beds shall be treated with a pre-emergent acceptance. The Contractor shall provide barricades, herbicide prior to the mulch being installed. These areas shall temporary fencing, signs, written warning or policing as may be be weed free prior to herbicide application. TRUNK SUPPORTS required to protect such areas. The Contractor shall not be COVERED WITH 2-PLY 9. Sodding Sod shall be Kentucky Bluegrass and is required in RUBBER HOSE responsible for any damage caused by the Owner after such warning has been issued. It shall be the Contractor's all areas as noted on the landscape plan. Sod should be grown WHITE FLAGGING (TYP.) REMOVE BURLAP FROM TOP responsibility to locate and protect all existing above and below from at least four varieties of quality seed. Sodded slopes 3:1 or 1/3 OF BALL. REMOVE BURLAP FROM TOP ground utilities when performing the work. The Contractor shall greater shall be staked to prevent erosion and washout. Sod is 1/3 OF BALL. 4" SHREDDED BARK MULCH. be responsible for the protection of crowns, trunks and roots of to be laid within 8 hours of the delivery time to the site. Watering 4" SHREDDED BARK MULCH. *'9+ existing trees, shrubs, lawns, paved areas and other shall continue until all sod areas are thoroughly knit to the METAL ANCHOR (USE EARTHWINGS MODEL OR landscaped areas that are to remain. Existing trees which may ground. APPROVED EQUAL) VERIFY 93 WITH OWNER be subject to construction damage shall be boxed, fenced or otherwise protected before any work is started. Boxing or other 10. Seeding All lawn areas on landscape plan specified to be SUB-GRADE protection will be removed at the end of construction. Do not seeded shall be treated as specified below: 12" TYPICAL locate heavy equipment or stockpiles within the drip-line of SUB-GRADE existing plants or on lawns. Any damage to utilities, structures, A. Topsoil Shall be spread over all areas to be seeded to a plantings or lawn which results from the Contractor's work shall minimum depth of 6" when compacted. 12" TYPICAL be repaired in kind at the Contractor's expense immediately NOTE NOTE: with as little inconvenience to the Owner as possible. All areas B. Seed Mixture and Application Rate 1. PLANTING PITS TO BE SCAREIFIED BEFORE TREES ARE PLANTED. Kentucky Bluegrass ( 4 varieties) 60% 1. STAKE EVERGREEN TREES 6' IN HT. OR GREATER. 2. PRUNING OF ORNAMENTAL TREES MUST BE DONE AFTER PLANTING AND AT shown on the plan as sod, the General Contractor will provide 2. PLANTING PITS TO BE SCARIFIED BEFORE TREES ARE PLANTED. THE DIRECTION OF THE LANDSCAPE ARCHITECT. the Landscape Contractor with an excavated area 2" below the Perennial Ryegrass 20% 3. REMOVE ALL TREE STAKES AND WIRES AFTER ONE YEAR OF GROWTH. curb elevation and proposed grade. It is the Landscape Redtop or Creeping Red Fescue 20% EVERGREEN TREE ORNAMENTAL TREE Contractor's responsibility to verify with the General Contractor NOT TO SCALE NOT TO SCALE that the subgrade preparation has been completed. The Apply at the rate of 5.5 lbs. per 1,000 sq. ft. Landscape Contractor shall coordinate his/her work with all other trades on site. Any planting areas disturbed as a result of C. Fertilization The contractor shall acquire site specific soil general construction activity shall be immediately analysis from a reputable firm, amend soil, and fertilize all area repaired/replaced by the Landscape Contractor at no additional per the findings of the analysis. The contractor shall supply the expense to the Owner. Landscape Architect with all findings, analysis, and A?7/<5B9/A3 >3?3<<7/9@ 7< ;/@@ >9/<A7<5@ recommendations. Apply fertilizers and conditioners at the rate B<93@@ =A63?D7@3 @>3174732% 3. Planting Techniques All planting techniques and methods specified per soil test findings. At least 40% of the fertilizer shall be consistent with the latest edition of "Horticulture nitrogen shall be of an organic origin. Standards of Nurserymen, Inc.", and as detailed on these drawings. All deciduous plant material shall be thin pruned to D. Watering Seeded areas shall be watered to insure proper remove 1/3 interior branches, dead branches and broken germination. Once seeds have germinated, watering may be SEE SHADE TREE DETAIL branches. Pruning shall compliment plants natural form. decreased but the seedlings must never be allowed to dry out SOIL IN PLANTING ISLAND Absolutely NO tip pruning is allowed, except hedges. Any plant completely. Frequent watering should be continued for TO BE MOUNDED 12" ABOVE that is tip pruned is subject to rejection by the Landscape approximately four (4) weeks after germination or until grass has TOP OF CURB Architect. Evergreen trees and shrubs shall be pruned of dead become sufficiently established to warrant watering on an "as SHREDDED BARK MULCH and broken branches and as directed by the Landscape needed" basis. All plant material watering will be the BACKFILL SOIL Architect. All pruning work shall be done with hand pruners responsibility of the contractor until acceptance by the owner and 5?=B<2 1=C3?& )! ;B@6?==; 1=;>=@A FINISHED GRADE IS 1" >3?3<<7/9 >9/<A only. Stake/guy all trees as necessary immediately after the Landscape Architect/Owners Representative. BELOW TOP OF CURB @33 <=A3 ( ?/7@3 >9/<A7<5 032 (! installation and prior to acceptance. When high winds or other 47<7@632 5?/23 /0=C3 47<7@632 5?/23 67+2/3/4'7? 2'4*8)'6+ 62'4 $ *+9'/28 " 86+)/,/)'9/548 CURB BY OTHERS /<2 ;B916 A= / 23>A6 conditions occur, the Landscape Contractor shall take whatever E. Establishment Turf may be established on a variety of slope =4 )! PAVING BY OTHERS precautions he/she deems necessary to protect the survival and conditions. It shall be the contractor's responsibility to determine appearance of the plants. These steps shall be taken at no and implement whatever procedures he/she deems necessary to additional expense to the Owner. establish the turf as part of his/her work. Seeded areas will be @B0$5?/23 accepted when all areas show a uniform stand of the specified 4. Inspection of Plant Material All plant materials shall be grass in healthy condition and at least 60 days have elapsed @=79 ;7EAB?3. (&* ;B@6?==; 1=;>=@A# subject to inspection and approval. The Landscape since the completion of this work. A uniform stand is defined as 675658+* 3/>+* ;8+ *+<+2563+49 (&* @/<2# </22'-+ 5, 4579.(7551# /22/45/8 Architect/Owners Representative reserves the right to reject areas where the grass is growing thickly without bare spots /<2 (&* A=>@=79 NOTE: <=A3. any plants which fail to meet this inspection. All rejected larger than 12" x 12". The Contractor shall submit with his bid a TYPICAL FOR ALL PARKING ISLANDS; CREATE 5:1 SLOPE (% @>/17<5 C/?73@ 23>3<27<5 =< >9/<A @>3173@# @33 >9/<A 97@A% EARTH MOUND FROM TOP OF CURB TO CENTER OF ISLAND material shall be removed from the site by the Contractor. description of the methods and procedures he/she intends to use. 1. GUY TREES GREATER THAN 3" CAL. OR AS NECESSARY DURING GUARANTEE PERIOD OR AS DIRECTED BY THE LANDSCAPE ARCHITECT. )% ?3;=C3 >9/@A71 >9/<A7<5 1=<A/7<3? 034=?3 >9/<A7<5% 03 1/?34B9 A= 833> A63 ?==A @F@A3; 7<A/1A% TOPSOIL WITHIN ISLAND SHOULD BE 24" THICK Height of evergreen trees are measured from the top of ball to 2. .(>KO@D> 7II<C8B<I F<H JH<<' ,-+j 7F7HJ I<< ;<J7@B) the first lateral branch closest to the top. Height and/or width of 11. Preliminary Acceptance All plantings shall be maintained by other plants so specified are measured by the mass of the plant the Contractor for a period of 60 days after preliminary SHADE TREE IN ISLAND GROUNDCOVER AND PERENNIALS PARKING LOT ISLAND not the very tip of the branches. acceptance by the Owner. Maintenance shall include, but is not NOT TO SCALE NOT TO SCALE NOT TO SCALE limited to, mowing and edging turf, pulling weeds, watering turf 5. Plant Substitution Substitution from the specified list will be and plant material, and annual flower maintenance. accepted only when evidence in writing is submitted to the Landscape Architect, showing that the plant specified is not 12. Final Acceptance Final acceptance will be granted by the available. Requests for approval of substitute plant material Landscape Architect/Owners Representative upon receipt of shall include common and botanical names and size of written request by the contractor, combined with an acceptable SHADE TREE substitute material. Only those substitutions of at least final review of the installation by the Landscape equivalent size and having essential characteristics similar to Architect/Owners Representative. All plant material (excluding the originally specified material will be approved. Acceptance annual flowers), shall be guaranteed for two years after the end ORNAMENTAL TREE or rejection of substitute plant materials will be issued in writing of the 60 day maintenance period. The end of the maintenance EDGE OF MULCH BED (TYP.) by the Landscape Architect. period is marked by the final acceptance of the Contractor's DECIDUOUS SHRUB work by the Owner, and the Landscape Architect/Owners 6. Planting Soil Planting soil shall be replaced in all disturbed Representative. All plants that are not vigorous, healthy and in areas at a minimum depth of six inches. The planting soil shall good condition shall be replaced by the Landscape Contractor at be amended by the contractor at the time of placement. The no additional expense to the Owner. These replacement plants amended topsoil shall consist of three parts topsoil, one part shall meet all specified qualities of the original plant materials compost, one part sand and five pounds of bone meal per cubic and carry the same guarantee from the time of replacement. yard. 13. Site Cleanup The Contractor shall protect the property of the LAWN/SOD AREA Owner and the work of other Contractors. The Contractor shall MULCH SAUCER /;3<232 @=79 $ ,! 23>A6 also be directly responsible for all damage caused by his/her SPECIFIED SOIL MIXTURE 4" SHREDDED BARK MULCH $+'" @/<2 $*'" >9/<A7<5 @=79 $)'" @6?32232 6/?2D==2 ;B916 activities at no additional expense to the owner and for the daily 4" MIN. 479A3? 4/0?71 EVERGREEN TREE removal of all trash and debris from the work area to the B<23?2?/7< +&-! D/@632 ?=18 $ ,! 23>A6 24" </A7C3 @=79 satisfaction of the Landscape Architect/Owners Representative. SUB-GRADE EDGE OF MULCH BED (TYP.) 4" 3" AMENDED SOIL 6750% 3-7%& 6750% '885)%& NOTE: *7'=4 (?& 1. ALL MULCH BEDS FOR MASS PLANTING AREAS SHALL BE INSTALLED IN A UNIFORM *'9+& NOTE: CURVILINEAR FASHION AS INDICATED. MULCH SHALL EXTEND A MINIMUM OF 12" 8)'2+& BEYOND THE OUTSIDE EDGE OF THE ROOT BALL AND INSTALLED ACCORDING TO 1. SHRUB SHALL BEAR SAME RELATION TO FINISHED GRADE AS IT BORE THE CONTRACT SPECIFICATIONS. TO PREVIOUS EXISTING GRADE. 8.++9 BIO-SWALE MULCH EDGE DETAIL CONTINOUS MULCH SHRUB PLANTING NOT TO SCALE 5, NOT TO SCALE NOT TO SCALE NOT TO SCALE  APARTMENT BUILDING 304 UNITS 5 STORIES &$"#$! %$"#$! &$"#$! & ,-*+(', B1 B1 B1 B1 B1 B1 COURTYARD COURTYARD A1.1 A2 A2 A2 A2 A2 A1.1 A1 A1.1 B3 A4 A4 B3 B3 B2 B2 B3 A1.1 A1 AIRWAY A1.1 A1 27 2 RESIDENT GUEST VAN VAN A1 A1.1 AIRWAY VEHICLE DRIVE UNDER IN/OUT AT LEVEL 1 SITE DATA A1.1 4 ALL SPACES AT THIS LEVEL ARE FOR GUESTS 24 A1 - APPROX 6.55 ACRES - 46.4 UNITS/ACRE 24 A1 A6 A6 BICYCLE B1 STORAGE PARKING DECK 4 (MIN 29 BIKES) LEVEL 1 92 GUEST SPACES DBL HEIGHT B3 AT LEVEL 1 A0 VEHICLE IN/OUT BUILDING SERVICES 9 A1 A1 A1 A1 A1 B3 A0 12' x 55' LOADING AND TRASH B1 B3 A1 A1 A1 A1 A1 DBL HEIGHT B3 AT LEVEL 1 A0 A1 A0 A1 A1 COURTYARD A1 POOL COURTYARD A0 PARKING DECK - 5 TIERS A1 A1 92 GUEST SPACES 425 RESIDENT SPACES B1 B1 A6 A6 517 SPACES SURFACE PARKING - 26 GUEST SPACES TOTAL PARKING 13 ACCESSIBLE STALLS ARE INCLUDED IN 118 GUEST SPACES THE TOTAL PARKING COUNT 425 RESIDENT SPACES 543 SPACES REVISED 02-25-16 & 5*24 ,3 *7 '#))" %& 4*50/3. ,-+0 & 1-8-1 ( () 5-6/,-37 64*+-6 &$  PCD-15-15: 1000 Skokie - Life Time Fitness Public Comments Received Between 1-12-16 and 2-25-16 Schoon, David From: Sent: Thursday, January 21, 2016 7:57 PM To: Schoon, David Subject: Fwd: 1000 skokie blvd -----Original Message----- From: slw57 < > To: village <village@northbrook.il.us> Sent: Thu, Jan 21, 2016 3:35 pm Subject: 1000 skokie blvd Please pass my comments to the appropriate Board members. The Board supported the Lifeime Fitness plan in October, January -not anymore. Wal-Mart No. Costco No, etc. NO plan is ever going to be acceptable to the residents in that immediate area. They would like it to stay vacant so there will be no impact on traffic or noise. Is that really what is in Northbrook's best interest? For 15 years this property has been not only an eyesore but a financial void, no sales tax revenue or real estate tax revenue is being generated. No one wants development in their backyard but it's time to stop coddling some outspoken residents to the benefit of the greater good, the rest of the Village of Northbrook. Not too many developers will approach Northbrook to develop this property because it will, ultimately, not be worth the time investment let alone the financial investment if this precedent has been set. Sandy Wilner 3743 Pebble Beach Rd Northbrook, IL 60062 1  PCD-15-15: 1000 Skokie - Life Time Fitness Public Comments Received Between 1-12-16 and 2-25-16 Schoon, David From: Irwin Rosenberg <i > Sent: Monday, February 08, 2016 11:52 AM To: Sandra E. Frum; Poupard, Tom; Schoon, David Subject: 19 Years and Counting: 1000 Skokie Blvd Subject: 19 years and counting re. 1000 Skokie Blvd. I first became involved in this story when Susan Jacobs and I created NEHA. I was President for 8 ½ years and Susan took over. Many proposals have been made for the vacant land on Sunset Ridge and Skokie Blvd/Frontage Road. With the exception of the Lifetime Fitness project currently before the Board, all earlier proposals have been withdrawn or rejected by the Plan Commission before getting to the Board. I am sending this email not as a member of NEHA but as a concerned resident looking to the future. The economy is taking a down hill path and it is time to generate more income. Past plans were rejected on the basis of traffic, zoning and impact. Residents and nearby businesses have been involved in evaluating all of the plans and their impact on surrounding residential and business areas. Some objections have been valid and others have been ridiculous. NEHA has always maintained that we do not object to good development; we object to bad development that the area simply cannot accommodate or that will negatively impact our business and residential neighborhoods. The main issue has been traffic. I agree, Sunset Ridge is a 2 land road with no shoulders. There are 51 curb cuts all the way south to Willow Road. There are no turning lanes, and when buses, garbage trucks, etc. have to stop, they make it very difficult to pass. Vehicles turning left off of Sunset Ridge back up traffic; there are no traffic lights or stop signs to regulate the flow of traffic on this road. In the past, any mention of widening Sunset Ridge has met with strong objections from Voltz Rd. residents, the Village of Northfield, The Forest Preserve, Sunset Ridge Country Club, etc. Any traffic problems on nearby Dundee, Waukegan or Willow immediately clog Midway and Voltz Road as drivers use those streets to avoid Sunset Ridge. Frontage Road is mostly 2 lanes, with no available land to widen that road any further. The Village Board and its Committees are not in synch with development proposals or residents’ concerns. While residents worry about traffic, some village officials complain about the low amount of sales tax revenues that the current proposal will generate. However, over the past 19 years, this property has generated little to no income for the village. How much has it cost the village to prepare numerous reports, form committees, hold lengthy hearings, meet with various developers and residents? In addition, the 1  PCD-15-15: 1000 Skokie - Life Time Fitness Public Comments Received Between 1-12-16 and 2-25-16 Comprehensive Plan calls for this property to be developed as “mixed use.” Now that a truly “mixed use” development is on the table, some Board members complain that they want more retail, which residents and current nearby office developments don’t want. The current economic situation is mixed. Here we have a developer who will bring businesses that will create sales tax revenues both directly and indirectly. It will not bring as much as a big box store, but big box retailers are closing, and we have done our research proving that this property is not suitable for big box retail. Area businesses and residents will use the daycare, the fitness center, and the apartment complex. Those who use the new facilities will bring their business to Northbrook’s nearby retailers. Grab what you can before it’s gone. It will be a long time before another plan of this quality comes along. This group of developers has shown good faith in listening to the residents’ and Village concerns, the developers are willing to pay for some road improvements, and the surrounding businesses support this project. I urge you to put your stamp of approval on this project. Irwin Rosenberg Internet 2  PCD-15-15: 1000 Skokie - Life Time Fitness Public Comments Received Between 1-12-16 and 2-25-16 Schoon, David From: Anna < > Sent: Thursday, February 11, 2016 12:59 AM To: Schoon, David Subject: Life time project Dear David Schoon, I support the life time project in Northbrook. I live in Northbrook and I am a member of Lifetime fitness since it was open Thank you, Anna Pomerantseva 1