Plan Commission

Meeting Agenda Plan Commission Meeting Thursday, December 7, 2023 at 7:30 P.M. Village of Skokie Council Chambers 5127 Oakton Street Skokie, IL 60077 I. Call to Order/Declaration of Quorum II. Roll Call III. Approval of Minutes of November 16, 2023 Plan Commission meeting **Go To Minutes** IV. New Business 2023-31P – Site Plan Approval: 5202-5250 Old Orchard Road Zeller OOT, LLC, on behalf of GW Property Group, LLC, requests to modify an existing site plan approval for a planned development in an OR Office Research zoning district in order to convert the 2 existing office buildings at 5202 and 5250 Old Orchard Road into an office and 240-unit residential mixed-use **Go To Page** development, retain the existing clinic at 5230 Old Orchard Road, and convert the upper deck of the existing parking garage into a recreational space for use by the residential tenants, and any relief discovered during the review of this PIN: 10-09-102-063-0000 V. Old Business VI. Public Comment (for non-agenda items) Next Meeting will be December 21, 2023 at 7:30 P.M. VII. Adjournment Written comments can be submitted by email to publiccomments@skokie.org or by mail to Village of Skokie, Attn: Johanna L. Nyden, Community Development Director, 5127 Oakton Street, Skokie, Illinois, 6077; or via the Village’s drop box located by the public entry to Village Hall. Meeting Agenda  Plan Commission Meeting Minutes Date: November 16, 2023 PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair Jeff Burman- Vice-Chair Scott Berman, Cindy Franklin, Talia Gevaryahu, Ross Mathee, Erica Minchella, Peter Ousley PLAN COMMISSION MEMBERS ABSENT: Vijai Gupta STAFF PRESENT: Tyler Kobylski, Asst Corporation Counsel, Paul Reise, Planning Manager, and Marlene Bargamian, Administrative Assistant STAFF ABSENT: Johanna Nyden, Community Dev. Director (I) CALL TO ORDER A quorum being present, Chair Luke called the meeting to order at 7:30 PM. (II) APPROVAL OF MINUTES A motion to approve the minutes of the October 19, 2023 meeting was made by Commissioner Burman and seconded by all in unison. Ayes: Unanimous voice vote. (III) RULING ON NOTICE Assistant Corporation Counsel Kobylski determined that notice was proper and correct. Personal notice is not required for text amendments. (IV) CASE DESCRIPTION Case 2023-30P – Zoning Chapter Amendment: Co-Working The Village is requesting an amendment to Section 118, Article II, Article V, Article IX, Appendix A, and any other related sections of the Skokie Village Code to establish provisions for co-working as a special use on Retail Streets in the Mixed-Use Zoning District. Planning Manager, Paul Reise, presented the case. He announced that no changes to Article V will be made at this time. Adult uses, cannabis dispensaries, etc. will continue to be regulated by their special use permits. “Co-working” is a very popular use especially since COVID. The pandemic forced businesses to change their operations and some companies have adopted a hybrid work model where people work part-time at home and part-time in an office on a revolving basis. The use has been interpreted as “office not otherwise listed” in the use table (Appendix A) and is not permitted in the Retail Streets areas of the Village. Staff believes that the co- working use needs to be defined better and would have spill-over benefits to the Downtown businesses much like retail and proposes to regulate the use through the special use permit process to retain some control over compatibility and parking with surrounding uses. # 615925 Plan Commission meeting minutes November 16, 2023  Chairman Luke questioned how retailers would know. Staff informed the group that our Economic Vitality team has been out and about discussing the topic and raising questions. Commissioner Berman shared that the Commission’s feeling in the past was not to have this type of use take up space; and retail areas should be kept solely retail. Commissioner Franklin inquired about the co-working space existing at Old Orchard from Regus Membership Plan. Staff offered that there was 1 such use in the office tower at Old Orchard. Commissioner Ousley stated that times have changed, and improved language is needed to clarify the use and its relationship to other uses. He also asked if there is an actual demand for this use or is the Village being forward and pro-active. Staff answered that there is no specific property or case coming up. Commissioner Mathee inquired if a request is filed, would it be heard by the Plan Commission. Commissioner Berman asked staff if there has ever been an office use turned down from occupying space on a retail street. Other commissioners offered that several uses such as insurance, real estate, and law offices have occupied storefronts on Oakton Street. Commissioner Mathee recalled a previous case (2021-28P) which protects downtown corner locations for restaurant or retail uses only. (V) RECOMMENDATIONS AND VOTING A motion was made to approve the request to amend Section 118, Article II, Article IX, Appendix A, and any other related sections of the Skokie Village Code to establish provisions for co-working as a special use on Retail Streets in the Mixed-Use Zoning District with no changes to Article V at this time. Motion: Burman Second: Berman Ayes: 8 Nays: 0 (VI) ITEMS FOR COMMUNICATION The next meeting on Dec. 7, 2023 will be the last one for 2023. Happy Thanksgiving wishes were extended to all. (VII) ADJOURNMENT Chair Luke adjourned the meeting at 7:44 PM. Respectfully submitted, Marlene Bargamian, Administrative Assistant # 615925 Plan Commission meeting minutes November 16, 2023  Return to Agenda STAFF REPORT 2023-31P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, December 7, 2023 To: Paul Luke, Chairman, Skokie Plan Commission From: Paul Reise, Planning Manager Re: 2023-31P: Site Plan Approval 5202-5250 Old Orchard Road General Information Location 5202-5250 Old Orchard Road Purpose To modify an existing site plan approval for a planned development in an OR Office Research zoning district in order to convert the 2 existing office buildings at 5202 and 5250 Old Orchard Road into an office and 245-unit residential mixed-use development, retain the existing clinic at 5230 Old Orchard Road, and convert the upper deck of the existing parking garage into a recreational space for use by the residential tenants, and any relief discovered during the review of this case. Petitioner Zeller OOT, LLC, on behalf of GW Property Group, LLC Size of Site 338,032 square feet (7.76 acres) with frontage on Old Orchard Road, Lockwood Avenue, and Central Street Existing Zoning & OR Office Research – multitenant office complex, clinic Land Use Adjacent Zoning & North OR Office Research (Wilmette) – hotel Land Use R1 Single-Family Detached Residence (Wilmette) – detached residences R-5 Single Family Residential (Glenview) – detached residences South OR Office Research – hotels, full service restaurant, multitenant office building, ComEd transmission lines East OR Office Research – Edens Expressway West OR Office Research – vacant land, ComEd transmission lines Comprehensive Plan The site is designated as service employment VOSDOCS-#616006-v1-Staff_Report_-_2023-31P_-_Site_Plan_Approval__5202-5250_Old_Orchard_Road 1 of 10 SITE INFORMATION • The site contains 2 partially-occupied office buildings (5202 and 5250 Old Orchard Road), Block Center for Integrative Cancer Treatment (5230 Old Orchard Road), a parking garage, and surface parking. • Overhead utilities are present along the north side of Central Street and the west side of Lockwood Avenue. A single utility pole is located within the parkway on the east side of Lockwood Avenue. • The site is accessible from driveways at Lockwood Avenue and Central Street. Complete Streets  Public sidewalks are present along Old Orchard Road and most, but not all, of Lockwood Avenue. No public sidewalk exists on Central Street.  A completed section of the Skokie Valley Trail runs from Old Orchard Road south to Golf Road. A multi-use path has been constructed along the south side of Old Orchard Road, between Harms Road and Woods Drive, and will eventually be extended east to Skokie Boulevard.  The site is directly served by the CTA 54A North Cicero/Skokie Blvd. and Pace 422 Linden CTA-Glenview-Northbrook Court bus routes.  Old Orchard Shopping Center is located approximately ¼ mile to the east and south of the subject site.  Shops, hotels, restaurants, parks, and employment are within walking distance of the subject site. PROPOSAL SUMMARY The petitioner is proposing converting the two 7 story office buildings into mixed-use residential and commercial buildings with 245 residential units and 740 parking spaces. • First Floor Uses: residential, amenity, lobby, and structured parking • Gross Square Feet: 655,744 SF • Commercial space: 32,431 SF • Parking Spaces: 740 provided • Unit mix: 245 units- 24 studio, 84 1-Bedroom, 115 2-Bedroom, and 22 3-Bedroom VOSDOCS-#616006-v1-Staff_Report_-_2023-31P_-_Site_Plan_Approval__5202-5250_Old_Orchard_Road 2 of 10 PETITIONER’S SUBMITTAL The petitioner is requesting to modify an existing site plan approval for a planned development in an OR Office Research zoning district in order to convert the 2 existing office buildings at 5202 and 5250 Old Orchard Road into an office and 245-unit residential mixed-use development. With regards to the request, the petitioner explains that: The proposed re-development of the existing Old Orchard Towers complex calls for the adaptive re-use of over 300,000 s.f. of existing, mostly vacant office building into a Class A residential rental building. The ground floors will be occupied with a mix of commercial/office and residential uses. The existing 3-story Atrium building, on the east side of the parking structure, will remain a commercial use. The 5-story parking structure will continue to serve the parking needs of the development with the top level being converted to outdoor amenity space for the residential apartments. Vehicular and pedestrian access to the site and the surrounding landscaping will remain largely intact. The exterior facade of the buildings will remain intact with the exception of new recessed balconies and the introduction of operable window units into the glazed wall assembly. The parking requirement will be reduced from what is currently required for the commercial office use resulting in a reduction in the number of vehicles accessing the site from the surrounding streets. We believe that this would mark the first and largest adaptive reuse of an office complex into residential uses which is environmentally and socially responsible. We are not proposing any zoning change, nor do we plan to demolish any building structures nor add onto the existing buildings. To make this project economically viable without any public financial assistance (which we are not seeking), we have not accounted for any designated affordable units within the development plan. VOSDOCS-#616006-v1-Staff_Report_-_2023-31P_-_Site_Plan_Approval__5202-5250_Old_Orchard_Road 3 of 10  In summary, the character of the surrounding neighborhood will be little impacted by the re-development proposal and should benefit from the reduction in parking demand in the transition from office to residential use. STAFF ANALYSIS All pertinent departments and divisions were offered an opportunity to comment on this case. All departments had no comments, other than the Traffic Engineering Division, Forestry Division, and Planning Divisions comments below. Traffic Engineering Division The Skokie Engineering Division acknowledges that the traffic intensity will decrease due to the change in use and no Traffic Impact Study is required. Overall parking requirement is met for the entire site. 740 parking spaces are provided and 518 are required. All required guest parking must be accessible to the public at all times. Due to the existing 6.5 feet vertical clearance of the garage it is recommended to plan accordingly for tenants who own vehicles that exceed the height restriction. Large pick-up trucks and vans typically are taller than 6.5 feet. Pavement markings should be used in the garage to help guide drivers through the garage. Overhead signage may be used as well. No entry points should be clearly marked. Forestry Division Coordinate with Cook County on parkway trees location along Old Orchard due to impending roadway improvements scheduled for the next two years. Regarding the trees on the garage roof, largest container/tree well possible is required. Specialized lightweight soil is required to maximize health & lifespan of trees planted. Use native plants, shrubs, perennials where ever possible. Native plants are preferred. Tree protection is required for all existing trees to remain that are located near the construction area. The protection must remain in place for the duration of the project. Planning Division The Planning Division is supportive of the petitioner’s request for site plan approval. This proposal will bring more than 300 new residents to the area to support nearby retail and employment centers at Westfield Old Orchard Mall and Cook County Courthouse. The generous setbacks and landscaping will screen and provide a buffer for the residential areas to the north in Glenview and Wilmette. The site plan calls VOSDOCS-#616006-v1-Staff_Report_-_2023-31P_-_Site_Plan_Approval__5202-5250_Old_Orchard_Road 4 of 10  for reducing the parking from the current conditions by removing parking from the roof of the parking deck and converting the space into amenity space, including a pool, putting green, and landscaping. The site is served by the highway interchange at Old Orchard Road as well as served by the CTA 54A North Cicero/Skokie Blvd. and Pace 422 Linden CTA-Glenview-Northbrook Court bus routes. Affordable Housing The proposed development does not include affordable housing units. The developer cites challenging market conditions related to interest rates, financing, property values, and construction costs as the reasons. Sustainability The development is re-using a mostly vacant office building. Converting an existing building into a new use can be more cost-effective than constructing a brand-new facility. The reuse of structural elements, such as walls and foundations, can significantly reduce construction costs. This approach also helps to lower carbon emissions associated with manufacturing new materials and transportation. By repurposing existing structures, adaptive reuse reduces construction waste and diverts it from landfills. This contributes to a decrease in greenhouse gas emissions and supports sustainable development practices. Other sustainability features include: • 12 EV charging spaces and 12 EV ready spaces. • All ranges and washers/dryers will be Energy Star electric appliances. • Water sense plumbing fixtures. • Solar Ready Rooftop. • Bike room available to all commercial and residential tenants Bird Strike Mitigation Applicant will comply with the Village’s Bird Strike Mitigation regulations Staff requests that existing site plan ordinance #10-11-Z-3796 and #15-7-Z-4156 be repealed. APPEARANCE COMMISSION The elevations and relevant documents will be reviewed at a future Appearance Commission hearing. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request to modify an existing site plan approval for a planned development in an OR Office Research zoning district in order to convert the 2 existing office buildings at 5202 and 5250 Old Orchard Road into an office and 240-unit residential mixed-use development, retain the existing clinic at 5230 Old Orchard Road, and convert the upper deck of the existing parking garage into a recreational space for use by the residential tenants be APPROVED, based upon the VOSDOCS-#616006-v1-Staff_Report_-_2023-31P_-_Site_Plan_Approval__5202-5250_Old_Orchard_Road 5 of 10 Proposed Positive Findings of Fact and subject to the recommended and standard site plan approval conditions below, and that current site plan approval ordinances #10-11- Z-3796 and #15-7-Z-4156 be repealed. RECOMMENDED SITE PLAN APPROVAL CONDITIONS 1. Prior to the hearing of the subject case before the Board of Trustees, the petitioner must: a. Obtain a Certificate of Appropriateness from the Skokie Appearance Commission. 2. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site plan, dated November 27, 2023; demolition, and ceiling plans <insert date of final approved plan>; landscape plan, dated November 13, 2023; and elevations, dated November 27, 2023. 3. Coordinate with Cook County on parkway trees location along Old Orchard due to impending roadway improvements scheduled for the next two years. 4. One 8" healthy honeylocust is slated to be removed, a $900 bond is required for this tree and may be refunded after the project is completed & new trees are planted. All other removals indicated are acceptable & require no bond. 5. Regarding the trees on the garage roof, largest container/tree well possible is required. Specialized lightweight soil is required to maximize health & lifespan of trees planted. 6. Tree protection is required for all existing trees to remain that are located near the construction area. The protection must remain in place for the duration of the project. 7. Any new parking lot and exterior lighting shall meet Illuminating Engineering Society of North America (IES) standards, be full cut-off design, and be directed away from adjacent properties, subject to the approval of the Engineering Division. 8. Any outdoor sound systems shall at all times maintain audio levels that are compliant with the Skokie Village Code. 9. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. 10. No objects are allowed within a 15' sight distance triangle in OR Zoning districts, between 30" and 84" in height from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices. 11. Prior to the issuance of building permits, the petitioner shall submit a temporary pedestrian and bicycle circulation plan, including routing, signage, and barriers, to be in place prior to the commencement of construction, subject to the approval of the Engineering Division. 12. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage, landscaping, structures, and any other facilities or infrastructure on the Subject VOSDOCS-#616006-v1-Staff_Report_-_2023-31P_-_Site_Plan_Approval__5202-5250_Old_Orchard_Road 6 of 10  Property shall be maintained in a good state of repair, and when needed, be repaired or replaced in a timely manner. (Standard) 13. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. 14. Trash shall only be allowed within a designated trash enclosure and shall be screened from public view in an enclosure approved by the Appearance Commission. All trash shall be contained in such a way as to remain out of sight at all times, except for waste receptacles in pedestrian or parking areas. 15. Waste receptacles shall be placed on the Subject Property for use by patrons, and the Health Department shall determine the size, type, and location of these units. 16. All off-street parking spaces shall be legibly striped and maintained. 17. Any plan to modify parking lot striping must be approved by the Director of Engineering. 18. The proposed development shall have a minimum of 518 off-street vehicle parking spaces including 15 handicapped parking spaces, as indicated on the Subject Property plan dated August 3, 2023. 19. The handicapped parking spaces shall be installed and maintained in compliance with State of Illinois Accessibility Standards and the Skokie Village Code, including required signage. 20. Vehicles shall not be allowed to be parked in or otherwise block common driveways, sidewalks, aisles, or other points of access at any time, shall only be parked in designated parking spaces, and shall not overlap the striped lines of designated parking spaces. 21. No required parking space on the site may be for the exclusive use of any commercial tenant. 22. All new utilities on the Subject Property or in adjacent right-of-way shall be placed or relocated underground. The petitioner shall bear the full cost of any utility relocation and/or conflicts. 23. The owner of the Subject Property shall cooperate with any public utility project. 24. The petitioner shall sign an "Agreement for Installation and Maintenance of Landscaping" to assure that the Subject Property and parkway landscaping is completed and maintained, including trimming, watering, and replacing of dead plant materials in a timely manner in accordance with the final approved landscape plan. A copy of said Agreement is attached hereto, marked Exhibit “A” and hereby made part of this Ordinance. This “Agreement for Installation and Maintenance of Landscaping" shall be recorded at the petitioner’s expense. 25. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. 26. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. VOSDOCS-#616006-v1-Staff_Report_-_2023-31P_-_Site_Plan_Approval__5202-5250_Old_Orchard_Road 7 of 10 27. The Subject Property must conform to the Village's storm water control requirements as contained in the Skokie Village Code, including the disconnection of any downspouts. 28. All signage shall conform to the Skokie Village Code, except as provided in this ordinance. Any legal nonconforming sign on the Subject Property that shall conform with the Village Code when it is damaged >50%, modified, or replaced in the future. 29. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. 30. The petitioner shall submit to the Planning Division electronic files of the plat of survey, site plan, and landscape plan in their approved and finalized form. The files shall be scaled 2-dimensional drawing files on non-compressed, non-read only CD- ROM *.dwg AutoCAD format. 31. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name, property address, email address, and telephone number of the company and contact person responsible for site maintenance in compliance with this site plan approval. 32. If work is to be performed on public property or if public property is utilized or impacted during construction and/or development, the owner shall provide, or shall cause the developer and/or contractor to provide, the Village of Skokie with a certificate of insurance naming the Village of Skokie as additionally insured for any and all claims related to any and all work. The owner shall hold, and shall cause the developer and/or contractor to hold, the Village of Skokie harmless and indemnify the Village for any and all claims for property damage or personal injury related to work on or use of public property. 33. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. 34. Failure to abide by any and all terms of this Ordinance shall be cause for the Village to initiate hearings to determine whether the subject Ordinance, as well as any applicable business licenses, should be revised or revoked. The petitioner shall pay all costs related to any hearings conducted as a result of non-compliance with any of the provisions of the enabling ordinance. The costs shall include but not be limited to court reporter fees, attorney fees, and staff time required researching and conducting said hearing. VOSDOCS-#616006-v1-Staff_Report_-_2023-31P_-_Site_Plan_Approval__5202-5250_Old_Orchard_Road 8 of 10 ATTACHMENTS 1. Proposed Positive Findings of Fact 2. Landscape Plan, dated November 13, 2023 3. Site Plan, dated November 27, 2023 4. Elevations, dated November 27, 2023 5. Zoning and Land Use Map VOSDOCS-#616006-v1-Staff_Report_-_2023-31P_-_Site_Plan_Approval__5202-5250_Old_Orchard_Road 9 of 10 Proposed Positive Findings of Fact 2023-31P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, December 7, 2023 Consideration Finding The request is harmonious with and does The proposed conversion has significant not adversely affect adjacent properties. set-backs and parking and will not adversely affect adjacent properties. The request can demonstrate that Adequate public facilities, including roads, adequate public facilities, including roads, drainage, utilities, and police and fire drainage, utilities, and police and fire protection exist to serve this request. protection exist or will exist to serve the requested use at the time such facilities are needed. The request demonstrates adequate The request demonstrates adequate provision for maintenance of the associated provision for maintenance of the structures. associated structures, and measures will be taken to ensure maintenance of public utilities will be accommodated. The request has considered and, to the No adverse effects of the natural degree possible, addressed the adverse environment are expected. effects on the natural environment. The request will not create undue traffic The request will not create undue traffic congestion. congestion. The request will not adversely affect public The public health, safety, morals and health, safety, and welfare. general welfare will not be unduly burdened by this request. The request conforms to all applicable The request conforms to all applicable provisions of this code, except where relief provisions of this code. is granted with the request. VOSDOCS-#616006-v1-Staff_Report_-_2023-31P_-_Site_Plan_Approval__5202-5250_Old_Orchard_Road 10 of 10  148.0 160.0 169.0 R 110.0 112.0 117.0 120.0 168.0 171.0 114.0 119.0 147.0 164.0 86.0 98.0 121.0 157.0 90.0 99.0 108.0 115.0 118.0 170.0 85.0 89.0 113.0 AQ 162.0 96.0 102.0 84.0 BB BC 146.0 173.0 83.0 101.0 172.0 145.0 BD 94.0 95.0 174.0 AM 82.0 100.0 111.0 144.0 161.0 122.0 88.0 AL 143.0 BA 159.0 223.0 175.0 - 181.0 87.0 93.0 97.0 107.0 166.0 156.0 158.0 163.0 109.0 116.0Turf restoration, typ. 167.0 92.0 104.0 105.0, 106.0 81.0 149.0-155.0 BE 165.0 183.0 80.0 77.0 91.0 undershrub/perennial 123.0 AY 79.0 103.0 bed, typ. AR 134.0 192.0-195.0 22 E. Chicago Avenue 78.0 196.0 Suite 200 AZ BF 75.0 AN 125.0 AS AX Naperville, IL 60540 76.0 124.0 74.0 126.0 T 630.961.1787 AO F 630.961.9925 73.0 72.0 NORTH DOG RUN 135.0 hitchcockdesigngroup.com 136.0 138.0 AP 137.0 197.0 PREPARED FOR 127.0 198.0 Pappageorge AJ AW AK 133.0 71.0 70.0 69.0 Haymes Partners 199.0 200.0 640 N La Salle Dr #400 68.0 67.0 Chicago, IL 60654 128.0 201.0 202.0 AT 132.0 AI 66.0 PROJECT 204.0 Old Orchard 203.0 AV 205.0 BG 60.0 Towers 206.0 - 210.0 89.0 BH AU TE SID ND EW EX IS AL T K ING EX 56.0 5202-5250 General Notes AL K EW SID C E EW R SS AM IB N 211.0 Old Orchard Road P LE AC 54.0 U P 4'-7" 212.0 64.0 63.0 SP AC C TU E R 131.0 1. Base map information obtained from plans provided by Zeller Skokie, Illinois 60077 Reality, and As-Built Landscape Plans. E M ,D 53.0 IN E D M /S O N PIR K IO 62.0 IT EP IT C T , Y HE EC O N G ,L R A E FL EX - 61.0 E EL XIS EC TIN M H.W . E 213.0 2. Most recent tree evaluation based on site observations 130.0 TR G O H AC O IC AS M 52.0 October 26, 2023. R TR O SP O EX R FL - 51.0 E E FIR XIS AG R E T R P IN O O U G O M ST M P H EA IC AP AL 214.0 O LT O H M P Y R TH HY ER S 57.0 129.0 59.0 SOUTH DOG RUN M EN 'S C R TO E O IC D FF O Legend 'S EN 50.0 H M EA O O LT O PT W O H M FF R IC E 55.0 . ST O AH E R XA 49.0 O M 58.0 O M AIN M AT ER "W 10 AG 48.0 G AF TIN EX IS Proposed shade tree (21 total) Turf restoration AE T 32.0 AB U V W X Y Z AA Undershrub/perennial plantings 47.0 Proposed evergreen tree (18 total) S 33.0 G1 Green roof 46.0 R Proposed ornamental tree (35 total) 45.0 31.0 H 44.0 I Proposed large evergreen shrub 43.0 42.0 J G F ISSUED 23.0 November 13, 2023 Proposed large deciduous shrub K REVISIONS 24.0 41.0 30.0 25.0 No Date Issue AD 26.0 27.0 E Missing - L Proposed small evergreen shrub 28.0 39.0 20.0 M 40.0 19.0 N Proposed small deciduous shrub 37.0 O CHECKED BY DRAWN BY TCK/MPW BAM 17.0 15.0 38.0 Q 18.0 16.0 14.0 13.0 SHEET TITLE Preliminary 36.0 29.0 P 12.0 AC Landscape Plan 11.0 10.0 1.0 SCALE IN FEET 2.0 B 1" = 40' 4.0 7.0 9.0 A 6.0 D 3.0 5.0 8.0 0' 20' 40' 80' 120' C NORTH SHEET NUMBER L2 Proposed shade tree, typ. 30' typ. C 2019 Hitchcock Design Group  LOBBY CHECK-IN STORAGE DISPENSARY IT ROOM DIRTY LAB CHECK-OUT EXAM EXAM PATIENT EXAM ROOM #11 ROOM #12 BATH ROOM #13 MOHS WAITING EXAM ROOM #1 EXAM EXAM EXAM ROOM #10 ROOM #3 ROOM #2 EXAM EXAM CLEAN LAB ROOM #9 ROOM #4 EXAM ROOM #5 WORK ROOM EXAM ROOM #8 COATS OFFICE MANAGER EXAM ROOM #7 EXAM ROOM #6 N STAFF BATHROOM STAFF LOUNGE Derick Dermatology 5260 Old Orchard Road - Skokie, Illinois October 09, 2019 | project 2019-128 1245 E. Diehl Rd. Suite 101 Naperville, IL 60563 P: 630.357.2023 F: 630.357.2662  2023-31P - Site Plan Approval: 5202-5250 Old Orchard Road Legend Zoning and Development Zoning OR: Office Research 0 300 600 Print Date: 10/31/2023 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.