Plan Commission

Agenda for PLAN COMMISSION SEPTEMBER 5, 2024 | 7:30 PM Council Chambers – Village of Hall – 5127 Oakton Street, Skokie, IL 60077 1) Call to Order Declaration of Quorum 2) Roll Call 3) Approval of August 15, 2024 Meeting Minutes 4) Old Business 5) New Business a. 2024-22P – Special Use Permit: 9410-A Skokie Boulevard Go To Core BNS Skokie, LLC, on behalf of Scout Veterinary Care Illinois, P.C., requests a special use permit for veterinary services in a B2 Commercial zoning district, and any relief that may be discovered during the review of this case. PINs: 10-16-204-013-0000, 10-16-222-024-0000, and 10-16-222-025-0000 b. 2024-23P – Zoning Map Amendment: 5135 Golf Road Go To Evam, LLC, requests to amend the zoning map to change the zoning district for 5135 Golf Road from B2 Commercial to NX Neighborhood Mixed-Use. PIN: 10-16-200-045-0000 c. 2024-24P – Site Plan Approval: 5135 Golf Road Go To Evam, LLC, requests site plan approval in order to convert an existing 3-story office building that exceeds the maximum 25’ permitted base building height into a mixed-use building with 4 residential units, first floor commercial, and surface parking at 5135 Golf Road in an NX Neighborhood Mixed-Use district, relief from §118-212(i)(1) to allow continuous curbing less than 6’ from and parallel to any property line adjacent to a street frontage and any other relief that may be discovered during the review of this case. PIN: 10-16-200-045-00000 Individuals with questions or feedback about an agenda item may contact Marlene Bargamian with the Community Development Department at marlene.bargamian@skokie.org or 847.933.8447 All emails and comments submitted will be made public and shared with this body. The Village, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe or participate in this hearing, or who have questions about the accessibility of the meeting facilities, contact the Village’s ADA coordinator Angel Schnur at angel.schnur@skokie.org or 847.933.8400. The Village encourages individuals to sign-up for its eNews for important information from the City and its government partners by visiting www.skokie.org VOSDOCS-#609406-v18-Meeting_Agenda_-_Plan_Commission_ 1  6) Public Comment 7) Communications from Staff 8) Adjournment Individuals with questions or feedback about an agenda item may contact Marlene Bargamian with the Community Development Department at marlene.bargamian@skokie.org or 847.933.8447 All emails and comments submitted will be made public and shared with this body. The Village, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain accommodations to allow them to observe or participate in this hearing, or who have questions about the accessibility of the meeting facilities, contact the Village’s ADA coordinator Angel Schnur at angel.schnur@skokie.org or 847.933.8400. The Village encourages individuals to sign-up for its eNews for important information from the City and its government partners by visiting www.skokie.org VOSDOCS-#609406-v18-Meeting_Agenda_-_Plan_Commission_ 2  DRAFT/NOT APPROVED Meeting Minutes For Plan Commission Date: August 15, 2024 Skokie Village Hall, 5127 Oakton St, Council Chambers Plan Commission Members Present: Paul Luke- Chair Sigalle Shpayher, Erica Crohn-Minchella, Scott Berman, Cindy Franklin, Tali Gevaryahu, Jeff Burman- Vice Chair and Ross Mathee Plan Commission Members Absent: Vijai Gupta Presiding Officer: Paul Luke- Chair Staff Present: Tyler Kobylski, Asst Corp. Counsel Johanna Nyden, Community Dev. Dir., Mike Voitik, Planning Technician, and Justin Malone, Neighborhood & Housing Coord. (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 July 18, 2024 meeting was made by Commissioner Jeff Burman and seconded by Commissioner Scott Berman. Ayes: Unanimous voice vote. The motion passes. (III) RULING ON NOTICE Assistant Corporation Counsel Kobylski determined that notices were proper and correct in all cases. (IV) CASE DESCRIPTIONS Case 2024-20P – Subdivision: 4801-4999 Old Orchard Center Old Orchard Urban Limited Partnership, an Illinois limited partnership, requests a subdivision of 2 lots into 6 lots in an R1 Single-Family zoning district, a B1 Service Commercial zoning district, and a B4 Regional Mixed-Use Shopping zoning district. Included with the subdivision is the recording of a 20-foot-wide right-of-way dedication along Old Orchard Road, and any relief that may be discovered during the review of this case. Case 2024-21P – Site Plan Approval: 4801-4999 Old Orchard Center Old Orchard Urban Limited Partnership, an Illinois limited partnership, requests to amend an existing site plan approval for a planned development for multiphase modifications at Westfield Old Orchard shopping center in an R1 Single-Family zoning district, a B1 Service Commercial zoning district and a B4 Regional Mixed-Use Shopping zoning district that includes: 3 621403  DRAFT/NOT APPROVED Phase I- The demolition of the existing retail space at the northwest corner of the shopping center (4963 Old Orchard Center and 4999 Old Orchard Center, Building J) and the construction of a 5- and 7-story mixed-use building in separate masses connected by multiple bridges and common areas, that will contain retail restaurant uses and up to 425 multifamily residential units, and residential amenity space; reconfigured internal driveways; and a new outdoor common area event space; Phase II- The demolition of the existing retail space to the east of Phase I (4999 Old Orchard Center, Building H), the construction of a 7-story mixed-use building that will contain retail and restaurant uses, 250 residential units, residential amenity space, and a parking garage; along with an 8-story mixed-use building that will contain retail and restaurant uses and a 200-key hotel or up to 125 residential units; and reconfigured internal driveways; plus any relief that may be discovered during the review of this case. PINS: 10-09-411-081-0000 and 10-09-411-085-0000 Donna Pugh, a Partner with the law firm Foley & Lardner on behalf of the petitioner started the presentation and stated that the names Westfield Old Orchard, URW might be used interchangeably throughout the presentation. Ms. Pugh explained the ownership of the parcels throughout the Old Orchard property and highlighted which parcels will be focused on both Phase I and Phase II of development. Stephen Fleur, Senior Vice President for Westfield, presented Phase I of the development plan, focusing on the “north mall” section of Old Orchard, north of the Professional Building. Mr. Fleur presented changes in the circulation and traffic patterns within Phase I for both vehicles and pedestrians, with an emphasis on frictionless travel and putting to use the underutilized Orange parking garage. Mr. Fleur thanked Village staff for their assistance and guidance through the process. Justin Pelej, Executive Vice President for Focus, presented examples of similar infill development work projects in the North Shore region, including Fox Valley Mall and Hawthorn Mall. Mr. Pelej stated that having apartments and a good mix of tenants at the mall is important, creating a vibrant space with more activity. Mr. Pelej stated that multifamily housing at a mall like Old Orchard provides renters who are seeking a suburban location with the walkability of an urban environment. Mr. Pelej presented on pedestrian and vehicle access and circulation within Phase 1, including a drop-off cul-de-sac. He also presented details regarding the 5- and 7-story residential buildings within the development, including amenities, design standards, and walkability between buildings. 4 621403  DRAFT/NOT APPROVED Vic Howell, Senior Development Manager at Focus, presented on the planned sustainability and resiliency goals for the development, stating that the project is pursuing LEED Gold standards. They are following sustainability initiatives per the Village’s Sustainability Plan and will include amenities such as bike storage, EV charging stations, and the addition of green space to assist with reducing the urban heat island effect. Mr. Howell presented that the Village’s recently passed Inclusionary Housing Ordinance pertaining to Affordable Housing is not applicable to this project due to the date of the development’s submission, but the developer is proposing 3.5% of the housing as affordable to residents earning 60-80% area median income (AMI), creating around 15 units of affordable housing on site. Mr. Howell stated that this will assist in targeting workforce housing residents and young professionals who work in the area. Stephen Fleur presented Phase II of the development, including both residential and hotel buildings east of Phase I. Mr. Fleur spoke on vehicle and pedestrian circulation in and around the site and stated that although a hotel is what the desired goal is for this phase of the development, it is dependent on economics at the time. Mr. Fleur stated that if the hotel is not viable at the time, then that building will be planned as multifamily residential instead. Mr. Fleur stated that the number of affordable residential units for Phase II would remain at 3.5% as well. Commissioner Scott Berman asked about finalized entrance and exits for the proposed parking garages. Mr. Berman also asked if the twenty-foot right-of-way on the proposed internal road within the development would be wide enough to accommodate two cars passing. Kelly Conolly, Transportation Engineer with Sam Schwartz Engineering, presented details on traffic circulation and parking garage access, stating that the design of the future underground parking garages will be finalized once structural plans are complete. The proposed internal road is intentionally narrow for speed reduction and follows the recommended lane widths of 10-11 feet per lane. Commissioner Scott Berman asked if parking in the Orange Garage was limited to residential or will allow for customer retail use. Kelly Conolly answered that only the top floors of the parking garage will be reserved for residential, the remaining will be for retail and hotel use. Justin Pelej stated that they were trying to strike a balance between keeping the street pedestrian friendly and calm with traffic, but they also spent time reviewing this street with the Fire Department too make sure it was adequate for them. Commissioner Jeff Burman asked if the Village’s Bird Strike Mitigations would apply to the taller buildings within the development. Johanna Nyden, Community Development Director, stated that these buildings would need to adhere to current policies for Bird Strike Mitigation, which will come up during permit review. 5 621403  DRAFT/NOT APPROVED Commissioner Gevaryahu asked if the parking at the Orange Garage was for both the north and south buildings of Phase I and how far of a walk is it between the garage and these buildings. Kelly Conolly stated that for Phase I the parking garage will accommodate parking for both the north and south portion. Ms. Conolly stated the distance between the parking garage and the building was approximately 200 feet. Justin Pelej stated that the intent is that the parking spots will be listed adjacent to the units where the resident lives, so that they’re not parking across the development. Commissioner Gevaryahu asked if the retail tenants in the new buildings will be subject to all of the same standards as the other retail tenants in Old Orchard. Stephen Fleur stated the new tenants will have the same standards that Old Orchard currently has. Commissioner Shpayher asked about the location of parking for new businesses as there are many surface parking spaces being removed. Kelly Conolly stated that the Orange Garage is currently about 15% occupied on a December condition and is highly underutilized. Ms. Conolly stated that this garage will continue to accommodate the proposed businesses and accommodate all of the residential in this building. Ms. Conolly stated that it is correct that approximately 400 surface parking spaces will be removed in the area, however there are new parking garages being built to further accommodate the Village’s parking requirement for residential which is one and a half spaces per unit. She also stated that this requirement will probably be too much for the demand that will be generated, so there may be some option to use that for commercial. Commissioner Mathee asked how many of the six floors of the Orange Garage will be dedicated for just residential. Justin Pelej confirmed that the Orange Garage currently has 2,033 spaces and the residential as planned would use 638 of those. Vic Howell stated that the bridges that connect to the residential buildings are on floors three, four, and five, and six so the residential parking will be on sections of those floors. Commissioner Mathee asked if it will be secured via card access on the dedicated floors that will be separate from mall customers. Vic Howell confirmed that there will be separation between public and private parking per floor of the parking garage. Commissioner Scott Berman asked about what will be happening to Barnes & Noble and Cheesecake Factory since the phases look like they will be eliminated. Stephen Fleur verified that Westfield is working with businesses and has a plan for those that may need to be relocated. Commissioner Jeff Burman asked if the applicant could address the traffic issues relative to Old Orchard Road and Lavergne in terms of increased traffic flow and volume. Kelly Conolly stated that the traffic study was completed by Sam Schwartz and reviewed by Village and County staff and contains needed items regarding traffic control, 6 621403  DRAFT/NOT APPROVED pavement markings, and signage recommendations. Ms. Conolly stated that in general the study concludes that residential is not a high traffic generator and it also helps that any retail traffic created would be dispersed over the course of the day. She stated that there will be approximately 300 additional trips in the morning and only generating about 100 additional trips on a Saturday in peak hours of the day, totaling about 5-6% increase for the whole shopping center. Ms. Conolly stated that they were confident that is manageable considering the updates to the circulation and geometric improvements in the area. Chairman Paul Luke asked if some of the residents could enter from the south end at Golf and work their way through the shopping center to park. Kelly Conolly stated that they anticipate that Lavergne will be a key route from the south due to the direct access. Commissioner Shpayher asked if this development affects the high school in any way in terms of traffic or construction. Kelly Conolly stated that the traffic study incorporates the school session. Justin Pelej made a point to clarify that the additional traffic counts that were mentioned a moment ago were based on a Bloomingdale’s that is now closed. Mr. Pelej also stated that Vic and himself met with both of the superintendents for the schools and had positive meetings, concluding that there might be an additional 10-20 children coming from these buildings and were not concerned about transportation. Commissioner Mathee asked about the timelines for Phase I and Phase II. Justin Pelej stated that 27 months would be the intent after approvals, working drawings for permits, and financing. He stated that a reasonable assumption would be a construction start time in the second or third quarter of next year. Mr. Pelej also stated that they would want to execute Phase I and seeing and schedule Phase II since they are two different construction projects. Commissioner Mathee asked if they would finish Phase I before beginning Phase II. Justin Pelej stated Phase I is the first project to focus on. Mike Voitik, Planning Technician, requested that the staff report be accepted as recommended. Staff is supportive of the request based on conditions that include current site plan approval, the repeal of outdated ordinances, and that the 5 items of relief from previous approvals be carried over and maintained. Mr. Voitik explained that there is sufficient parking to accommodate the updated uses. He also stated that the Appearance Commission would be reviewing this case at the earliest date of August 28, 2024. Mr. Voitik presented staff’s recommended conditions for the development. Chairman Luke asked about the timeframe of the stoplight at Lavergne Avenue and the west access to the development (Editor’s note: staff’s previous comment was mistakenly stated as Lavergne Avenue instead of Lamon Avenue). Johanna Nyden stated that the warrant analysis would be one year after the completion and occupancy of Phase II. 7 621403  DRAFT/NOT APPROVED Commissioner Mathee asked about who will be responsible for maintaining and owning the Orange Garage. Mike Voitik stated that the ownership of the garage will be maintained and owned by the petitioner, Westfield. Commissioner Scott Berman asked about new loading and unloading areas throughout the new sections of the development and if they will be as out in the open as they currently are. Mike Voitik stated that multiple loading zones are shown on the site plan and developer can show details on the project elevation documents. Donna Pugh stated that her staff did not have any further questions or comments for staff. Commissioner Scott Berman asked for clarification for the loading and unloading zones within Phases I and II of the project. Justin Pelej stated that there will be a combination of enclosed and open loading zones at various locations throughout the development and that deliveries are scheduled and controlled. Commissioner Mathee asked if the loading and unloading zones include residential move-ins and outs. Justin Pelej stated that those movements will be scheduled as well. (V) PUBLIC COMMENT Kathy White, a resident at 5001 Golf Road, the first house southwest of Old Orchard. Ms. White stated that she was pleased with the changes thus far, but had concerns regarding drainage as there has been increased flooding in the area. Ms. White also had concerns about the financials for the project as well as affordable housing, stating that this project should maximize affordable housing within the development. C. Stelic, a Skokie resident, who lives on Bronx Avenue on the other side of the development and has concerns with the pedestrian safety and bicycle safety as some of the roads are main throughways for kids to get to the high school. Ms. Stelic also shared concerns about how to exit her neighborhood with the new traffic patterns and parking at the nearby park where the pickleball courts are. Sarah Gen, a business owner at Old Orchard, stated that she has concerns over where her business will be relocated at the mall as her business is currently part of Phase I. Ms. Gen stated that her business books far in advance and she has not been spoken to about the future of her business. 8 621403  DRAFT/NOT APPROVED Don Bell, a business owner at Old Orchard, asked if there was going to be any improvements to the Professional Building or the rest of the mall. Mr. Bell also asked if the 1% sales tax will be going away because his customers try to avoid paying it. Gail Schecter, on behalf of Skokie Neighbors for Housing Justice, stated that she’s pleased with the mixed-use project and thanked Mr. Fleur for meeting and listening to her group. Ms. Schechter asked the developer to consider permanent affordability so those units don’t expire as well as increasing the number of affordable units. Ms. Schechter stated that during the developer’s presentation there was no mention of local workforce and that the terms “young professionals” and “empty nesters” implies that families with children are not permitted to live at the development. Kimberly Polka, a Skokie resident, thanks the developers for including affordable housing and sustainability into the project, but wishes there was more affordable housing. Ms. Polka also shared concerns that residents don’t receive as much time to speak at meetings as the developers. Sue Lobach, Director of Advocacy at Connections for the Homeless, stated that she is happy to see affordable housing included but would like to ask for more; going up to 5%. Ms. Lobach also stated that she thinks that the largest employers in Skokie should be stakeholders in affordable housing as well as they are the ones paying the wages and could perhaps subsidize the rent for their workers in need, particularly the hospital systems. James Johnson, a Trustee for the Village of Skokie, asked the Plan Commission to push Westfield on the issue of affordable housing. Mr. Johnson stated that as a Village Trustee, he is going to be one of the officials receiving the Plan Commission’s recommendations and would like the Commission and the Westfield representatives to know that this redevelopment project will not have his support if Westfield is unwilling to fully comply with the Village’s new Inclusionary Housing Ordinance. Chairman Paul Luke asked Trustee Johnson to save his comments for the Board Meeting. Trustee James Johnson stated that not allowing his comments will be a violation of the Open Meetings Act and strongly advises against doing so. Chairman Luke stated that he believes it is inappropriate. Commissioner Scott Berman stated that in his opinion as a citizen, Trustee Johnson has the right to speak separate from his position. Commissioner Jeff Burman stated that Trustee Johnson is speaking as a Trustee, not a citizen. 9 621403  DRAFT/NOT APPROVED Commissioner Scott Berman referred to Tyler Kobylski, Assistant Corporate Counsel, for a legal opinion because Trustee Johnson has a right to speak as a citizen who happens to be a Trustee. Chairman Luke stated that Trustee Johnson has already identified himself as a Trustee and asked Trustee Johnson to reintroduce himself as a citizen. James Johnson reintroduced himself and stated that the affordability requirements in the Village’s Inclusionary Housing Policy are already low and, in his opinion, should be the bare minimum that Westfield should be considering in terms of affordable housing. Mr. Johnson continued stating that the Village has already done too much to assist Westfield in this development by saying that Old Orchard mall is a “blighted” area even though it is economically successful and has a higher sales tax. (VI) RECOMMENDATIONS AND VOTING Case 2024-20P A motion was made to accept the Subdivision of 4801-4999 Old Orchard Center Motion: S. Berman Second: Shpayher Ayes: 8 Nays: 0 Case 2024-21P A motion was made to approve the Site Plan at 4801-4999 Old Orchard Center Motion: S. Berman Second: Gevaryahu Ayes: 8 Nays: 0 (VII) PUBLIC COMMENT (FOR NON-AGENDA ITEMS) Gail Schecter asked about the timeframe regarding the Plan Commission working on the Community Land Trust and the Affordable Housing Fund. (VIII) ITEMS FOR COMMUNICATION The next regularly scheduled meeting will take place on September 5, 2024. (IX) ADJOURNMENT Chair Luke adjourned the meeting at 9:23 PM. Respectfully submitted, Justin Malone, Neighborhood & Housing Coordinator 10 621403 Staff Report 2024-22P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 5, 2024 To: Paul Luke, Chairman, Skokie Plan Commission From: Jose Acosta, Planning Coordinator Re: 2024-22P: Site Plan Approval 9410-A Skokie Boulevard General Information Location 9410-A Skokie Boulevard Purpose Requests a special use permit for veterinary services in a B2 Commercial zoning district, and any relief that may be discovered during the review of this case. Petitioner Core BNS Skokie, LLC, on behalf of Scout Veterinary Care Illinois, P.C. Size of Site 275,681 square feet (6.328 acres) with frontage on Skokie Boulevard and Foster Street. Existing Zoning & B2 Commercial Zoning District – retail use part of a multi-tenant Land Use shopping center Adjacent Zoning & North B1 Service Commercial – full service restaurant Land Use B2 Commercial – 3-or more unit multifamily residences South B3 Business – Limited Service Restaurants East B3 Commercial – Multi-tenant shopping center West R2 Single-Family – Golf Course Comprehensive Plan The site is designated as retail/service employment. SITE INFORMATION • The site is part of a larger shopping plaza with over 10 other businesses and ample parking. • The site currently contains a mattress store that will be replaced by the proposed veterinary services use. • The subject site is accessible by vehicle from Skokie Boulevard and Foster Street. • Overhead utilities run along the South and West sides of the subject site as well as along the parkway on the south side of Foster Street. VOSDOCS-#621401-v1-Staff_Report_-_2024-22P_-_Special_Use_Permit_9410-A_Skokie_Boulevard 11  Complete Streets  Sidewalks are located on both sides of Skokie Boulevard and Foster Street.  Bicycle parking presently exists between the storefronts at 9448 and 8454 Skokie Boulevard.  The site is directly served by the CTA’s 54A and 97 bus routes on Skokie Boulevard.  The Dempster-Skokie CTA Yellow line station is located 1 mile to the south of the site.  The site is within walking distance of residential neighborhoods, offices, services, hotels, and public parks.  Pedestrian access to the subject site is available from Skokie Boulevard and Foster Street. PETITIONER’S SUBMITTAL The petitioner is requesting a special use permit for veterinary services in a B2 Commercial zoning district. The proposed use is part of a larger 1-story 90,578 square foot multi-tenant shopping center building that provides commercial and retail space for 17 businesses. A 349-space surface parking lot provides parking for the entire shopping center. With regards to the proposal, the petitioner explains that: Founded in 2022, Scout Veterinary Care (“Scout” or the “Company”) is a veterinary health platform that was established to provide urgent care and routine wellness services to pets in urban and suburban markets. Scout was created to address a growing and unmet need for veterinary services in an urgent care setting which is currently a $13B unaddressed market opportunity. Comparable to the successful establishment of human urgent care over the past decade or so, the Company fills a crucial gap between veterinary General Practitioner (“GP”) and Emergency Room (“ER”) settings. The combination of Scout’s cost effectiveness, high‐quality care and convenience make it the ideal choice for treating non‐life‐threatening injuries and illnesses that pet owners are all too familiar with, but do not have a solution for today. Scout’s first location is located at 2369 N Lincoln Ave in the Lincoln Park neighborhood of Chicago. Scout Veterinary Care expects to have 5-10 employees on any given day and will be open 7 days a week for 10 hours a day. They have communicated that staffing and customer demand will determine operating hours. Their other location in Lincoln Park is open 7 days a week from 10 AM to 8 PM. Scout Veterinary Care will not provide any overnight boarding services and will not be performing any advanced surgeries on-site. Scout’s services only warrant patients to be at the location from 15 to 90 minutes. The proposed floor plans depict 6 examination rooms, a room for X-ray examinations, a shared office space, a doctor’s office, and a larger treatment room with a pharmacy. VOSDOCS-#621401-v1-Staff_Report_-_2024-22P_-_Special_Use_Permit_9410-A_Skokie_Boulevard 12 Additionally, the proposed floor plan includes a waiting room with a reception desk, a break room for employees, multiple storage closets, and two bathrooms. STAFF ANALYSIS & RECOMMENDATION Comments Staff reviews were sent to all pertinent departments. All departments had no comments on the subject case. The petitioner’s proposal to establish a veterinary clinic at 9410-A Skokie Boulevard will bring back activity to a site that has been underserved by previous businesses with low footfall compared to the other businesses in the shopping center. In conjunction with the proposal, the property owner will add an accessible parking space with the portion of the parking lot to the east of the proposed use. The property owner will also install a bike rack within the sidewalk to the north of the 9410-B Skokie Boulevard storefront. Staff recommends that the petitioner’s request for a Special Use Permit to establish a Veterinary Services business in a B2 Commercial zoning district be APPROVED, based upon the Proposed Positive Findings of Fact. APPEARANCE COMMISSION Appearance Commission review is not required. ATTACHMENTS 1. Recommended Conditions for 2024-22P 2. Proposed Positive Findings of Fact for 2024-22P 3. Proposed Site Plan, dated July 16, 2024 4. Proposed Layout, dated March 28, 2024 5. ATLA/NSPS Land Title Survey, dated September 12, 2022 6. Aerial and Zoning Map, dated August 5, 2024. VOSDOCS-#621401-v1-Staff_Report_-_2024-22P_-_Special_Use_Permit_9410-A_Skokie_Boulevard 13 Recommended Conditions 2024-24P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 5, 2024 1. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved proposed site plan, dated <insert date of final approved plan>, and proposed layout, dated <insert date of final approved plan>. (Standard) 2. Outdoor dog runs are not allowed without an additional special use permit. Maintenance 3. Trash shall only be allowed within a designated trash enclosure and shall be screened from public view in an enclosure. All trash shall be contained in such a way as to remain out of sight at all times. (Standard) Parking 4. The owner of the Subject Property and its tenant shall ensure that employees park on the Subject Property. (Standard) Governance 5. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 6. 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. (Standard) VOSDOCS-#621401-v1-Staff_Report_-_2024-22P_-_Special_Use_Permit_9410-A_Skokie_Boulevard 14 Proposed Positive Findings of Fact 2024-22P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 5, 2024 Consideration Finding The request is consistent with the intent of The subject site is designated as the Comprehensive Plan. retail/service employment in the Comprehensive Plan. A veterinary service use is an appropriate use for such designation. The request will not adversely affect The proposed use will not adversely adjacent properties. affect adjacent properties, as long as noise and odor are controlled. The request is compatible with the existing The proposed use is compatible with the or allowable uses of adjacent properties. existing or allowable uses of adjacent properties, as long as noise and odor are controlled. The request demonstrates that adequate The proposed use demonstrates that public facilities, including roads, drainage, adequate public facilities, including roads, utilities, and police and fire protection exist drainage, utilities, and police and fire or will exist to serve the requested use at protection exist or will exist to serve the the time such facilities are needed. requested use at the time such facilities are needed. The request demonstrates adequate The request demonstrates adequate provision for maintenance and use of the provision for maintenance and use of the associated structures. associated structures. The request has considered and, to the There should be few adverse effects on degree possible, addressed the adverse the natural environment from the effects on the natural environment. proposed use. The request will not create undue traffic The proposed use is not expected to congestion. create undue traffic congestion. The request will not adversely affect public The proposed use will not adversely health, safety, and welfare. affect the public health, safety, or general welfare. 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-#621401-v1-Staff_Report_-_2024-22P_-_Special_Use_Permit_9410-A_Skokie_Boulevard 15  Concrete Apron BIKE RACK Skokie Blvd. (US 41) Concrete Curb & Gutter Concrete Walk Concrete Walk Asphalt 1 Story Brick & Stucco Retail Building #9410B Concrete Curb & Gutter Concrete Walk Concrete Walk LEGEND 1 Story Brick & Stucco Retail Building #9410A Concrete Curb Concrete Curb & Gutter GRAPHIC SCALE 1 inch = 10 ft. Concrete Apron Asphalt SKOKIE FASHION PLAZA 9410 SKOKIE BOULEVARD SKOKIE, ILLINOIS SKB CML PROPOSED SITE PLAN 1" = 10' 7/16/2024 Consulting Civil Engineering 24-204 C 3.0 Land Planning & Surveying 633 Rogers Street, Suite 111 c Copyright, 2024 C. M. Lavoie & Associates, Inc. Downers Grove, Illinois 60515 These plans are protected under the copyright laws of the United States and foreign countries, phone:630-381-0819 and are to be used only for the construction and/or repair of the Site Improvements as defined Design Firm Number: in the contract between the Engineer and the Owner. Any use of these plans, including 184003041-0012 details and specifications, to construct and/or repair additional items not described in these plans, constitutes a violation of the Engineer's copyright of these plans and is prohibited. 16  DOCTOR EXAM 6 EXAM 5 EXAM 4 LAB 9'-0" x 7'-0" 9'-0" x 7'-0" 9'-0" x 7'-0" 11'-11" x 8'-9" (COMFORT) OFFICE 19'-2" x 13'-0" TREATMENT ROOM 26'-10" x 22'-7" EXAM 3 10'-0" x 7'-0" (IMAGING) EXAM 2 9'-0" x 7'-0" CLEAN PHARMACY XRAY DISPLAY 11'-0" x 8'-1" EXAM 1 9'-0" x 7' 0" WH STORAGE TANKS W/D JANITOR/ RECEPTION / WAITING STORAGE W/D BREAK 25'-4" x 19-7" 17'-6" x 10'-2" FREEZER STORAGE PROPOSED LAYOUT - OPTION 2 N SCOUT VETERINARY CARE OKW ARCHITECTS 600 W. Jackson, Suite 250 Chicago, IL 60661 SCALE: 1/8" = 1' 0" 9410A SKOKIE BLVD SKOKIE, IL SK-2 Architects 0' 2' 4' 8' 03.28.2024 Project #: 24019 PROJECT 17  ALTA/NSPS LAND TITLE SURVEY JLH LAND 910 Geneva Street, Shorewood, Illinois 60404 LEGEND & ABBREVIATIONS: Illinois Professional Design Firm No. 184.007120 RECORD DESCRIPTION: PARCEL 1: SIGNIFICANT OBSERVATIONS: VICINITY MAP: LOTS 1 TO 6, INCLUSIVE, AND THE NORTH 8.30 FEET OF LOT 7, EXCEPT THE EAST 10.0 FEET OF SAID LOTS TAKEN FOR WIDENING OF SKOKIE BOULEVARD AND A BUS STOP SHELTER AND CONCRETE LIES WEST OF THE EAST EXCEPT THAT PART OF SAID LOT 1 HERETOFORE DEDICATED FOR PUBLIC PROPERTY LINE. STREET BY PLAT OF DEDICATION RECORDED APRIL 30, 1971 AS DOCUMENT NO. 214 64740 AND ALSO EXCEPT THAT PART OF SAID LOTS 3, 4, 5, 6 AND 7 B SURVEYING INC. CONCRETE LIES SOUTHWEST OF THE NORTHEAST PROPERTY LINE. DESCRIBED AS FOLLOWS: BEGINNING AT THE INTERSECTION OF THE SOUTH 815.729.4000 www.jlhsurvey.com LINE OF THE NORTH 8.30 FEET OF SAID LOT 7 WITH THE WEST LINE OF SKOKIE HIGHWAY AS WIDENED, BEING A LINE 10.0 FEET, AS MEASURED AT RIGHT ANGLES, WEST OF AND PARALLEL WITH THE EAST LINE OF SAID LOTS 3 TO 7, INCLUSIVE; THENCE WESTERLY ALONG THE SOUTH LINE OF THE NORTH 8.30 FEET OF SAID LOT 7, 126.25 FEET; THENCE NORTHERLY PARALLEL WITH SAID WEST LINE OF SKOKIE HIGHWAY AS WIDENED, 145.0 FEET; THENCE EASTERLY PARALLEL WITH THE SOUTH LINE OF THE NORTH 8.30 FEET OF SAID LOT 7, 0.75 FEET; THENCE NORTHERLY PARALLEL WITH SAID WEST LINE OF SKOKIE HIGHWAY AS WIDENED, 51.05 FEET; THENCE EASTERLY PARALLEL WITH THE SOUTH LINE OF THE NORTH 8.30 FEET OP SAID LOT 7, 125.50 FEET TO SAID WEST LINE OF SKOKIE HIGHWAY AS WIDENED; THENCE SOUTHERLY ALONG SAID LAST DESCRIBED LINE, 196.05 FEET TO THE PLACE OF BEGINNING, ALL IN PAYNE'S SUBDIVISION OF PART OF THE NORTH EAST 1/4 OF SECTION 16, TOWNSHIP 41 NORTH, RANGE 13, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 8, 1957 AS DOCUMENT NO. 16844799, IN COOK COUNTY, ILLINOIS. PARCEL 2; THAT PART OF THE NORTH EAST 1/4 OF SECTION 16, TOWNSHIP 41 NORTH, RANGE 13, EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT A POINT ON THE EAST LINE OF THE NORTHEAST 1/4 OF SAID SECTION 16, 10.0 CHAINS SOUTH OF THE NORTHEAST CORNER THEREOF; MISCELLANEOUS NOTES: THENCE SOUTH ALONG THE EAST LINE OF SAID NORTHEAST 1/4, 20.18 CHAINS CORE ACQUISITIONS, LLC TO THE CENTER LINE OF GROSS POINT ROAD; THENCE SOUTH 45 DEGREES 1. ALL FIELD MEASUREMENTS MATCH RECORD DIMENSIONS WITHIN THE WEST ALONG THE CENTER LINE OF SAID ROAD, 3.74 CHAINS; THENCE NORTH 26 SURVEY PREPARED FOR: PRECISION REQUIREMENTS OF ALTA/NSPS SPECIFICATIONS. DEGREES WEST ALONG A LINE HEREINAFTER REFERRED TO AS LINE "A" (SAID LINE "A" WHEN EXTENDED NORTHWESTERLY 25.77 CHAINS, INTERSECTS THE 2. BASIS OF BEARINGS: THE WEST RIGHT OF WAY LINE OF SKOKIE BOULEVARD SOUTH LINE OF THE NORTH 10 CHAINS OF THE NORTHEAST 1/4 OF SAID 10 PARKWAY NORTH BLVD. TO BE SOUTH 00 DEGREES 16 MINUTES 27 SECONDS WEST. SECTION 16 AT A POINT ON SAID SOUTH LINE, 14.4 CHAINS, AS MEASURED ALONG SAID SOUTH LINE, WEST OF THE AFOREMENTIONED POINT OF 3. THE SUBJECT PROPERTY HAS DIRECT ACCESS TO AND FROM SKOKIE COMMENCEMENT) TO AN INTERSECTION WITH A LINE 373.0 FEET, AS MEASURED BOULEVARD AND FOSTER STREET WHICH ARE DEDICATED PUBLIC RIGHT AT RIGHT ANGLES, SOUTH OF AND PARALLEL WITH THE NORTH LINE OF THE OF WAYS. SOUTH 1/2 OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 16, SUITE 120 SAID INTERSECTION BEING THE POINT OF BEGINNING OF THE LAND HEREIN 4. IN REGARDS TO TABLE "A" ITEM 2, AT THE TIME OF THIS SURVEY, THE DESCRIBED; THENCE CONTINUING NORTH 26 DEGREES WEST ALONG THE ADDRESS WAS POSTED AS 9410-9466 SKOKIE BOULEVARD. HEREIN DESCRIBED LINE "A", 62,12 FEET TO AN INTERSECTION WITH A LINE 318.0 FEET, AS MEASURED AT RIGHT ANGLES, SOUTH OF AND PARALLEL WITH THE 5. IN REGARDS TO TABLE "A" ITEM 11(a), AT THE TIME OF THIS SURVEY, NO SOUTH LINE OF THE NORTH 10 CHAINS OF THE NORTH EAST 1/4 OF SAID PLANS AND/OR REPORTS WERE PROVIDED BY CLIENT. EVIDENCE OF DEERFIELD, IL 60015 SECTION 16; THENCE WESTERLY ALONG SAID LAST DESCRIBED PARALLEL LINE, UNDERGROUND UTILITIES SHOWN PER SECTION 5.E.IV. 93.48 FEET TO AN INTERSECTION WITH A LINE DRAWN PERPENDICULAR TO THE SOUTH LINE OF THE NORTH 10 CHAINS OF THE NORTHEAST 1/4 OF SAID 6. IN REGARDS TO TABLE "A" ITEM 16, AT THE TIME OF THIS SURVEY, THERE SECTION 16 FROM A POINT ON SAID LINE 71.12 FEET EAST OF THE WAS NO VISIBLE EVIDENCE OF EARTH MOVING WORK, BUILDING SCHEDULE B: SCHEDULE B: INTERSECTION OF SAID LINE WITH THE NORTHWESTERLY EXTENSION OF THE CONSTRUCTION OR BUILDING ADDITIONS. HEREIN DESCRIBED LINE "A", 180.60 FEET TO AN INTERSECTION WITH THE 26 GRANT MADE BY ORCHARD TWIN BOWL INC., A CORPORATION OF DELAWARE TO 29 EASEMENT IN FAVOR OF NORTHERN ILLINOIS GAS COMPANY, ITS SUCCESSORS NORTHWESTERLY EXTENSION OF THE HEREIN DESCRIBED LINE "A", THENCE 7. IN REGARDS TO TABLE "A" ITEM 17, AT THE TIME OF THIS SURVEY, THERE THE ILLINOIS BELL TELEPHONE COMPANY AND THE COMMONWEALTH EDISON AND ASSIGNS, FOR THE PURPOSE OF LAYING, MAINTAINING, OPERATING, NORTHERLY ALONG A LINE PERPENDICULAR TO THE NORTH LINE OF THE WAS NO RECENT STREET OR SIDEWALK CONSTRUCTION OR PROPOSED COMPANY, DATED SEPTEMBER 23, 1963 AND RECORDED SEPTEMBER 30, 1963 AS RENEWING, REPLACING AND REMOVING GAS MAINS AND ANY NECESSARY GAS NORTHEAST 1/4 OF SAID SECTION 16 AND DRAWN THROUGH A POINT ON A LINE RIGHT OF WAY CHANGES PROVIDED. DOCUMENT NO. 18927363 GRANTING THE RIGHT TO INSTALL AND MAINTAIN ALL FACILITIES APPURTENANT THERETO, TOGETHER WITH THE RIGHT OF ACCESS 33.0 FEET SOUTH OF AND PARALLEL WITH THE NORTH LINE OF THE SOUTH 1/2 BY EQUIPMENT FOR THE PURPOSE OF SERVING THE LAND AND OTHER PROPERTY THERETO, AS CREATED BY GRANT RECORDED JUNE 27, 1984 AS DOCUMENT NO. OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 16, SAID WITH TELEPHONE AND ELECTRIC SERVICE, TOGETHER WITH THE RIGHT OF 27148564, FOR A 10 FOOT EASEMENT OVER THE SOUTH 1.70 FEET OF THE WEST POINT BEING 53.98 FEET EAST OF THE INTERSECTION OF SAID LAST DESCRIBED ACCESS THERETO, IN, UPON, UNDER AND ALONG THE WEST AND SOUTH 10 FEET 126.25 FEET OF THE EAST 136.25 FEET OF LOT 6 AND THE NORTH 8.30 FEET OF PARALLEL LINE WITH THE HEREIN DESCRIBED LINE "A", 104.26 FEET (DEED 104.32 OF THE LAND. AFFECTS PARCELS 1 AND 2. THE WEST 126.25 FEET OF THE EAST 136.25 FEET OF LOT 7, AND THE PROVISIONS FEET) TO THE AFOREMENTIONED POINT ON SAID LAST DESCRIBED PARALLEL ITEM IS SHOWN OVER PART OF PARCEL 2. RELATING THERETO. AFFECTS PARCEL 3. LINE; THENCE EASTERLY ALONG SAID LAST DESCRIBED PARALLEL LINE, 0.01 ITEM IS SHOWN. FEET TO AN INTERSECTION WITH A LINE 879.25 FEET WEST OF AND PARALLEL 27 EASEMENT IN, UPON, UNDER, OVER AND ALONG THE WESTERLY 10 FEET AND REVISIONS WITH THE EAST LINE OF THE NORTHEAST 1/4 OF SAID SECTION 16; THENCE THE SOUTHERLY 10 FEET OF THE LAND TO INSTALL AND MAINTAIN ALL 30 EASEMENT IN FAVOR OF COMMONWEALTH EDISON COMPANY AND ILLINOIS BELL NORTHERLY ALONG SAID LAST DESCRIBED PARALLEL LINE, 0.14 FEET TO AN EQUIPMENT FOR THE PURPOSE OF SERVING THE LAND AND OTHER PROPERTY TELEPHONE COMPANY, THEIR SUCCESSORS AND ASSIGNS, TO INSTALL, INTERSECTION WITH THE SOUTH LINE OF THE NORTH 693.0 FEET OF THE WITH GAS SERVICE, TOGETHER WITH THE RIGHT OF ACCESS TO SAID OPERATE AND MAINTAIN ALL EQUIPMENT NECESSARY FOR THE PURPOSE OF NORTHEAST 1/4 OF SAID SECTION 16; THENCE EASTERLY ALONG SAID LAST EQUIPMENT, AS CREATED BY GRANT TO NORTHERN ILLINOIS GAS COMPANY, ITS SERVING THE LAND AND OTHER PROPERTY, TOGETHER WITH THE RIGHT OF DESCRIBED LINE BEING ALSO THE SOUTH LINE OF FOSTER STREET AS SUCCESSORS AND ASSIGNS, RECORDED JUNE 27, 1984 AS DOCUMENT NO. ACCESS TO SAID EQUIPMENT, AND THE PROVISIONS RELATING THERETO, DEDICATED BY PLAT RECORDED MAY 15, 1969 AS DOCUMENT NO. 20842487, 27148558, AND THE PROVISIONS RELATING THERETO. NORTHERN ILLINOIS GAS CONTAINED IN GRANT OF EASEMENT RECORDED MAY 1, 1985 AS DOCUMENT NO. 639.25 FEET TO THE WEST LINE OF THE EAST 240.0 FEET OF THE NORTHEAST 1/4 COMPANY CLAIMS NO FURTHER INTEREST IN SAID EASEMENT EXCEPT THE 85001212, AFFECTING THE SOUTH 1.70 FEET OF THE WESTY 126.25 FEET OF THE OF SAID SECTION 16; THENCE SOUTHERLY ALONG SAID LAST DESCRIBED LINE, RIGHT TO OPERATE, MAINTAIN, REBUILD AND RENEW ITS EXISTING FACILITIES EAST 136.25 FEET OF LOT 6 AND THE NORTH 8.30 FEET OF THE WEST 126.25 FEET 340.30 FEET TO THE SOUTH LINE OF THE NORTH 373.0 FEET OF THE SOUTH 1/2 UNDER THE TERMS AND CONDITIONS OF SAID EASEMENT. AFFECTS PARCELS 1 OF THE EAST 136.25 OF LOT 7. AFFECTS PARCEL 3. OF THE NORTHEAST 1/4 OF THE NORTHEAST 1/4 OF SAID SECTION 16; THENCE ZONING INFORMATION: AND 2. ITEM IS SHOWN. WESTERLY ALONG SAID LAST DESCRIBED LINE, 517.03 FEET TO THE PLACE OF DATE ITEM IS SHOWN. BEGINNING, ALL IN COOK COUNTY, ILLINOIS. 38 EASEMENTS, TERMS, PROVISIONS AND CONDITIONS CONTAINED IN THE THE SURVEYOR WAS NOT PROVIDED WITH THE ZONING INFORMATION BY THE 28 EASEMENT IN, UPON, UNDER, OVER AND ALONG THE SOUTHERLY 10 FEET AND EASEMENT AGREEMENT DATED JUNE 30, 2003 AND RECORDED DECEMBER 17, PARCEL 3: INSURER PURSUANT TO TABLE A ITEM 6A. THE WESTERLY 10 FEET OF THE LAND TO INSTALL AND MAINTAIN ALL EQUIPMENT 2003 AS DOCUMENT NO. 0335132202 BY AND BETWEEN GENTAX SKOKIE, LLC, AN FOR THE PURPOSE OF SERVING THE LAND AND OTHER PROPERTY WITH ILLINOIS LIMITED LIABILITY COMPANY; LASALLE BANK NATIONAL ASSOCIATION, THAT PART OF LOTS 3, 4, 5, 6 AND 7 IN PAYNE'S SUBDIVISION OF PART OF THE TELEPHONE AND ELECTRIC SERVICE, TOGETHER WITH THE RIGHT OF ACCESS AS SUCCESSOR TRUSTEE TO AMERICAN NATIONAL BANK AND TRUST COMPANY NORTHEAST 1/4 OF SECTION 16, TOWNSHIP 41 NORTH, RANGE 13, EAST OF THE TO SAID EQUIPMENT, AS CREATED BY GRANT TO COMMONWEALTH EDISON OF CHICAGO, AS TRUSTEE UNDER TRUST AGREEMENT DATED DECEMBER 8, 1997 THIRD PRINCIPAL MERIDIAN. DESCRIBED AS FOLLOWS: BEGINNING AT THE COMPANY AND ILLINOIS BELL TELEPHONE COMPANY, AND THEIR SUCCESSORS AND KNOWN AS TRUST NO. 123648-08 ("FASHION SQUARE"); V-LAND ELGIN,LLC, INTERSECTION OF THE SOUTH LINE OF THE NORTH 8.30 FEET OF SAID LOT 7 AND ASSIGNS, RECORDED JULY 26, 1984 AS DOCUMENT NO. 27188537, AND THE AN ILLINOIS LIMITED LIABILITY COMPANY ("PANKO"); FIRSTAR BANK, ILLINOIS, AS WITH THE WEST LINE OF SKOKIE HIGHWAY AS WIDENED, BEING A LINE 10.0 FEET, PROVISIONS RELATING THERETO. AFFECTS PARCELS 1 AND 2. SUCCESSOR TRUSTEE TO AVENUE STATE BANK OF OAK PARK, AS TRUSTEE AS MEASURED AT RIGHT ANGLES, WEST OF AND PARALLEL WITH THE EAST LINE ALTA/NSPS LAND TITLE SURVEY 9412-9466 SKOKIE BOULEVARD ITEM IS SHOWN. UNDER TRUST AGREEMENT DATED SEPTEMBER 26, 1960 AND KNOWN AS TRUST OF SAID LOTS 3 TO 7, INCLUSIVE; THENCE WESTERLY ALONG THE SOUTH LINE NO. 151 ("GATEWAY") AND THE VILLAGE OF SKOKIE. AFFECTS THE LAND AND THE NORTH 8.30 FEET OF SAID LOT 7, 126.25 FEET; THENCE NORTHERLY OTHER PROPERTY. PARALLEL WITH SAID WEST LINE OF SKOKIE HIGHWAY AS WIDENED, 145.0 FEET; ITEM IS GRAPHICALLY SHOWN. THENCE EASTERLY PARALLEL WITH THE SOUTH LINE OF THE NORTH 8.30 FEET OF SAID LOT 7, 0.75 FEET; THENCE NORTHERLY PARALLEL WITH SAID WEST LINE SKOKIE, ILLINOIS OF SKOKIE HIGHWAY AS WIDENED, 51.05 FEET; THENCE EASTERLY PARALLEL WITH THE SOUTH LINE OF THE NORTH 8.30 FEET OF SAID LOT 7, 125.50 FEET TO SAID WEST LINE OF SKOKIE HIGHWAY AS WIDENED; THENCE SOUTHERLY ALONG LAST DESCRIBED LINE, 196.05 FEET TO THE PLACE OF BEGINNING, IN COOK COUNTY, ILLINOIS. THE LANDS SURVEYED, SHOWN AND DESCRIBED HEREON ARE THE SAME LANDS AS DESCRIBED IN THE TITLE COMMITMENT PROVIDED BY CHICAGO TITLE INSURANCE COMPANY, COMMITMENT NO. CCHI2205654LD, DATED AUGUST 11, 2022. SURVEYOR'S CERTIFICATE: TO: CORE BNS SKOKIE, LLC; LANDMARK CREDIT UNION; AND CHICAGO TITLE INSURANCE COMPANY THIS IS TO CERTIFY THAT THIS MAP OR PLAT AND THE SURVEY ON WHICH IT IS PROJ. MGR.: JLH BASED WERE MADE IN ACCORDANCE WITH THE 2021 MINIMUM STANDARD DRAWN BY: JG DETAIL REQUIREMENTS FOR ALTA/NSPS LAND TITLE SURVEYS, JOINTLY ESTABLISHED AND ADOPTED BY ALTA AND NSPS, AND INCLUDES ITEMS 1, 2, 3, 4, CHECK BY: JLH 6a, 6b, 7a, 7b1, 7c, 8, 9, 11a, 13, 14, 16, 17, AND 19 OF TABLE A THEREOF. THE FIELD DATE: 08/22/22 FIELD WORK WAS COMPLETED ON AUGUST 22, 2022. SCALE: 1"=30' SHEET FLOOD NOTE: BASED ON MAPS PREPARED BY THE FEDERAL EMERGENCY MANAGEMENT AGENCY (FEMA) AVAILABLE ONLINE AT WWW.MSC.FEMA.GOV, AND BY GRAPHIC PLOTTING ONLY, THIS PROPERTY IS LOCATED IN ZONE X ON FLOOD INSURANCE LAND AREA: 275,681.18 SF± OR 6.33 ACRES± James L. Harpole, PLS XX/XX/2022 Illinois Professional Land Surveyor No. 035-3190 Expires 11-30-2024 THIS PROFESSIONAL SERVICE CONFORMS TO THE 1 OF 2 RATE MAP NUMBER 17031C0265J, WHICH BEARS AN EFFECTIVE DATE OF CURRENT ILLINOIS MINIMUM STANDARDS FOR A 08/19/2008 AND IS NOT IN A SPECIAL FLOOD HAZARD AREA. BOUNDARY SURVEY. 22-492-101 18 LEGEND & ABBREVIATIONS: JLH LAND 910 Geneva Street, Shorewood, Illinois 60404 Illinois Professional Design Firm No. 184.007120 SET SURVEYING INC. NAIL 815.729.4000 www.jlhsurvey.com LINE 879.25 FEET WEST OF THE EAST LINE OF THE NE1/4 OF SEC. 16-41-13 DETAIL (NOT TO SCALE) FOSTER STREET SOUTH LINE OF THE NORTH 10 CHAINS OF THE NE1/4 OF SEC. 16-41-13 P.O.C. PARCEL 2 AC NORTH LINE OF THE S1/2 OF THE NE1/4 OF THE NE1/4 OF SEC. 16-41-13 C ES S ACCESS ACCESS SET IRON ROD SOUTH LINE OF THE NORTH 693.0 FEET OF THE NE1/4 OF SEC. 16-41-13 FOUND IRON SET IRON EXCEPTION PER PIPE 0.27'S ROD DOC. 21464740 OVERHANG B BITUMINOUS SIGN BITUMINOUS SET IRON ROD LOT 1 27 28 "FASHION SQUARE EMERGENCY EASEMENT" 38 PARCEL 1 BUS STOP SKOKIE BOULEVARD (US RTE 41) OVERHANG BITUMINOUS SHELTER LOT 2 A PAYNE'S SUBDIVISION EAST LINE OF THE NE1/4 OF SEC. 16-41-13 (DOCUMENT 16844799) OWNER: NOT AVAILABLE PIN: 10-16-204-015-0000 PARCEL 2 UTILITY LOT 3 VAULT 26 ACCESS 27 28 BITUMINOUS WEST LINE OF THE EAST 240.0 FEET OF THE NE1/4 OF SEC. 16-41-13 PARCEL 3 (PARCEL 1 EXCEPTION) OVERHANG LOT 4 BITUMINOUS HEIGHT: 20' 1 STORY BRICK & STUCCO 26 91,088 S.F. LOT 5 27 28 #9410-9466 ALTA/NSPS LAND TITLE SURVEY 38 9412-9466 SKOKIE BOULEVARD "FASHION SQUARE EMERGENCY EASEMENT" BITUMINOUS SET IRON CUT ROD CROSS UTILITY SKOKIE, ILLINOIS LINE 318.0 SOUTH OF THE SOUTH VAULT LINE OF THE NORTH 10 CHAINS OF THE NE1/4 OF SEC. 16-41-13 27 28 LOT 6 38 38 38 38 "FASHION SQUARE 27 28 ACCESS OWNER: NOT AVAILABLE EMERGENCY EASEMENT" BITUMINOUS "FASHION SQUARE "FASHION SQUARE BITUMINOUS "PANKO EASEMENT" PIN: 10-16-204-015-0000 EMERGENCY EASEMENT" VEHICULAR EASEMENT" LOT 7 29 30 CUT CROSS P.O.B. SET IRON ROD SOUTH LINE OF THE NORTH 373.0 FEET SET CROSS SOUTH LINE OF THE N8.30 FEET OF LOT 7 P.O.B. PARCEL 2 OF THE S1/2 OF THE NE1/4 OF THE PARCEL 1 EXCEPTION NE1/4 OF SEC. 16-41-13 & PARCEL 3 OWNER: TERESA WOJTUSIAK PIN: 10-16-222-036-1015 OWNER: CHICAGO SIENA OWNER: CHICAGO SIENA PIN: 10-16-222-031-0000 PIN: 10-16-222-032-0000 LINE "A" MATCH LINE CENTERLINE OF MATCH LINE GROSS POINT ROAD SHEET 2 OF 2 19 22-492-101  2024-22P - Special Use Permit: 9410-A Skokie Boulevard Legend Zoning and Development Zoning B1: Service Commercial B2: Commercial B3: Business B4: Regional Shopping R2: Single Family Residential 0 300 600 Print Date: 8/5/2024 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. 20 Staff Report 2024-23P: Zoning Map Amendment Community Development Department Council Chambers, 7:30 PM, September 5, 2024 To: Paul Luke, Chairman, Skokie Plan Commission From: Mike Voitik, Planning Technician Re: 2024-23P: Zoning Map Amendment 5135 Golf Road Related Case – 2024-24P: Site Plan Approval General Information Location 5135 Golf Road Purpose To amend the zoning map to change the zoning district for 5135 Golf Road from B2 Commercial to NX Neighborhood Mixed-Use. Petitioner Evam, LLC Size of Site 15,338 square feet (0.352 acres) with frontage on Golf Road and Leamington Avenue Existing Zoning & B2 Commercial – vacant multi-tenant office building Land Use Adjacent Zoning & North R1 Single-Family and B2 Commercial – child and youth Land Use services, clinic South R2 Single-Family – detached residences East R2 Single-Family – detached residences West B3 Business – automotive repair facility Comprehensive Plan The site is designated as retail/service employment. PETITIONER’S SUBMITTAL The petitioner is requesting to change the zoning district for 5135 Golf Road from B2 Commercial to NX Neighborhood Mixed-Use. The petitioner is rezoning the subject site in conjunction with a request for site plan approval to convert a vacant three-story office building into a mixed-use building containing commercial space on the first floor and four upper-story residences (case 2024-24P). VOSDOCS-#621178-v1-Staff_Report_-_2024-23P_-_Zoning_Map_Amendment__5135_Golf_Road 21 STAFF ANALYSIS AND RECOMMENDATIONS Staff has reviewed the submitted material and supports the petitioner’s request. Under the existing B2 zoning, upper-story residences are not permitted over nonresidential uses. The office building has undergone several ownership changes over the past decade and has remained vacant due to difficulty in attracting suitable tenants. The petitioner’s request to rezone the property to NX will provide an opportunity to repurpose an older office building to accommodate commercial and residential uses. There has also been recent interest in many communities to convert existing vacant or underutilized office buildings into residential spaces as more companies are offering their employees the flexibility of working from home. However, these properties are typically not zoned to allow for residential uses. The NX district is intended for commercial areas adjacent to single-family districts that are not adjacent to CX Core Mixed-Use districts, and the building is compatible with uses in R1 and R2 Single-Family residential districts, as recommended per §118-181(b) of the Village Code. The request to rezone to NX Neighborhood Mixed-Use is partially consistent with the Comprehensive Plan’s retail/service employment designation for the subject site due to the conversion of the building’s covered ground-level parking lot into a commercial space. Chapter 8 – Land Use, the retail/service employment land use group “includes employment producing area that include sales of merchandise in varying intensities and most service activities.” As of 1946 the subject site was zoned “F” Business. Sometime between 1952 and 1959 the entire property was rezoned to B2 Commercial. Construction of the existing office building was completed in 1968. Review of historic aerial photography indicates that the subject site was undeveloped prior to the construction of the building. Current surrounding uses are listed in the general information at the beginning of this report. Other than the construction of The Lock Up Self-Storage at 5250 Golf Road in 2004, no major improvements have been made to the commercial or residential properties within in the surrounding neighborhood over the past 25 years. Staff recommends that the petitioner’s request to amend the zoning map to change the zoning district for 5135 Golf Road from B2 Commercial to NX Neighborhood Mixed-Use be APPROVED, subject to the attached Proposed Positive Findings of Fact. ATTACHMENTS 1. Proposed Positive Findings of Fact for 2024-23P 2. Aerial and Zoning Map VOSDOCS-#621178-v1-Staff_Report_-_2024-23P_-_Zoning_Map_Amendment__5135_Golf_Road 22 Proposed Positive Findings of Fact 2024-23P: Zoning Map Amendment Community Development Department Council Chambers, 7:30 PM, September 5, 2024 Consideration Finding The map amendment is consistent with the The request to rezone to NX Comprehensive Plan or development trends Neighborhood Mixed-Use is partially in the area that have taken place since the consistent with the Comprehensive Plan’s affected property was placed in the present retail/service employment designation for zoning district. the subject site due to the conversion of the building’s covered ground-level parking lot into a commercial space. Per Chapter 8 – Land Use, the retail/service employment land use group “includes employment producing area that include sales of merchandise in varying intensities and most service activities.” After identifying the existing uses and The property in question is more suitable zoning districts in the area, the property in for the uses allowed under proposed question is more suitable for the uses zoning district than the existing zoning allowed under proposed zoning district than district. Under the existing B2 the existing zoning district. Commercial zoning, upper-story residences are not permitted over nonresidential uses. Rezoning the site to NX Neighborhood Mixed-Use allows the building to remain, but be repurposed to allow for both commercial and residential uses, reflecting a trend of transforming existing vacant or underutilized office buildings into mixed-use spaces. VOSDOCS-#621178-v1-Staff_Report_-_2024-23P_-_Zoning_Map_Amendment__5135_Golf_Road 23  2024-23P - Zoning Map Amendment: 5135 Golf Road Legend Zoning and Development Zoning B2: Commercial B3: Business M2: Light Industry R1: Single Family Residential R2: Single Family Residential 0 150 300 Print Date: 8/5/2024 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. 24 Staff Report 2024-24P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, September 5, 2024 To: Paul Luke, Chairman, Skokie Plan Commission From: Mike Voitik, Planning Coordinator Re: 2024-24P: Site Plan Approval 5135 Golf Road Related Case – 2024-23P: Zoning Map Amendment General Information Location 5135 Golf Road Purpose To request site plan approval in order to convert an existing 3- story office building that exceeds the maximum 25’ permitted base building height into a mixed-use building with 4 residential units, first floor commercial, and surface parking at 5135 Golf Road in an NX Neighborhood Mixed-Use district, relief from §118- 212(i)(1) to allow continuous curbing less than 6’ from and parallel to any property line adjacent to a street frontage, and any other relief that may be discovered during the review of this case. Petitioner Evam, LLC Size of Site 15,338 square feet (0.352 acres) with frontage on Golf Road and Leamington Avenue Existing Zoning & NX Neighborhood Mixed-Use (proposed) – vacant multi-tenant Land Use office building Adjacent Zoning & North R1 Single-Family and B2 Commercial – child and youth Land Use services, clinic South R2 Single-Family – detached residences East R2 Single-Family – detached residences West B3 Business – automotive repair facility Comprehensive Plan The site is designated as retail/service employment. SITE INFORMATION • The site contains a vacant building consisting of two floors of offices constructed above a portion of a surface parking lot. • The subject site is accessible by vehicle from Golf Road. VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road 25 • Overhead utilities run in an east-west direction along the south side of the subject site. Additional overhead utilities run in an east-west direction within the Golf Road parkway adjacent to the subject site. Complete Streets  Sidewalks are located adjacent on both sides of Golf Road and Leamington Avenue.  Lawler Avenue, located 1 block to the east of the subject site, is a designated bike route.  The entrance to the segment of the Skokie Valley Trail multi-use path that runs between Golf Road and Old Orchard Road is located less than 1 block to the west of the subject site.  No bicycle parking presently exists at the subject site.  The site is directly served by the Pace 208 Golf Road bus.  The Dempster-Skokie CTA Station is located 1 mile to the south of the site.  The site is within walking distance of residential neighborhoods, offices, services, hotels, a park, a forest preserve, a museum, and a high school.  Pedestrian access to subject site is available from Golf Road and Leamington Avenue. PETITIONER’S SUBMITTAL The petitioner is requesting site plan approval in order to convert an existing 3-story office building that exceeds the maximum 25’ permitted base building height into a mixed-use building with 4 residential units, first floor commercial, and surface parking at 5135 Golf Road in an NX Neighborhood Mixed-Use district and relief from §118- 212(i)(1) to allow continuous curbing less than 6’ from and parallel to any property line adjacent to a street frontage. With regards to the proposal, the petitioner explains that: In this building, we want to make a furniture store on the first floor, and on the second and third floors, we want to make 4 apartments. Since we are Turkish and most of our community is Turkish…we usually live in big families with many children. Every child has their own private [room] and [bathroom], especially children that are girls. We thought about making a family apartment like this. [And we] believe that it will be easier to find tenants if we do it this way. The company who wants to rent our space on the first floor to make it a furniture company (Zellano Home Furniture), has 2 stores and a big storage space in Chicago. On the first floor of the building, the furniture store will be used as a showroom (For ex: like the IKEA store). There will be sample room furniture there. They will only show the customers the furniture. There will be no furniture storage. Also, this store will not ship any furniture. They made a 20-year contract with us. They want 4, max 6 vehicle parking spaces from us. VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road 26  … The proposed furniture showroom space on the ground level features a proposed floor-to-ceiling storefront around the perimeter of the building to enclose the space, which is currently an open parking lot. The storefront design is intended to resemble the color and materiality of the existing windows at the upper floors and establish a more appealing exterior façade. A variety of new landscaping and trees are proposed throughout the site to provide a warm, inviting feel and blend with the landscaping of the adjacent single-family residences. These various features are intended to significantly improve the building’s overall curb appeal and attract new customers and residential tenants. … Changes to the traffic flow surrounding the site [are] intended to be minimal. The two existing driveways at the north [side] of the lot are proposed to be removed and replaced with new sidewalks and landscaping. A new driveway is proposed on the east end of the lot along Leamington Avenue which will provide access to a new proposed parking lot at the south end of the existing building. … A primary power line [within] an existing easement at the west half of the property is planned to be removed and relocated. ComEd has granted the property owner permission to enclose the area above the easement and allow the vacating of the easement. Each apartment unit on the second and third floors is designed to be approximately 3,000 square feet in size and with a total of 5 bedrooms. The existing entry core provides access from Golf Road to the residences via two staircases and an elevator. New doors and walkways are proposed to be installed to the east and west of the core, providing access to the commercial space from Golf Road. A new door is proposed to be installed on the south (rear) wall of the first-floor commercial space to provide direct access to the parking lot. Additionally, two bicycle parking spaces will be provided east of the eastern front door. The reconfigured parking lot is designed to be expanded south into the north half of the vacated alley and will contain a total of 24 spaces, including one accessible space. This layout presumes relief is granted from providing continuous curbing less than 6’ from and parallel to any property line adjacent to street frontage. A new 6-foot-tall solid wood fence would be constructed along the full length of the south lot line to provide screening for the residential property to the south. A trash enclosure would be constructed at the west end of the north row of parking spaces. A paved walkway, which will match the grade of the parking lot, would run alongside the rear wall of the building, connecting with the public sidewalk on Leamington Avenue, and wheel stops would provide protection from parked vehicles. The parking lot’s two existing drainage manholes will remain in their current locations. STAFF ANALYSIS AND RECOMMENDATIONS Staff recommends that the petitioner’s request for site plan approval to convert an existing 3-story office building that exceeds the maximum 25’ permitted base building height into a mixed-use building with 4 residential units, first floor commercial, and surface parking at 5135 Golf Road in an NX Neighborhood Mixed-Use district be DENIED, subject to the attached Negative Findings of Fact. Further, staff does not VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road 27 recommend that relief be granted from §118-212(i)(1) to allow continuous curbing less than 6’ from and parallel to any property line adjacent to a street frontage. The petitioner’s proposal to convert an existing office building into a mixed-use development is laudable in that it is an efficient and sustainable reuse of office space. However, staff has concerns regarding the intent of the residential units that will be constructed. The proposed 2nd and 3rd floor plans depict each of the unit’s five bedrooms being roughly equal in size (300 to 320 square feet) and containing a full bathroom, with none of the units including a primary bedroom. Each unit also has an additional full bathroom located adjacent to the kitchen. The residences appear to be designed to function as a dormitory or congregate living facility, not as single household units. The site plan and interior configuration of rooms suggests a “dorm-style” living environment with each sleeping room as an en suite arrangement. The bedrooms lack closets and a walk-in shower is provided in each bathroom, but no bathtub. The arrangement of the living spaces suggests that adults may be the intended residents of the rooms and a concern regarding the greater intensity of use of the property has emerged, particularly as it relates to parking. Currently, the parking lot has a capacity of 22 parking spaces. The project is only able to realize the required total number of parking spaces (24) by decreasing the width of the continuous curbing between the east property line and the parking lot. This presents a potential safety hazard for pedestrians on a residential street. The presence of vehicles parked within the easternmost spaces eliminates sight lines and will create increased visual obstructions for traffic exiting from the parking lot onto Leamington Avenue. Staff further believes that given the arrangement of living space, the proposed project may have more occupants that are adults in use of vehicles. The proposed total number of spaces in the parking lot will fall short of being able to accommodate the actual parking demand of the residential occupants, due to the total number of bedrooms being proposed. Over time, it may create additional parking on the residential streets in the neighborhood. The petitioner’s indication that they are designing these units for occupancy by Turkish families also is cause for further concern because the property will need to follow Fair Housing Act practices and the units will need to be available for rent to the general public regardless of family size, race, ethnicity, country of origin, etc. If the site plan approval request is recommended for approval by the Plan Commission, staff recommends that relief not be granted from §118-212(i)(1) to allow continuous curbing less than 6’ from and parallel to any property line adjacent to a street frontage. The curbing will need to be provided at a distance of at least 6’ from the east property line. Consequently, the subject site will have a deficiency of 2 parking spaces and the petitioner will be required to contribute a $15,000 payment to the Village as required by §118-218(b)(7)e.4. of the Village Code. Relief from not providing required off-street motor vehicle parking in the mixed-use districts is not permitted. The payment will be held in a reserve account to provide for the acquisition, erection, construction, or installation of public parking structures or lots within or adjacent to a mixed-use district. VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road 28 Furthermore, the petitioner shall adhere to all regulations listed in the Recommended Conditions that are attached to the Staff Report. Planning Services staff will require that Village staff inspections of each of the residential units be conducted on an annual basis to ensure that the spaces are being utilized for permitted residential uses and not as dormitory-style housing for adults or as a congregate living facility. Additionally, the petitioner has indicated that they do not intend to relocate the existing manholes into the center of the proposed driveway due to the anticipated construction costs and desire to avoid potential MWRD review. Civil Engineering staff requires that the petitioner obtain a determination letter from the Metropolitan Water Reclamation District in order to determine if the manholes can remain in place and if an MWRD permit is required in the instance that they need to be relocated. An IDOT permit will be required for the removal of both of the driveways along Golf Road. A tree removal permit is required for the tree that will be removed within the Leamington Avenue parkway as well as the trees that will be removed along the south side of the subject site. A non-refundable $900 permit fee is required for the removal of the parkway tree. Tree protection fencing is required for all parkway trees during the construction project. The proposed site/landscape plan must be revised to include the protection fencing details. APPEARANCE COMMISSION The petitioner received approval for the modifications to the façade at the June 12, 2024, Appearance Commission meeting. ATTACHMENTS 1. Recommended Conditions for 2024-24P 2. Proposed Negative Findings of Fact for 2024-24P 3. Proposed Demolition – Site Plan, dated August 21, 2024 4. Proposed Site/Landscape Plan, dated August 19, 2024 5. Proposed Ground Floor Commercial Plan, dated August 15, 2024 6. Proposed 2nd Floor Plan, dated June 25, 2024 7. Proposed 3rd Floor Plan, dated June 25, 2024 8. Proposed North Elevation, dated June 25, 2024 9. Proposed West & East Elevations, dated June 25, 2024 10. Proposed South Elevation, dated June 25, 2024 11. Plat of Survey, dated March 16, 2021 12. Aerial and Zoning Map VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road 29 Recommended Conditions 2024-24P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, September 5, 2024 1. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved Proposed Site/Landscape Plan, dated <insert date of final approved plan>, Proposed Ground Floor Commercial Plan, dated <insert date of final approved plan>, Proposed 2nd Floor Plan, dated <insert date of final approved plan>, Proposed 3rd Floor Plan, dated <insert date of final approved plan>, Proposed North Elevation, dated <insert date of final approved plan>, Proposed West & East Elevations, dated <insert date of final approved plan>, and Proposed South Elevation dated <insert date of final approved plan>; 2. Village staff inspections of each of the residential units shall be conducted on an annual basis to ensure that the spaces are being used as permitted residential uses; 3. The petitioner shall obtain a determination letter from the Metropolitan Water Reclamation District (MWRD) in order to determine if the manholes can remain in place and if an MWRD permit is required in the instance that they need to be relocated; 4. Parking lot and exterior lighting shall meet IES standards, be full cut-off design and be directed away from adjacent properties, subject to the approval of the Engineering Division; 5. All existing damaged public sidewalks or sidewalks damaged due to the implementation of this plan shall be replaced; 6. 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; 7. The proposed development shall have a minimum of < insert final total number of spaces> off-street vehicle parking spaces including 1 handicapped parking space, and a minimum of 2 bicycle parking spaces, as indicated on the site plan dated XXX; 8. The owner of the Subject Property [and its tenant] shall ensure that employees park on the Subject Property; 9. No required parking space on the site may be for the exclusive use of any tenant; 10. 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; 11. The petitioner shall submit to the Planning Division electronic files of the site, landscape, and floor plans in their approved and finalized form. VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road 30 Proposed Negative Findings of Fact 2024-24P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, September 5, 2024 Consideration Finding The request is harmonious with and does Presently the available parking is not not adversely affect adjacent properties. sufficient for the project. As a result, the applicant requires relief to place additional parking spaces in areas of the site that jeopardize pedestrian and vehicular safety. Furthermore, staff believes that the total number of parking spaces proposed in the parking lot will fall short of being able to accommodate the actual parking demand of the residential occupants, due to the total number of bedrooms being proposed. Vehicles that are unable to park in the lot will end up parking along Leamington Avenue for day-to-day parking needs rather than having availability for off- street parking needs. This will negatively impact the availability of on-street parking for residences to the east and south of the subject site. The request can demonstrate that Adequate public facilities, including roads, adequate public facilities, including roads, utilities, and police and fire protection drainage, utilities, and police and fire exist or will exist to serve the requested protection exist or will exist to serve the use at the time such facilities are needed. requested use at the time such facilities are However, staff is concerned that the needed. petitioner’s proposal to keep the manholes within their existing locations may create issues with drainage within the modified parking lot. The request demonstrates adequate Adequate provision for maintenance of provision for maintenance of the associated the associated structures is demonstrated structures. by the request. The request has considered and, to the The proposal is an efficient and degree possible, addressed the adverse sustainable reuse of office space. The effects on the natural environment. concerns regarding proper drainage of the site could impact flooding and other related site issues that could impact the natural environment. The request will not create undue traffic It is not anticipated that the request will VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road 31 congestion. create undue traffic congestion. The additional parking onto the adjacent residential street may result in additional congestion on the street for individuals seeking parking. The request will not adversely affect public Public health, safety, and welfare will not health, safety, and welfare. be adversely affected by the request. The closure of the two existing driveways on Golf Road and the creation of a new driveway on Leamington Avenue will improve traffic safety by eliminating two access points along Golf Road. Having said that, the substandard width of the continuous curbing between the east property line and the parking lot will allow for vehicles to park closer to the public sidewalk, creating an increased visual obstruction for traffic exiting from the parking lot onto Leamington Avenue, thus presenting a potential safety hazard for pedestrians on a residential street. The request conforms to all applicable The request requires relief to provide provisions of this code, except where relief continuous curbing less than 6’ from the is granted with the request. east property line. It is presently unknown if it will conform to MWRD code. VOSDOCS-#621222-v1-Staff_Report_-_2024-24P_-_Site_Plan_Approval__5135_Golf_Road 32 33 34 35  CL Notes: New 2hr rated walls · Non-sprinklered level Exist. stair Plan "1A" A New operable awning window w/ rated doors (See note "A" on proposed exterior elevations sheets) · Plan layouts for Suites "A" and "B" intended to be equal and mirrored about building centerline "1A", separated by a fire rated demising wall. 3'-8" Up to Roof Dn A A A 6'-4" Exist. A A A 8'-1" Stair Up +/- 41'-8" Exist. Kitchen Elev. Kitchen 4'-6" 4'-11" Exist. Exist. Jan. Chase +/- 15'-7" DW Dn Exist. DW 15'-4 1/2" Storage Bldg. +/- 24'-11" Storage Core Dining/Living Rm Dining/Living Rm Ref. Ref. 13'-9" 9'-5" 16'-11" 5'-0" Suite "A" Suite "B" 6'-6" Entry Entry 8'-6" 10'-0 1/2" Laundry Laundry W/D W/D New fire rated +/- 33'-7 1/2" 5'-5" 5'-5" 6'-6" demising wall 4'-6" W/D W/D between suites 8'-11" 8'-6" (typ.) 6'-6" (typ.) Wardrobe Wardrobe 29'-3" Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Bed Rm #1 Bed Rm #5 300 sf Bed Rm #2 Bed Rm #3 Bed Rm #4 Bed Rm #5 Bed Rm #1 Bed Rm #2 Bed Rm #3 Bed Rm #4 310 sf 320 sf 300 sf 310 sf 310 sf 300 sf 320 sf 300 sf 310 sf +/- 15'-5" A A A A A A A A A A 11'-11" 12'-10" 12'-2 1/2" 12'-6 1/2" 12'-6" Suite "A" Suite "B" . (+/- 3,000 sf) (+/- 3,000 sf) 8 0 4 8 16 This drawing indicates the general Proposed scope of the building in terms of its nsburg, Ltd . Sara E.F. Ge ign layout. Contractors shall field verify North any critical dimensions prior to 2nd Floor Plan construction. This drawing has been prepared by Gensburg, Ltd. 5135 GOLF RD. Des Architecture/Drive - Suite G 105 Revere IL 60062 Scale: 1/8" = 1'-0" Architecture/Design, 105 Revere Dr., Northbrook, 5-9581 (In Feet) Suite G. Northbrook, Illinois 60062 Tel. (847) 715-9591. SKOKIE, ILLINOIS 60077 Fax: (847) 71 715-9591 Phone: (847 ) 6-25-2024 1 inch = 8 feet 36  CL Notes: New 2hr rated walls · Non-sprinklered level Exist. stair Plan "1A" A New operable awning window w/ rated doors (See note "A" on proposed exterior elevations sheets) · Plan layouts for Suites "C" and "D" intended to be equal and mirrored about building centerline "1A", separated by a fire rated demising wall. 3'-8" Up to Roof Dn A A A 6'-4" Exist. A A A 8'-1" Stair +/- 41'-8" Exist. Kitchen Elev. Kitchen 4'-6" 4'-11" Exist. Exist. Jan. Chase +/- 15'-7" DW Dn Exist. DW 15'-4 1/2" Storage Bldg. +/- 24'-11" Storage Core Dining/Living Rm Dining/Living Rm Ref. Ref. 13'-9" 9'-5" 16'-11" 5'-0" Suite "C" Suite "D" 6'-6" Entry Entry 8'-6" 10'-0 1/2" Laundry Laundry W/D W/D New fire rated +/- 33'-7 1/2" 5'-5" 5'-5" 6'-6" demising wall 4'-6" W/D W/D between suites 8'-11" 8'-6" (typ.) 6'-6" (typ.) Wardrobe Wardrobe 29'-3" Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Wardrobe Bed Rm #1 Bed Rm #5 300 sf Bed Rm #2 Bed Rm #3 Bed Rm #4 Bed Rm #5 Bed Rm #1 Bed Rm #2 Bed Rm #3 Bed Rm #4 310 sf 320 sf 300 sf 310 sf 310 sf 300 sf 320 sf 300 sf 310 sf +/- 15'-5" A A A A A A A A A A 11'-11" 12'-10" 12'-2 1/2" 12'-6 1/2" 12'-6" Suite "C" Suite "D" . (+/- 3,000 sf) (+/- 3,000 sf) 8 0 4 8 16 This drawing indicates the general Proposed scope of the building in terms of its nsburg, Ltd . Sara E.F. Ge ign layout. Contractors shall field verify North any critical dimensions prior to 3rd Floor Plan construction. This drawing has been prepared by Gensburg, Ltd. 5135 GOLF RD. Des Architecture/Drive - Suite G 105 Revere IL 60062 Scale: 1/8" = 1'-0" Architecture/Design, 105 Revere Dr., Northbrook, 5-9581 (In Feet) Suite G. Northbrook, Illinois 60062 Tel. (847) 715-9591. SKOKIE, ILLINOIS 60077 Fax: (847) 71 715-9591 Phone: (847 ) 6-25-2024 1 inch = 8 feet 37  Key: Portion of new renovation. Exterior materials to match existing, typ. New operable awning window: A · 1'-2" sill height AFF (Comply w/ IRC 2021, sect. R312.2.1-Window sills) · Ref. IMC 2021, sect. 402.2 - Ventilation Area: Bedroom: 320 sf floor area X 4% = 13 sf min. operable window area req'd, 15sf provided Living Room: 975 sf floor area X 4% = 39 sf min. operable window area req'd, 45 sf provided Exist. windows, typ. T/O penthouse (Bldg core) Exist. bldg. core Exist. facade panels, typ. Exist. facade panels, typ. 11'-2" Exist. windows, typ. Exist. windows, typ. Roof 11'-2" A A A A A A 3rd Floor 46'-7" 11'-2" A A A A A A 2nd Floor 13'-1 1/2" 1st Floor Exist. New storefront New storefront New solid exterior storefront New solid exterior New solid exterior wall w/ painted brick entry wall w/ painted brick New entry wall w/ painted brick New entry to match existing to match existing to match existing Exist. painted brick This drawing indicates the general scope of the building in terms of its . nsburg, Ltd Sara E.F. Ge ign layout. Contractors shall field verify any critical dimensions prior to 0 4' 8' 16' Des Proposed North Elevation construction. This drawing has been 5135 GOLF RD. Architecture/Drive - Suite G 1 Scale: See Bar Scale prepared by Gensburg, Ltd. Architecture/Design, 105 Revere Dr., Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077 105 Revere IL 60062 Northbrook, 5-9581 Fax: (847) 71 715-9591 ) 5-28-2024 Tel. (847) 715-9591. Phone: (847 38  This drawing indicates the general scope of the building in terms of its . nsburg, Ltd Sara E.F. Ge ign layout. Contractors shall field verify any critical dimensions prior to Proposed North Elevation 5135 GOLF RD. Des Architecture/Drive - Suite G 1 Scale: Not to Scale construction. This drawing has been prepared by Gensburg, Ltd. Architecture/Design, 105 Revere Dr., Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077 105 Revere IL 60062 Northbrook, 5-9581 Fax: (847) 71 715-9591 ) 6-25-2024 Tel. (847) 715-9591. Phone: (847 39  Key: Portion of new renovation. Exterior materials to match existing, typ. New operable awning window: A · 1'-2" sill height AFF (Comply w/ IRC 2021, sect. R312.2.1-Window sills) · Ref. IMC 2021, sect. 402.2 - Ventilation Area: Bedroom: 320 sf floor area X 4% = 13 sf min. operable window area req'd, 15sf provided Living Room: 975 sf floor area X 4% = 39 sf min. operable window area req'd, 45 sf provided T/O penthouse Exist. bldg. core (Bldg core) beyond (brick) Exist. bldg. core beyond (brick) Exist. 11'-2" Exist. columns windows, typ. Roof 11'-2" 3rd Floor 46'-7" 11'-2" 2nd Floor 13'-1 1/2" Open to beyond 1st Floor Existing Existing New Exist. New storefront painted brick painted brick storefront painted brick PROPOSED WEST ELEVATION PROPOSED EAST ELEVATION 0 4' 8' 16' This drawing indicates the general scope of the building in terms of its . nsburg, Ltd Sara E.F. Ge ign layout. Contractors shall field verify any critical dimensions prior to Des Proposed West & East Elevations construction. This drawing has been 5135 GOLF RD. Architecture/Drive - Suite G 1 Scale: See Bar Scale prepared by Gensburg, Ltd. Architecture/Design, 105 Revere Dr., Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077 105 Revere IL 60062 Northbrook, 5-9581 Fax: (847) 71 715-9591 ) 6-25-2024 Tel. (847) 715-9591. Phone: (847 40  WEST ELEVATION EAST ELEVATION This drawing indicates the general scope of the building in terms of its . nsburg, Ltd Sara E.F. Ge ign layout. Contractors shall field verify any critical dimensions prior to Proposed West & East Elevations 5135 GOLF RD. Des Architecture/Drive - Suite G 1 Scale: Not to Scale construction. This drawing has been prepared by Gensburg, Ltd. Architecture/Design, 105 Revere Dr., Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077 105 Revere IL 60062 Northbrook, 5-9581 Fax: (847) 71 715-9591 ) 6-25-2024 Tel. (847) 715-9591. Phone: (847 41  Key: Portion of new renovation. Exterior materials to match existing, typ. New operable awning window: A · 1'-2" sill height AFF (Comply w/ IRC 2021, sect. R312.2.1-Window sills) · Ref. IMC 2021, sect. 402.2 - Ventilation Area: Bedroom: 320 sf floor area X 4% = 13 sf min. operable window area req'd, 15sf provided Living Room: 975 sf floor area X 4% = 39 sf min. operable window area req'd, 45 sf provided T/O penthouse (Bldg core) Exist. facade panels, typ. Exist. bldg. 11'-2" Exist. windows, typ. core beyond Roof 11'-2" A A A A A A A A A A 3rd Floor 46'-7" 11'-2" A A A A A A A A A A 2nd Floor 13'-1 1/2" 1st Floor New full-height New storefront Exist. column, storefront beyond entry door beyond typ. This drawing indicates the general scope of the building in terms of its . nsburg, Ltd Sara E.F. Ge ign layout. Contractors shall field verify 0 4' 8' 16' any critical dimensions prior to Proposed South Elevation 5135 GOLF RD. Des Architecture/Drive - Suite G 1 Scale: See Bar Scale construction. This drawing has been prepared by Gensburg, Ltd. Architecture/Design, 105 Revere Dr., Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077 105 Revere IL 60062 Northbrook, 5-9581 Fax: (847) 71 715-9591 ) 6-25-2024 Tel. (847) 715-9591. Phone: (847 42  This drawing indicates the general scope of the building in terms of its . nsburg, Ltd Sara E.F. Ge ign layout. Contractors shall field verify any critical dimensions prior to Proposed South Elevation 5135 GOLF RD. Des Architecture/Drive - Suite G 1 Scale: Not to Scale construction. This drawing has been prepared by Gensburg, Ltd. Architecture/Design, 105 Revere Dr., Suite G. Northbrook, Illinois 60062 SKOKIE, ILLINOIS 60077 105 Revere IL 60062 Northbrook, 5-9581 Fax: (847) 71 715-9591 ) 6-25-2024 Tel. (847) 715-9591. Phone: (847 43 44  2024-24P - Site Plan Approval: 5135 Golf Road Legend Zoning and Development Zoning B2: Commercial B3: Business M2: Light Industry R1: Single Family Residential R2: Single Family Residential 0 150 300 Print Date: 8/5/2024 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. 45