Plan Commission

Agenda for PLAN COMMISSION SEPTEMBER 19, 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 September 5, 2024 Meeting Minutes 4) Old Business 5) New Business a. 2024-25P – Subdivision: 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July 16, 1962 and known as Trust No. 17677, on behalf of Linder Touhy, LLC, requests a Go To subdivision of 6 lots into 4 lots in a B4 Regional Mixed-Use Shopping zoning district, and any relief that may be discovered during the review of this case. b. 2024-26P – Site Plan Approval: 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July 16, 1962 and known as Trust No. 17677, on behalf of Linder Touhy, LLC, requests site plan approval for a 4-lot planned development at 5404-5418 Touhy Avenue, 5440 Touhy Avenue, Go To and 7235 Linder Avenue in a B4 Regional Mixed-Use Shopping zoning district that includes 2 industrial buildings, a limited-service restaurant, a limited-service restaurant with drive- through, a bank with a drive-in facility, shared surface parking, and storm water detention; relief from §118-144(2) to allow parking within the required 25’ minimum front yard along an Illinois State Route frontage and within the required 25’ minimum side yard in a B4 zoning district; and any other relief that may be discovered during the review of this case. Individuals with questions or feedback about an agenda item may contact Johanna Nyden with the Community Development Department at johanna.nyden@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-v19-Meeting_Agenda_-_Plan_Commission_  c. 2024-27P – Special Use Permit: 5442 Touhy Avenue Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July Go To 16, 1962 and known as Trust No. 17677, on behalf of Linder Touhy, LLC, requests a special use permit for a limited-service restaurant with drive-through for Cava at 5442 Touhy Avenue in a B4 Regional Mixed-Use Shopping zoning district, and any relief that may be discovered during the review of this case. d. 2024-28P – Parking and Stacking Determination: Chase Bank Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July Go To 16, 1962 and known as Trust No. 17677, on behalf of Linder Touhy, LLC, requests a parking and stacking determination for a drive-in bank and other financial institutions use at 5450 Touhy Avenue. e. 2024-29P – Special Use Permit: 5450 Touhy Avenue Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July 16, 1962 and known as Trust No. 17677, on behalf of Linder Touhy, LLC, requests a special use permit for a drive-in facility at a bank in a B4 Regional Mixed-Use Shopping zoning Go To district, and any relief that may be discovered during the review of this case. PINs: 10-28-312-022-0000, 10-28-312-023-0000, 10-28-312-024-0000, 10-28-312-028- 0000, 10-28-312-029-0000, and 10-28-312-030-0000 6) Public Comment 7) Communications from Staff 8) Adjournment Individuals with questions or feedback about an agenda item may contact Johanna Nyden with the Community Development Department at johanna.nyden@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-v19-Meeting_Agenda_-_Plan_Commission_  DRAFT/ NOT APPROVED Plan Commission Meeting Minutes Date: September 5, 2024 Skokie Village Hall, 5127 Oakton Street, Council Chambers PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair Sigalle Shpayher, Erica Crohn-Minchella, Scott Berman, Cindy Franklin Tali Gevaryahu, and Ross Mathee PLAN COMMISSION MEMBERS ABSENT: Jeff Burman, Vice-Chair Vijai Gupta STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel, Johanna Nyden, Community Dev. Dir., Jose Acosta, Planning Coordinator, Mike Voitik, Planning Coordinator, and Marlene Bargamian, Admin Asst (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 August 15, 2024 meeting was made by Commissioner Scott Berman and seconded by Commissioner Cindy Franklin. 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 DESCRIPTION Case 2024-22P – Special Use Permit: 9410-A Skokie Boulevard 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 # 621812 Plan Commission meeting minutes September 5, 2024  DRAFT/ NOT APPROVED Matthew Allee, associate from Akerman LLP law firm, presented the case and introduced Tripp Welge, CEO of Scout Veterinary Care Illinois. They are proposing to open a veterinary services business in a commercial and retail shopping center to treat dogs & cats exhibiting non-life-threatening illnesses. Currently, they have locations in Lincoln Park and the West Loop and are hoping to grow their business in Skokie. Scout plans on operating 7 days a week from 10 AM to 8 PM seeing between 15 to 30 animal clients each day with 5-10 employees (certified technicians, veterinary assistant, veterinarian, and front desk staff). A typical appointment will last between 15-90 minutes. There will be no grooming, boarding, or surgeries. Chairman Luke inquired about how many veterinarians will be on-site. Mr. Welge stated that a state certified veterinarian will be there at all times but if needed, staffing will match the demand. Commissioner Gevaryahu asked about their policy if more services are needed beyond their scope. Mr. Welge stated that they plan on building relationships with local animal hospitals and would refer patients to emergency vets or other area animal hospitals to provide additional medical attention. Staff requested the report be accepted into the record as written and is supportive of the request. The multi-tenant shopping center has 17 businesses with 349 parking spaces. No relief has been requested and no other department had comments on the case The property owner will add a bike rack and accessible parking near the storefront entry. Commissioner Berman inquired of staff if there were any other veterinary practices located within a Village retail plaza with shared parking. Staff stated that there was a recent case where an urgent care animal facility located at 5219 Touhy Avenue (Case 2023-23P). Public Comment Michael Cieslik, resident at 9350 Skokie Boulevard, commented that the shopping mall is in need of better trash management and is concerned with animal waste especially since a restaurant is nearby. Chairman Luke stated that there are veterinary businesses all over Skokie and there hasn’t been any concerns or problems. They are licensed facilities subject to inspections. They must use proper procedures to control the waste materials. Maintenance issues are the responsibility of the property owner and not the applicant. If there is a problem with the mall, call the Village. # 621812 Plan Commission meeting minutes September 5, 2024  DRAFT/ NOT APPROVED Scott Berman asked about waste disposal measures. Mr. Welge answered that they have medical waste picked up. Their Lincoln Park location shares a wall with a restaurant and there are no problems. Community Development Director Nyden responded that she will make a note to have Property Standards initiate a review of the property. (V) RECOMMENDATIONS AND VOTING Case 2024-22P A motion was made to approve, as presented, the Special Use Permit request for veterinary services in a B2 Commercial zoning district at 9410-A Skokie Boulevard Motion: S. Berman Second: S. Shpayher Ayes: 7 Nays: 0 (IV) CASE DESCRIPTIONS Case 2024-23P – Zoning Map Amendment: 5135 Golf Road 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. Case 2024-24P – Site Plan Approval- 5135 Golf Road Evam, LLC, requests site plan approval in order to convert an existing 3-story office building that exceeds the maximum 25’ base building height into a mixed- use building with 4 residential units, first floor commercial, and surface parking at 5135 Golf Road in an NV 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: 10-16-200-045-0000 As both cases are related, they were discussed together but voted on separately. Gavin Sharp and Sara Gensburg of Gensburg Ltd. Architecture Design, presented the cases and introduced the property owner/petitioner, Osman Gorgulu and his wife. They wish to re-zone the property to NX and convert the 3- story vacant office building into a mixed-use building containing a commercial use on the ground floor with 2 residential units on each of the above levels. Each apartment suite would contain 5 bedrooms with private bathrooms in each. # 621812 Plan Commission meeting minutes September 5, 2024  DRAFT/ NOT APPROVED Ms. Gensburg explained that the family is of Turkish descent and, like many ethnicities, are accustomed to having entire generations living together in a single household. Her biggest challenge was fitting in the parking for the apartments and commercial area. Mr. Scott Berman asked about market conditions for other 5-bedroom apartments nearby. Corporation Counsel cautioned that the commissioners focus on the findings rather than who is being targeted to rent these units. Ms. Gensburg further clarified that her client’s idea was that every bedroom & bathroom is pre-fabricated and modular with a shared living room, dining room and kitchen. Each unit will have an additional full bathroom next to the kitchen. Tali Gevaryahu wanted confirmation of the rental fee. Each apartment would have a $3,000 - $4,000 monthly payment due. Commissioner Shpayher asked about compliance with affordable housing. As this is only a 4-unit building, it is not applicable. Staff requested that the reports be accepted into the record as written. The office building was built in 1968 in a B2 commercial district. The building changed ownership many times and was occupied until 2020. Residential units on upper floors of non-residential uses is not allowed in B2; therefore, changing to NX Mixed-Use would permit an older building to be repurposed and available to commercial & residential uses. Staff is supportive of the re-zoning and recommends approval. According to staff, the unique floor plan and lack of parking are the most concerning issues of this submittal. Twenty-four parking spaces would meet requirements with requested relief for landscape setbacks. However, only 22 spaces are feasible as parked cars in the 2 end spaces would be too close to the corner and cause a site obstruction at Leamington Avenue. The petitioner will be required to pay into the parking fund for the 2 deficient spaces ($15,000 each) because parking relief cannot be requested in a mixed-use district. Closing the 2 access drives on Golf Road would only shift more traffic onto Leamington Avenue as well. Staff recommends denial of the site plan approval request as well as the item of relief. The concept was compared to living in a European hostile. The layout suggests a “dorm-style” living environment for adults rather than a single-family household. There are no closets in the bedrooms & no bathtubs - only walk-in shower stalls. Staff concluded that adults living in these units would be of driving age which would increase parking needs. # 621812 Plan Commission meeting minutes September 5, 2024  DRAFT/ NOT APPROVED There is also a concern that designing and renting these units for specific ethnic multi-generational families would be against Fair Housing Act practices. The units need to be marketed to the general public and not just to one group. Commissioner Ross Mathee asked if this is a congregate living facility. Mrs. Gorgulu offered that 2 families are living together in their current living arrangement. This is the way that they lived back home. Staff mentioned that the petitioners wished to keep the site as is and not contact MWRD to relocate the existing manholes in the center of the driveway because of construction costs. Civil Engineering will require a determination letter from MWRD advising manhole locations and the requirement of a permit should they need to be moved. A tree removal permit & fee will need to be submitted for the parkway trees which will need to be removed from Leamington Avenue & Golf Road. As this residential living style is not a typical family arrangement, Planning staff is recommending, if approved, a condition be added requiring each unit be inspected annually to ensure that the spaces are being utilized for permitted residential uses and not as dormitory or congregate living. Director Nyden added that the whole property will be inspected. Commissioner Mathee inquired about the number of parking spaces currently on- site. Mr. Sharpe answered there are 20 spaces available. Ms. Erica Minchella asked if the furniture store slated to locate in the commercial space belongs to the applicant. Mr. Gorgulu stated that the furniture company wants a 20-year lease for a showroom only with 4-6 parking spaces. She also commented that if this layout doesn’t work, maybe another one would and was surprised that staff would recommend denial instead of working with the petitioner. Perhaps a change in the number of bedrooms or requiring compact cars would make the difference. Director Nyden advised that adding more requirements is not the answer if it affects the neighborhood too much. As an example, deliveries and guest parking would go to the residential streets. Discussion took place among commissioners: - Commissioner Scott Berman stated that the case is not ready to be reviewed by the Plan Commission and suggested dismissal for more work to be done postponing voting on both cases. # 621812 Plan Commission meeting minutes September 5, 2024  DRAFT/ NOT APPROVED - Commissioner Shpayher agreed and stated the petitioner should make changes and resubmit. - Commissioner Mathee suggested that the Commission vote on the re-zoning case and defer the site plan approval. - Chairman Luke offered that the petitioners may not want to go forward with the proposal and asked if they wanted some time to think about it. At 8:26 pm a 10-minute break was announced. The hearing resumed at 8:36 pm at which time Director Nyden suggested to move on to public comments. Public Comments Jennifer Seymour, 38-year resident at 9520 Leamington spoke of the added impact to heavy traffic with closing off access from Golf Road. Parking will also be affected and will spill over to an already very tight Leamington Avenue. She also inquired why there was no traffic study done. Ms. Seymour had concerns on how trucks would be getting through; where trash enclosures would be located; hours of operation for the furniture store; 5 bedrooms could mean 20-50 people (tenants, employees & customers); and children possibly playing in the parking lot. Mitch Selig, commented on the safety concerns with small kids & teenagers living on Leamington and the busy Golf Road traffic not being able to stop in time for turning cars on Leamington. As a carpenter by trade, he was questioning the plans and wanted to know if the builder has a history in Skokie. Director Nyden answered that the project will need permits and undergo inspections. He can submit a FOIA request for more details on the builder’s history. Michael Klozotsky, 9509 Leamington, questioned if this was a Fair Housing issue; creating a private living arrangement targeting a particular group and boxing out people. He is in favor of mixed-use rather than leaving a property vacant but this plan will cause traffic accidents. Karen Ruiz, 9535 Leamington, has lived in the neighborhood since 1992 and talked of the building being up on stilts with parking underneath was the only way to solve the parking problem. Taking away the driveway access on Golf Road is not safe with the heavy traffic. Carlos Ruiz, 9535 Leamington, is a retired city planner. In his opinion, after reviewing the plans, this proposed use doesn’t appear to be designed as family living for related people. The 2 driveways on Golf Road should remain and Planning should table the zoning change until a suitable use is found since staff has recommended denial of the site plan request. # 621812 Plan Commission meeting minutes September 5, 2024  DRAFT/ NOT APPROVED Chairman Luke asked the petitioners, after hearing the public comments, their thoughts. Mr. Gorgulu explained their family’s lifestyle. He does not want to change the project. He bought the building 3 years ago for $300,000 as commercial property. He has been working on this project for 1 year. Older family members do not drive. Chairman Luke mentioned that he could change the layout or reduce to 3 bedrooms & bathrooms and then come back with a new design for staff to look at. Mr. Gorgulu is willing to come back and said if he cannot do it then he must sell the building. Director Nyden confirmed that these cases regarding 5135 Golf Road be tabled until the October 17, 2024 Plan Commission meeting. Commissioner Berman wondered if a new public notice will be needed. Director Nyden stated that the information will be on the Village’s website and if there are any questions, please call the Village of Skokie. (V) RECOMMENDATIONS AND VOTING Case 2024-23P A motion was made to table the request to amend the zoning map to change the zoning district for 5135 Golf Road from B2 Commercial to NX Neighborhood Mixed-Use to the October 17, 2024 meeting. Motion: T. Gevaryahu Second: C. Franklin Ayes: 7 Nays: 0 Case 2024-24P A motion was made to table the request for site plan approval to convert an existing 3-story office building that exceeds the maximum 25’ permitted base height into a mixed-use building with 4 residential units, first floor commercial, and surface parking at 5135 Golf Road with relief to allow continuous curbing less than 6’ from and parallel to any property line adjacent to a street frontage to the October 17, 2024 meeting. Motion: S. Berman Second: T. Gevaryahu Ayes: 7 Nays: 0 # 621812 Plan Commission meeting minutes September 5, 2024  DRAFT/ NOT APPROVED (VI) ITEMS FOR COMMUNICATION The next regularly scheduled meeting will take place on September 19, 2024. (VII) ADJOURNMENT Chair Luke adjourned the meeting at 9:08 PM. Respectfully submitted, Marlene Bargamian, Administrative Asst. # 621812 Plan Commission meeting minutes September 5, 2024 STAFF REPORT 2024-25P: Subdivision Community Development Department Council Chambers, 7:30 PM, September 19, 2024 To: Paul Luke, Chairman, Skokie Plan Commission From: Mike Voitik, Planning Coordinator Re: 2024-25P: Subdivision 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue Related Cases – 2024-26P: Site Plan Approval 2024-27P: Special Use Permit 2024-28P: Parking Determination 2024-29P: Special Use Permit General Information Location 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue Purpose To subdivide 6 lots into 4 lots in a B4 Regional Mixed-Use Shopping zoning district, and any relief that may be discovered during the review of this case. Petitioner Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July 16, 1962 and Known as Trust No. 17677, on behalf of Linder Touhy, LLC Size of Site 272,516 square feet (6.256 acres) with frontage on Touhy Avenue and Linder Avenue Existing Zoning & B4 Regional Mixed-Use Shopping – multitenant industrial building Land Use containing a hardware store, medical equipment manufacturing business, and a vacant industrial space; vacant industrial buildings Adjacent Zoning & North M1 Office Assembly Industry – primary metal Land Use manufacturing, police station South B4 Regional Mixed-Use Shopping – retail, limited and full service restaurants East M2 Office Assembly Industry – limited service restaurant with outdoor dining, car dealer, hand car wash, automotive repair facility B3 Business – limited service restaurant with drive- through VOSDOCS-#621600-v1-Staff_Report_-_2024-25P_-_Subdivision__5404- 5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue 1 of 3  West B3 Business – thrift shop, limited service restaurant with drive-through and outdoor dining Comprehensive Plan The site is designated as manufacturing/service employment. SITE INFORMATION  The site contains a multitenant industrial building and two vacant industrial buildings.  The subject site is accessible by vehicle from Touhy Avenue and Linder Avenue.  Overhead utilities run in a north-south direction along the west side of the 5404- 5418 Touhy Avenue property and in a north-south direction along the east side of the 5404-5418 Touhy Avenue building. Overhead utilities also run in an east-west direction to the north of the subject site. Complete Streets  A public sidewalk is present along Touhy Avenue. A public sidewalk is also present along Linder Avenue adjacent to 5440 Touhy Avenue. No public sidewalk is present adjacent to 7235 Linder Avenue.  Linder Avenue is a designated future bike route.  Niles Center Road/Carpenter Road is indicated as having a bike lane in the long term.  No bicycle parking is presently available at the subject site.  The subject site is directly served by the Pace 290 Touhy Avenue bus route. The Pace 225 Central-Howard and Pace 226 Oakton Street buses run along Niles Center Road/Carpenter Road, a half block to the east of the subject site. The Pace 411 West Niles Local bus runs along Central Avenue, 1 block to the west of the subject site.  The Oakton-Skokie CTA Station is located 1 mile to the northeast of the subject site.  The subject site is within walking distance of residential neighborhoods, retail, services, a hotel, and a park.  Pedestrian access to the subject site is available from Touhy Avenue and Linder Avenue. VOSDOCS-#621600-v1-Staff_Report_-_2024-25P_-_Subdivision__5404- 5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue 2 of 3 PETITIONER’S SUBMITTAL The petitioner is requesting to subdivide 6 existing lots into 4 lots at 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue in a B4 Regional Mixed-Use Shopping zoning district. Lot 1 will contain the proposed Chase Bank (case 2024-29P). Lot 2 will contain Cava limited service restaurant and its associated drive-through (case 2024-27P) and First Watch limited service restaurant. Lot 3 will contain the existing multi-tenant industrial building at 5404-5418 Touhy Avenue. Lot 4 will contain the vacant industrial building at 7235 Linder Avenue. No dedications for right-of-way are being proposed in conjunction with the subdivision. STAFF ANALYSIS AND RECOMMENDATIONS Staff recommends that the petitioner’s request to subdivide 6 existing lots into 4 lots at 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue in a B4 Regional Mixed-Use Shopping zoning district be APPROVED subject to the conditions listed below. The subdivision will enable the petitioner to place each existing and proposed building within its own lot to allow for the possible transfer of ownership of the lots in the future. The subdivision will meet all requirements of the Village Code and Map Data Policy. RECOMMENDED SUBDIVISION CONDITIONS 1. The Linder-Touhy Subdivision shall be effective upon its recording by the Village in the Office of the Recorder of Deeds of Cook County, Illinois. 2. All monuments must be set no later than 1 year after the date of the recording of the plat. 3. The petitioner must submit to the Planning Division electronic files of the plat of subdivision in approved and finalized form. The files must be scaled drawing files in AutoCAD format (version 2010 or older). The drawings must be formatted to SPCS, NAD83, HARN 2007, with SPCS north being straight up, and the primary units in U.S. Survey Feet. All elements must be contained within a single file, no XREF or PDF attachment files shall be used. 4. The petitioner must comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. ATTACHMENTS 1. Linder-Touhy Subdivision, dated August 30, 2024 2. Plat of Survey, dated July 17, 2024 3. Aerial and Zoning Map, dated August 23, 2024 VOSDOCS-#621600-v1-Staff_Report_-_2024-25P_-_Subdivision__5404- 5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue 3 of 3  GRAPHIC SCALE LINDER-TOUHY SUBDIVISION BEING A SUBDIVISION OF PART OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 28, • TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE THIRD PRINCiPAL MERiDIAN, !N COOK COUNT/, ILLINOIS, PINS: 10.29-312-022-0000 lft-28-312-023-0000 10-2MU.02WOOB tO-lM 12.028-0000 10-SB-312-029-000(1 10-Z8-312.TO&-0000 This plat is to be recorded by the Viflage ofStokie, ! forthe under^Egned. CONCRETE MONUMENT MORTH ONE OF THE SOUTH 435.0B' OT THE SOUTHWEST QUASTER OF SeCTQN 2S-4.1-1.3 Upon recordation return this plat to; TO BE SET Corporation Counsel SS9-42'49"E ViiiageofSfcokie W 612.65' 5127 Oakton Street Skok]e,IL60077 (o) 17G.OO' 331.95' 5 89'4Z'4S" E AREA ±63,066 SQ. FT OR ±1.447 AC. Q < 0 Q; „• LEGAL DESCRtPTtON OF THE PROPERTY TO BE SUBOIVIDEO pl 0£ 5; PARCEL 1 y Is THE WEST 176 FEET OF THE EAST 284 FEET OF THE SOlfTH 495 FEET OF LOT 3 z ^ THE WEST HALF OF THE SOUTHWEST QUARTCR OF SECTION 28, TOWNSHIP 41 NORTH. RANSE 13 EAST OF THE THIftO PRINCIPAL AREA ±150,167 SO, FT. OR ±3.447 AC LU £e> MERIDIAN: o !° 159.43' ?122.96' PARCEL 2. THE &i£T HALF (D<CEPT THE WEST 68 FEET THEREOF) OF THAT PART S 89'42'49" E C1 N 89-42'49 Ld LYING BETWEEN THE EAST LIME OF THE WEST 220 FEET AND THE WEST ARC. 33,16' LINE OF THE EAST 264 FEET OF THE SOUTH 495 FEETOF THE WEST RAD. 54.00' HALF OF THE SOUTHWEST QUARTER OF SECTiON 28. TOWNSHiP 41 CH. 32.64' NORTH, RANGE 13 EAST OF TtiETHIRD PRINCiPAL MERIDIAN; CM. BRG. S 25'28'QI" W PARCEL 3. THE EAST S8 FEET OF THE SOUTH 495 FEET OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 26. TOWNSHIP41 NORTH. RANGE 13 EAST OF THE THIRD PRiNCiPAL MERIDIAN. AREA ±29,167 SO. FT AREA ±30,116 SQ. FT. OR ±0,669 AC. (EXCEPT FROM THE ABOVE DESCRIBED PARCELS THE SOUTH SO FRET OR ±0,631 AC. ARC. 46.18' THERGOF), ALL IN COOK COUNTC, ILLINOIS. IN THE MANNER RAD, 57.00' REPRESENTED ON THE PLAT HEREON DRAWN. CH, 44.93' CH. SRS. S zns'02" W CONTAiNING 272,516 SQUARE FEET OR 6.258 ACRES. MORE OR LESS. =i£ ARC- 5.08' ; in", R AD, B. 00' CH. 5.00' CH, SRQ. N lfi-29'24 ARC, 36. B5' RAD. 58.00' CONCRETE MONUMCNT CM. 36,24' /~"!0 BE SET CH, BRG. N 1S'Z9'24" E S S9-42'49" £ ° cn 103.96' - 3:2 (") 612.16' N89'42'49"W NOT INCLUDED •SOUTH UNE OF THE SOUTHWEST QUARTER OF SECTION 2&-41-13 HERETOFORE DEDICATED (RECORO 100 FT. PUBLIC R.CLW.) REVISED AUGUST 30,2024 PER EMAIL DATED B09C4 (SB) ^ REVISED JULY 12.2024 PER EMAIL DATED 6/1904(BB) BENCH MARK ) BY: LWWRTOUNtU.C TOLW MSMS t LltBCT A»E»IW HQRiZONTAL DATUM NADB3<2011) ^' VERTICAL DATUM NGVD 88 (2C12A) GREMLEY &,8_!EOERhWiN <yiU^ IN REFERENCE TO A CORS (Continue SURVEY NOTES; SYMBOL LEGEND sly Operating Reference Station} NETUVORK FLCS, CnHRKutam ^ MA[NTA!MEO BY KARA COMPANY. * CROSS NOTCH bEBSE Nil. lU-KSS? ftWSMNU HW ^JWKW MONUMENTATiON AT ALL LOT CORNERS INDICATEO BY SYMBOL OR NOTAT!ON ESTABLISHED PRIOR TO PLAT RECORDATION. 0 IRON PIPE OR MAG NAILAS NOTED 1SU5 WCtTH ELSim AlBUE, CNUSt, It M(M LATEST INFORMATION INCLUDING POSITIONS AND VELOCIT!ESARE AVAILABLE IN THE <E:(m>tW-S?i Eiun- WFOtn.CS-SwnEU™ COORDINATE AND LOG FILES ACCESSIBLE BY ANOMYMOUS FTP OR THE WORLDWIDE DCONCflCTE MONUMENT WE& IRON PIPE IS TO BE SET AT REMAINING LOT CORNERS AFTER PtAT RECORDATiON UNLESS OTHEFWISE WDICATEOOR NOTED HEREON ABBREV!ATtONS 2024-32035-001 1 OF 2 FFPCORS.NQSKOAA.GOVCQRSreOORO AND COSS/STATION LOG HTTP:UVWWV.NGS.NOAA.GQV/CORS NO DIMENSIONS SHALL BE ASSUMES BY SCALE MEASUREMENT UPON THIS PtAT- R.O.W, - RIGHT OF WAY I \CAQ\2022\2a22~3DS3G\20(24-3Z035'"0[n.d»g HTTP./MMW.KARACO.COM 2024-25P - Subdivision: 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue Legend Zoning and Development Zoning B3: Business B4: Regional Shopping M1: Office Assembly Industry Staff Report 2024-26P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, September 19, 2024 To: Paul Luke, Chairman, Skokie Plan Commission From: Jose Acosta, Planning Coordinator Re: 2024-26P: Site Plan Approval 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue Related Cases – 2024-25P: Subdivision 2024-27P: Special Use Permit 2024-28P: Parking Determination 2024-29P: Special Use Permit General Information Location 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue Purpose To request site plan approval for a 4-lot planned development at 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue in a B4 Regional Mixed-Use Shopping zoning district that includes 2 industrial buildings, a limited-service restaurant, a limited-service restaurant with drive-through, a bank with a drive-in facility, shared surface parking, and storm water detention; relief from §118-144(2) to allow parking within the required 25’ minimum front yard along an Illinois State Route frontage and within the required 25’ minimum side yard in a B4 zoning district; and any other relief that may be discovered during the review of this case. Petitioner Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July 16, 1962 and Known as Trust No. 17677, on behalf of Linder Touhy, LLC Size of Site 272,516 square feet (6.256 acres) with frontage on Touhy Avenue and Linder Avenue Existing Zoning & B4 Regional Mixed-Use Shopping – multi-tenant industrial Land Use building containing a hardware store, a medical equipment manufacturing business, and a vacant industrial space; vacant industrial buildings Adjacent Zoning & North M1 Office Assembly Industry – primary metal Land Use manufacturing, police station VOSDOCS-#621669-v1-Staff_Report_-_2024-26P_-_Site_Plan_Approval__5404- 5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue 1 of 8  South B4 Regional Mixed-Use Shopping – retail, limited and full-service restaurants East M2 Office Assembly Industry – limited service restaurant with outdoor dining, car dealer, hand car wash, automotive repair facility B3 Business – limited service restaurant with drive- through West B3 Business – thrift shop, limited service restaurant with drive-through and outdoor dining Comprehensive Plan The site is designated as manufacturing/service employment. SITE INFORMATION  The site contains a multi-tenant industrial building and two vacant industrial buildings.  The subject site is accessible by vehicle from Touhy Avenue and Linder Avenue.  Overhead utilities run in a north-south direction along the west side of the 5404- 5418 Touhy Avenue property and in a north-south direction along the east side of the 5404-5418 Touhy Avenue building. Overhead utilities also run in an east-west direction to the north of the subject site. Complete Streets  A public sidewalk is present along Touhy Avenue. A public sidewalk is also present along Linder Avenue adjacent to 5440 Touhy Avenue. No public sidewalk is present adjacent to 7235 Linder Avenue.  Linder Avenue is a designated future bike route.  Niles Center Road/Carpenter Road is indicated as having a bike lane in the long term.  No bicycle parking is presently available at the subject site.  The subject site is directly served by the Pace 290 Touhy Avenue bus route. The Pace 225 Central-Howard and Pace 226 Oakton Street buses run along Niles Center Road/Carpenter Road, a half block to the east of the subject site. The Pace 411 West Niles Local bus runs along Central Avenue, 1 block to the west of the subject site.  The Oakton-Skokie CTA Station is located 1 mile to the northeast of the subject site. VOSDOCS-#621669-v1-Staff_Report_-_2024-26P_-_Site_Plan_Approval__5404- 5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue 2 of 8   The subject site is within walking distance of residential neighborhoods, retail, services, a hotel, and a park.  Pedestrian access to the subject site is available from Touhy Avenue and Linder Avenue. PETITIONER’S SUBMITTAL The petitioner is requesting site plan approval for a 4-lot planned development at 5404- 5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue in a B4 Regional Mixed-Use Shopping zoning district that includes 2 industrial buildings, a limited-service restaurant, a limited-service restaurant with drive-through, a bank with a drive-in facility, shared surface parking, and storm water detention; relief from §118-145(2) to allow parking within the required 25’ minimum front yard along an Illinois State Route frontage and within the required 25’ minimum side yard in a B4 zoning district; and any other relief that may be discovered during the review of this case. With regards to the proposal, the petitioner explains that: On behalf of our client, Linder Touhy LLC ("Applicant"), we submit this Statement of Effects in accordance with the requirements for Planned Development and Site Plan Approval by the Village of Skokie Plan Commission. This Statement of Effects summarizes the impacts of the Applicant's proposal for site plan approval for the property located at 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue ("Property"). The proposed Site Plan consists of two existing light industrial buildings and anticipates constructing two new, freestanding commercial buildings (collectively, the "Proposed Development"). The Proposed Development consists of three sections, each with distinct yet complimentary uses as they relate to each other, all within the existing B4 Zoning District. The plan for the southwest portion of the Property (at the corner of Touhy and Linder) contemplates two new commercial buildings which will be situated adjacent to each other and constructed simultaneously, both facing Touhy Avenue. The western building ("Building A") will be a 3,384 gross square foot commercial bank with an ATM drive-through along its northern façade, hidden from Touhy Avenue. The bank use contemplates 33 parking spaces, including two handicapped spaces, which exceed Village requirements. The eastern building ("Building B") will be a 6,544 gross square foot retail building, divided into a 2,511 gross square foot space ("Tenant 1") and a 3,950 gross square foot space ("Tenant 2"), each occupied by a limited service restaurant, and each with a small outdoor patio. A drive through will serve Tenant 1, situated on the west side of the building between buildings A and B. Building B will provide 57 parking spaces, meeting the parking requirements outlined in the Village Code. The northwestern portion of the Property is currently improved with a vacant, 23,885 gross square feet single-story manufacturing building ("Building D") with 53 parking spaces. While no use is currently planned for Building D, the Proposed Development involves demolition and improvements to the utility infrastructure, stormwater detention, and associated site concrete. At the time that the use for Building D is determined, the Applicant will engage the Village to amend the Planned Development as appropriate. Finally, the eastern half of the Property is improved with an existing 67,410 gross square foot VOSDOCS-#621669-v1-Staff_Report_-_2024-26P_-_Site_Plan_Approval__5404- 5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue 3 of 8  building ("Building C") occupied by long-standing tenants with light manufacturing, office and retail uses: The Tile Shop and the medical device manufacturer Uresil, and approximately 23,885 gross square feet of vacant space. The existing uses are legal nonconforming uses, having been established before the Property was rezoned in 2022. This application does not propose any change of uses for Building C. However, relief is requested pursuant to Sec. 118- 255 of the Village Code to allow these uses to remain as part of the Planned Development. The Building C tenants have expressed interest in expanding their respective facilities. Should those plans be realized or a new tenant seeks to occupy the space, the Applicant will work with the Village to accommodate the tenants' goals as appropriate and as provided by the procedures for relief in Sec. 118-255 of the Village Code STAFF ANALYSIS AND RECOMMENDATIONS Staff recommends that the petitioner’s request for site plan approval for a 4-lot planned development at 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue in a B4 Regional Mixed-Use Shopping zoning district be APPROVED, subject to the recommended conditions and attached Proposed Findings of Fact. Staff further recommends that the following items of relief be incorporated in the new Site Plan Approval: 1. §118-145(2) to allow parking within the required 25’ minimum side yard in a B4 zoning district 2. §82-28(b)(1)(c) to provide an additional wall sign on a façade not abutting a street where an occupant abuts two or more streets, and to provide more than one wall sign for each occupant in the development. Traffic Engineering staff is recommending that changes be made to the existing traffic signal at the intersection of Touhy Avenue and the eastern Village Crossing shopping center entrance. Staff suggests modifying the traffic signal to provide a protected- permissive left turn phase based on the Traffic Impact Study conducted for the site and the analysis of the projected volume the site will attract. Staff noted that an IDOT permit is required prior to construction due to the recommendation to add-permissive southbound left-turn phase at the intersection of Touhy Avenue and Village Crossing entrance. Village staff also recommends adding high visibility crosswalks to this intersection. The petitioner has stated that they have requested IDOT review of the site plan and will incorporate any traffic management, driveway, or intersection improvements that the agency recommends, including reconfiguring the existing traffic signal at the intersection of Touhy Avenue and the eastern Village Crossing shopping center entrance. Staff will require any modifications made to the proposed architectural site plan during IDOT review, the petitioner is subject to Modified Review or additional Plan Commission review. Engineering staff noted some inconsistencies in the stormwater report, specifically regarding the incorrect address listed on the report and the mismatching required volume control storage listed on the plans. The required volume control storage is listed VOSDOCS-#621669-v1-Staff_Report_-_2024-26P_-_Site_Plan_Approval__5404- 5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue 4 of 8 at 6,244 CF (p.5) and on plans (sheet 19) required volume control storage is listed as 6,236 CF. Staff requests that the petitioner either correct the plans or update the stormwater report. If MWRD determines that the development does not qualify for a site constraint and requires additional volume control design elements, the Village must review the stormwater report and plans again to determine that there are no significant changes to the approved site plan and local stormwater requirements are still met. Subsequent to the petitioner’s filing for the case, Planning staff determined that relief is not required to allow parking in the required 25’ minimum front yard along an Illinois State Route frontage. Per §118-217(d)(1) of the Village Code, parking is permitted in a required front yard in the B4 regional shopping district. Relief will still be required from §118-145(2) in order to allow parking in the side yard. Staff identified that relief will be required from § 82-26(b)(1)(c) to provide an additional wall sign on a façade not abutting a street where an occupant abuts two or more streets and to provide more than one wall sign for each occupant in the development. The first section of relief applies to Chase Bank as they are proposing signage within the interior of the lot on the elevation that faces east towards the proposed Cava and First Watch restaurants. The second section of relief applies to Cava and First Watch as the building elevations show more than one wall sign for each restaurant. APPEARANCE COMMISSION The petitioner received a Certificate of Appropriateness for the proposed building elevations at the August 14th, 2024, Appearance Commission meeting. ATTACHMENTS 1. Recommended Conditions for 2024-26P 2. Proposed Positive Findings of Fact for 2024-26P 3. Proposed Architectural Site Plan, dated July 29, 2024 4. Overall Landscape Plan, dated July 29, 2024 5. Elevations (Building B), dated July 29, 2024 6. Perspective (Building B), dated July 29, 2024 7. Chase Bank Prototypical Exterior Elevations, dated July 29, 2024 8. Chase Bank Prototypical Exterior Renderings, dated July 29, 2024 9. Floor Plan (Building B), dated July 29, 2024 10. Fire Truck Turning Exhibit, dated July 12, 2024 11. Plat of Survey, dated September 30, 2023 12. Aerial and Zoning Map, dated August 23, 2024 VOSDOCS-#621669-v1-Staff_Report_-_2024-26P_-_Site_Plan_Approval__5404- 5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue 5 of 8 Recommended Conditions 2024-26P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, September 19, 2024 1. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved Proposed Architectural Site Plan, dated <insert date of final approved plan>, Elevations (Building B), dated <insert date of final approved plan>, Perspective (Building B), dated <insert date of final approved plan>, Chase Bank Prototypical Exterior Elevations, dated <insert date of final approved plan>, Chase Bank Prototypical Exterior Renderings, dated <insert date of final approved plan>, Floor Plan (Building B), dated <insert date of final approved plan>, and Fire Truck Turning Exhibit, dated <insert date of final approved plan>; 2. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department: 1. Confirmation of IDOT approval. 2. Confirmation of MWRD approval. 3. Prior to the hearing before the Board of Trustees, the petitioner must submit a revised Architectural Site Plan to show the location of trash receptacles near outdoor dining areas and the location of bicycle parking on site. 4. Any outdoor sound systems shall at all times maintain audio levels that are compliant with the Skokie Village Code. (Standard) 5. 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; 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 240 off-street vehicle parking spaces including 10 handicapped parking space, and a minimum of 2 bicycle parking spaces, as indicated on the architectural site plan dated July 29, 2024; 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; VOSDOCS-#621669-v1-Staff_Report_-_2024-26P_-_Site_Plan_Approval__5404- 5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue 6 of 8 11. The petitioner shall submit to the Planning Division electronic files of the site, landscape, and floor plans in their approved and finalized form. 12. The owner of every occupied commercial premises used for the sale of packaged or prepared food and the sale of automotive products shall supply at least one approved covered container for litter at the main entrance to the premises for use by customers. The owner of the premises shall be responsible for the removal of litter every four hours. 13. A screened garbage corral with an impermeable surface shall be provided to contain all dumpsters. 14. At least once during every 4 hours of operation and before opening and closing of the business, employees shall patrol the Subject Property and clear it of debris. 15. Barriers, fencing, landscaping, and other features shall be utilized to define the outdoor dining area. 16. Use of the area shall be limited to between 8:00 AM and 10:00 PM, but not longer than the posted operational hours of the associated food service facility. 17. Dates of operation for outdoor dining areas shall be limited to between April 1 and October 31 in a calendar year. 18. The outdoor dining area shall be exempt from the parking regulations if used or set up less than 7 months in a calendar year. 19. All food preparation must take place inside the associated food service establishment. 20. Adequate refuse disposal shall exist as determined by the Health Department. 21. Advertising or promotional features shall be limited to umbrellas or canopies. 22. All applicable village and state health requirements shall be met. 23. Dining areas will be reviewed each year during the annual restaurant inspection. The outdoor dining permit may be revoked by the Village Manager at any time on 14 days' notice for failure to comply with the regulations set forth in this subsection. 24. The outdoor dining area shall not be enclosed on more than two sides with walls if roofed over. 25. The outdoor dining area must be located on a surface approved by the Village Manager or designee. 26. The outdoor dining area shall not be located in a required parking space or block a public sidewalk. 27. The outdoor dining shall be on the same lot or within a development that received site plan approval as its associated food service establishment. 28. An outdoor dining area shall not be located within a 15-foot sight distance triangle or within 3’ from any public alley. VOSDOCS-#621669-v1-Staff_Report_-_2024-26P_-_Site_Plan_Approval__5404- 5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue 7 of 8 Proposed Positive Findings of Fact 2024-26P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, September 19, 2024 Consideration Finding The request is harmonious with and does not The request will be harmonious with and will adversely affect adjacent properties. not adversely affect adjacent properties as long as the conditions of the planned development for site plan approval are met. The request can demonstrate that adequate The request will have adequate public public facilities, including roads, drainage, facilities, including roads, drainage, utilities, utilities, and police and fire protection exist or and police and fire protection, which exist or will exist to serve the requested use at the time will exist to serve the requested use at the such facilities are needed. time such facilities are needed. The request demonstrates adequate provision The request will have adequate provisions for for maintenance of the associated structures. maintenance of the associated structures. The request has considered and, to the degree No adverse effects on the natural possible, addressed the adverse effects on the environment are anticipated natural environment. The request will not create undue traffic It is not anticipated that the request will congestion. create undue traffic congestion. The request will not adversely affect public Public health, safety, and welfare will not be health, safety, and welfare. adversely affected by the request. The request conforms to all applicable The request will conform to all applicable provisions of this code, except where relief is provisions of this code, except where two granted with the request. items of relief are being granted with the request. Additional Considerations for Planned Finding Developments The proposed use of the particular site, The proposed use of this site is desirable to including any exceptions to use, shall be shown provide a service, amenity, or facility that will as necessary or desirable to provide a service, contribute to the general well-being of the amenity, or facility that will contribute to the surrounding area. general well-being of the surrounding area. Under the circumstances of the particular case, The proposed planned development will not the proposed use will not be detrimental to the create an environment that is detrimental to health, safety, or general welfare of persons the health, safety, or general welfare of residing within or in the vicinity of the PD. persons residing within it or its vicinity. VOSDOCS-#621669-v1-Staff_Report_-_2024-26P_-_Site_Plan_Approval__5404- 5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue 8 of 8  BUILDING SUMMARY 25' BUILDING SETBACK PER SKOKIE ORDINANCE NO. 2022-22P B4 REGIONAL MIXED-USE SHOPPING DISTRICT PERMITTED USES (PER APPENDIX A USE TABLE): • BANK, CREDIT UNION, OR OTHER SAVINGS BUILDING D (EXISTING) INSTITUTION, INCLUDING CURRENCY EXCHANGES BUILDING C (EXISTING) 23,885 GSF • RESTAURANT, LIMITED SERVICE—WITHOUT DRIVE- TENANT 3: 34,152 GSF 21,497 NSF (90% EFFICIENCY) THROUGH SITE 30,737 NSF (90% EFFICIENCY) LIGHTING, 7 1 PARKING SPACE PER 600 NSF 16 TYP. SPECIAL USES (PER APPENDIX A USE TABLE): 15' BUILDING SETBACK EXTEND 1 PARKING SPACE PER 600 NSF PUBLIC (MANUFACTURTING USES) 5 7 • RESTAURANT, LIMITED SERVICE WITH DRIVE- WALK (MANUFACTURTING USES) NORTH 36 PARKING SPACE REQUIRED THROUGH (EXCEPT CARRYOUT RESTAURANTS) 8' - 5" 25' - 8" 18' - 0" 18' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2" 52 PARKING SPACE REQUIRED BUILDING DIMENSIONAL REQUIREMENTS (PER SEC 118-145) B4 REGIONAL MIXED-USE SHOPPING DISTRICT EXISTING TREE 3 ALLOWED PROPOSED TO REMAIN BUILDING HEIGHT: 175' 22' (BUILDING A) 18' - 0" 10' - 7" 18' - 0" 11' - 7" LINDER AVE. 175' 25' (BUILDING B) 21 16 FRONT YARD SETBACK 8 ILLINOIS STATE ROUTE: 25' 72'-4" 14'x12' TRASH FRONT YARD SETBACK PROPOSED 24' - 0" PROPOSED 14'x12' TRASH 24' - 0" PROPOSED BUILDING C (EXISTING) DIRECTIONAL SIGN DIRECTIONAL SIGN 14'x20' TRASH DIRECTIONAL SIGN TENANT 2: 13,000 GSF ALL OTHERS STREETS: 15' 64'-3" 25' BUILDING SETBACK 11,700 NSF (90% EFFICIENCY) SIDE YARD SETBACK: 25' 372'-0" 20' - 6" 3 25' - 10" 4 9' - 0" REAR YARD SETBACK: 25' 280'-6" 16' - 0" 2' - 0" 10 FUTURE 1 PARKING SPACE PER 600 NSF 12' - 0" 25' - 0" (MANUFACTURTING USES) 8' - 0" 16' - 0" 24' - 0" PARKING SUMMARY ATM OUTDOOR 7' - 0" PATIO: 543 SF 20 PARKING SPACE REQUIRED 9' - 0" 4 T 10 BUILDING A: NEW BANK - 3,384 GSF / 3,046 NSF BANKS AND OTHER FINANCIAL INSTITUTIONS, WALK-IN: 1 PARKING BUILDING C (EXISTING) SPACE FOR EACH 300 SF OF NET FLOOR AREA. TENANT 1: 20,258 GSF 3 REQUIRED PROPOSED 16' - 0" 24' - 0" 89' - 4" 80' - 0" 14' - 0" 114' - 0" 7' - 8" 16' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2" 11 SPACES 33 SPACES (31 + 2 HC) 18,233 NSF (90% EFFICIENCY) 37 8' - 0" 2' - 0" BUILDING A: BUILDING B: 4 2 SITE LIGHTING, 3,384 GSF 6,544 GSF 6'x12' BIKE 1 PARKING SPACE PER 1500 NSF BUILDING B: NEW RESTAURANT - 6,544 GSF / 5,650 NSF PARKING: FOOD ESTABLISHMENTS: 1 PARKING SPACE FOR EACH 100 SF OF 73' - 0" 1 PARKING SPACE PER EMPLOYEE TYP. 8' - 0" (3) BIKE RACKS 13 (6) SPACES (CONSTRUCTION MATERIAL SALES) NET FLOOR AREA 6'x8' BIKE 23 PARKING SPACE REQUIRED REQUIRED PROPOSED 16' - 0"8' - 0" 16' - 0"8' - 0" PARKING: 57 SPACES 57 SPACES (54 + 3 HC) (2) BIKE RACKS 6'x8' BIKE 4 2 1 3 9' - 0" 8' - 0"8' - 0"2 (4) SPACES 4 4 PARKING: BUILDING C: EXISTING MULTI-TENANT - 67,410 GSF / 60,670 NSF (2) BIKE RACKS OUTDOOR PROPOSED EXISTING SITE REQUIRED PROPOSED (4) SPACES 24' - 0" PATIO: 256 SF 24' - 0" GROUND SIGN 1 24' - 0" GROUND SIGN LIGHTING, 4 PER SEC.82-28.C.B TO BE REMOVED TYP. 95 SPACES 97 SPACES (92 + 5 HC) 25' BUILDING SETBACK 16' - 0" 10 2' - 0" 11 16' - 0" 2' - 0" 12 16' - 0" 2' - 0" 10 BUILDING D: EXISTING VACANT - 23,885 GSF / 21,497 NSF REQUIRED PROPOSED PROPOSED 8' - 0" 4' - 2" 36 SPACES 53 SPACES GROUND SIGN 2 PER SEC.82-28.C.B EXISTING TREES TO REMAIN, EXISTING TREES TO REMAIN, TYP. SEE LANDSCAPE PLAN OVERALL DEVELOPMENT TYP. SEE LANDSCAPE PLAN FOR NEW PLANTINGS TOUHY AVE. FOR NEW PLANTINGS REQUIRED PROPOSED 199 SPACES 240 SPACES EXISTING TRAFFIC SIGNAL ARCHITECTURAL SITE PLAN 1 SCALE: 1" = 60'-0" 1 728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH 6&$/(   PROPOSED '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ 352-(&7     ARCHITECTURAL SITE PLAN  3URMHFW   9 8 7 6 5 4 3 2 1 TREE PROTECTION NOTES 1. BEFORE ANY EXCAVATION, CALL TO LOCATE ANY EXISTING UTILITIES ON THE SITE. THE G CONTRACTOR SHALL FAMILIARIZE HIM/HERSELF WITH THE LOCATIONS OF ALL BURIED UTILITIES IN G THE AREAS OF WORK BEFORE STARTING OPERATIONS. THE CONTRACTOR SHALL BE LIABLE FOR THE COST OF REPAIRING OR REPLACING ANY BURIED CONDUITS, CABLES OR PIPING DAMAGED DURING THE INSTALLATION OF THIS WORK. 2. FOUR FOOT HIGH SNOW FENCING OR OTHER RIGID MATERIAL IS TO BE ERECTED AROUND THE DRIPLINE OF ALL TREES TO BE SAVED IN ACCORDANCE WITH THE SKOKIE ZONING ORDINANCE. 3. A TREE REMOVAL PERMIT MUST BE OBTAINED FROM THE PLANNING OFFICE PRIOR TO ALL TREE EXISTING REMOVAL ACTIVITY INVOLVING TREES SIX (6) INCHES OR MORE D.B.H. IN ACCORDANCE WITH BUILDING [MUNICIPALITY] ZONING ORDINANCE. 4. TREES TO BE REMOVED MUST BE MARKED IN THE FIELD WITH RED PAINT OR FLAGS AND INSPECTED BY THE SKOKIE FORESTRY OFFICE PRIOR TO ANY TREES BEING REMOVED. F F 5. IF NECESSARY TO CONDUCT WORK OR DIGGING WITHIN THE ROOT ZONE OF TREES TO REMAIN, THE LANDSCAPE ARCHITECT MUST BE NOTIFIED AND ADDITIONAL PROTECTIVE MEASURES, SUCH AS ROOT PRUNING OR BRIDGING, MUST BE EMPLOYED BY A LICENSED TREE SERVICE. EXISTING TREE TO BE REMOVED (TYP) 6. PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND UTILITIES TO REMAIN FROM DAMAGE CAUSED BY SETTLEMENT, LATERAL MOVEMENT, UNDERMINING, WASHOUTS AND OTHER HAZARDS CAUSED BY 5781 SITE IMPROVEMENT OPERATIONS. 5777 5780 7. CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL EXISTING TREES TO REMAIN. PREVENT ANY NORTH LINDER AVENUE TREE PROTECTION 5779 DISTURBANCE OF EXISTING TREES INCLUDING ROOT ZONES. USE TREE PROTECTION BARRICADES FENCING (TYP) EXISTING 5778 WHERE INDICATED. PROTECT EXISTING TREES TO REMAIN AGAINST UNNECESSARY CUTTING, BUILDING BREAKING OR SKINNING OF ROOTS, BRUISING OF BARK OR SMOTHERING OF TREES. DRIVING, EXISTING TREE TO PARKING, DUMPING, STOCKPILING AND/OR STORAGE OF VEHICLES, EQUIPMENT, SUPPLIES, REMAIN (TYP) MATERIALS OR DEBRIS ON TOP THE ROOT ZONES AND/OR WITHIN THE DRIPLINE OF EXISTING TREES E E OR OTHER PLANT MATERIAL TO REMAIN IS STRICTLY PROHIBITED. 5776 5782 8. EXERCISE CAUTION WHEN WORKING AND DIGGING NEAR TREES LOCATED ON ADJACENT PROPERTY. 9. THE CONTRACTOR AT ALL TIMES SHALL KEEP THE PREMISES ON WHICH WORK IS BEING DONE, CLEAR OF RUBBISH AND DEBRIS. ALL PAVEMENT AND DEBRIS REMOVED FROM THE SITE SHALL BE 5775 O NO 5774 DISPOSED OF LEGALLY. N ST T 10. ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL APPLICABLE FEDERAL, STATE AND LOCAL CODES AND ORDINANCES. R FO U R 5783 C TI 11. TREE INVENTORY CONDUCTED BY DAVE COULTER LICENSED ARBORIST #IL-0094 O 5773 12. EXISTING TREES HAVE BEEN LOCATED WITH GIS COORDINATES. LOCATIONS ARE APPROXIMATE BUT N D ACCURATE. FIELD VERIFICATION IS RECOMMENDED PRIOR TO REMOVAL ACTIVITY. C D PROPOSED PROPOSED BUILDING 5772 BUILDING 5784 5805 5808 5806 5804 5807 5803 5787 C 5790 C 5802 5789 5788 5815 5812 5809 5786 5814 5801 EXISTING TREE 5791 5785 Architects 5813 5810 5793 5792 TREE PROTECTION TO BE REMOVED TREE PROTECTION 5811 5794 FENCING (TYP) (TYP) FENCING (TYP) WEST TOUHY AVENUE EXISTING TREE TO EXISTING TREE TO REMAIN (TYP) OKW REMAIN (TYP) Architects 600 West Jackson Blvd Chicago, IL 60661 N T 312.798.7700 B B F 312.798.7777 www.okwarchitects.com TREE PRESERVATION PLAN EXISTING TREES TO BE PRESERVED TREE DRIPLINE SCALE: 1" = 30'-0" 0 15' 30' 60' TOUHY & LINDER COMMERCIAL SNOW FENCE PLACED 1' OUTSIDE OF DRIPLINE DEVELOPMENT SKOKIE, IL TREE DRIPLINE EXISTING TREES TO BE PRESERVED TREE PRESERVATION PLAN SNOW FENCE 1' OUTSIDE TREE INVENTORY & DRIPLINE TREE REMOVAL NOTES A A DRAWN BY: DJW CHECKED: KMT TREE FENCING DETAIL c 2024 OKW ARCHITECTS DATE: SHEET NO.: PROJ. NO.: TP1.0 9 8 7 6 5 4 3 2 1  9 8 7 6 5 4 3 2 1 G G SEE SHEET L1.1 2-GTI 250-ef 2-LIT F F EXISTING 2-PLA BUILDING 2-TAR 250-ef EXISTING LANDSCAPING AT BUILDING D 2-UCU TO REMAIN E 1-UCU E NORTH LINDER AVENUE 250-ef EXISTING BUILDING SEE SHEET L1.1 R ION MOWED TURF FO CT T U 1-AFR O N STR N 5-RK O D 2-UCU C D 5-SP 5-RK MOWED TURF 5-RK PROPOSED 5-SP PROPOSED BUILDING BUILDING 5-RK 125-ef C 1-AFR C 3-QBI 10-ls MONUMENT SIGN 1-CEO 1-CEO 1-AFR 150-ef 50-ef MONUMENT 9-JCM 50-ef 6-JCM 250-ef 100-ef SIGN 5-pv 6-SM 5-rf 5-pv 6-SM 5-ep Architects 20-as 5-pv 6-SM 5-ep 5-pv 6-SM 5-rf 5-rf 5-HP 5-pv 5-ep 5-HP 5-pv 9-nf 5-ep 5-HP 5-pv 5-rf 5-HP 5-pv LANDSCAPE REQUIREMENT SUMMARY 10-nf 6-pv 22-as OKW SITE AREA SF Architects PARKWAY LENGTH (TOUHY AVE) 528 LF 600 West Jackson Blvd Chicago, IL 60661 PARKWAY LENGTH (LINDER AVE) 403 LF T 312.798.7700 B REQUIRED PARKWAY TREES (1:30 LF) 31 B F 312.798.7777 MOWED MOWED EXISTING TREES TO REMAIN 8 www.okwarchitects.com 1-PLA 1-QBI 1-QBI 2-PLA 2-LIT 2-UCU 1-QBI WEST TOUHY AVENUE TURF TURF PROPOSED PARKWAY TREES 22 TOTAL PARKWAY TREES: 31 TOUHY & LINDER PARKING SPACES 168 REQUIRED SHADE TREES (1:15 SPACES) 12 COMMERCIAL PROPOSED SHADE TREES 21 DEVELOPMENT SKOKIE, IL OVERALL LANDSCAPE PLAN KEY N A OVERALL LANDSCAPE PLAN KEY A 0 15' 30' 60' DRAWN BY: DJW CHECKED: KMT SCALE: 1" = 30'-0" c 2024 OKW ARCHITECTS DATE: SHEET NO.: PROJ. NO.: L1.0 9 8 7 6 5 4 3 2 1  9 8 7 6 5 4 3 2 1 3-HA G 1-TAR G 150-ef TURF 1-CK 6-TD 500-ef TURF F F 1-GTI 150-ef 1-CK 6-TD 5-HA TURF 5-TD E 15-nf E 15-nf 8-TD O NO TURF N ST T 150-ef EXISTING BUILDING R FO U R C TI 50-ef 1-CK O 3-JCM N D 1-TAR 5-TON 75-ef 175-ef C D 1-GTI TURF 150-ef TURF 1-GTI 1-QBI 8-AM 150-ef TURF 5-JUS TURF 3-JCM 9-cg TURF 10-RA 150-ef 5-TPG 3-JCM 3-SM TURF C 13-nf 7-TD C 5-AM 3-HP 6-HA 50-ef 5-SP 4-TD 1-CEO 5-AM 13-nf 50-ef TURF Architects 3-SP 5-TD PROPOSED 5-VJ 3-JCM TURF BUILDING PROPOSED TURF BUILDING OKW 4-TD Architects 15-cg 3-VJ 13-nf 600 West Jackson Blvd 1-CEO 7-cg Chicago, IL 60661 T 312.798.7700 B 3-HP B 1-HS F 312.798.7777 8-RA www.okwarchitects.com 5-TD 12-sh 3-SM 7-sh 1-GBI TOUHY & LINDER 5-SM 1-TAR COMMERCIAL 3-JCM TURF 250-ef DEVELOPMENT SKOKIE, IL BUILDING FOUNDATION 150-ef 150-ef 11-RA 1-GBI LANDSCAPE PLANS N A BUILDING A & BUILDING B LANDSCAPE PLAN N BUILDING C FOUNDATION LANDSCAPE PLAN DRAWN BY: DJW CHECKED: KMT A SCALE: 1" = 20'-0" 0 10' 20' 40' c 2024 OKW ARCHITECTS SCALE: 1" = 20'-0" 0 10' 20' 40' DATE: SHEET NO.: PROJ. NO.: L1.1 9 8 7 6 5 4 3 2 1  9 8 7 6 5 4 3 2 1 LANDSCAPE MAINTENANCE SPECIFICATIONS VERTICAL AND TRUE ROTATED FOR BEST GENERAL CONSTRUCTION NOTES SELECTIVE PRUNING APPEARANCE DONE AFTER PLANTING TREE WRAP THE CONTRACTOR SHALL PROVIDE AS A SEPARATE BID, MAINTENANCE FOR A PERIOD OF 1 YEAR AFTER FINAL ACCEPTANCE OF THE PROJECT TREES, SHRUBS, & GROUND COVER (CONT.) TREE SHALL BEAR LANDSCAPING. THE CONTRACTOR MUST BE ABLE TO PROVIDE CONTINUED MAINTENANCE IF REQUESTED BY THE OWNER OR PROVIDE THE NAME OF A SAME RELATION TO 1. REQUIRED LANDSCAPE MATERIAL SHALL SATISFY FINISHED GRADE AS 3" UNIFORM REPUTABLE LANDSCAPE CONTRACTOR WHO CAN PROVIDE MAINTENANCE. MULCHING RELATED TO DEPTH MULCH. ANNUALLY, ALL TREE AND SHRUB BEDS WILL BE PREPARED AND MULCHED, TO A MINIMUM DEPTH OF 3” WITH QUALITY MULCH TO MATCH EXISTING. BED NURSURY GRADE DO NOT MOUND MULCH AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS STANDARDS AROUND TREE TRUNK PREPARATION SHALL INCLUDE REMOVING ALL WEEDS, CLEANING UP SAID BED, EDGING AND CULTIVATING DECAYED MULCH INTO THE SOIL. DEBRIS AND BE STAKED, WRAPPED, WATERED AND MULCHED G ALL LANDSCAPE MAINTENANCE SERVICES SHALL BE PERFORMED BY TRAINED PERSONNEL USING CURRENT, ACCEPTABLE HORTICULTURAL PRACTICES. FROM EDGING IS TO BE REMOVED FROM BEDS WHERE APPLICABLE. IF DEEMED NECESSARY, A PRE-EMERGENT HERBICIDE MAY BE APPLIED TO THE SOIL TAPER TO G TO INHIBIT THE GROWTH OF FUTURE WEEDS. FINISHED GRADE PER ORDINANCE. ALL WORK SHALL BE PERFORMED IN A MANNER THAT MAINTAINS THE ORIGINAL INTENT OF THE LANDSCAPE DESIGN. FINISHED ORGANICALLY MAINTAINED GARDENS SHALL NOT RECEIVE ANY PRE-EMERGENT HERBICIDES. MULCH IN EXCESS OF 4” WILL BE REMOVED FROM THE BED CONSTRUCT 3" GRADE ALL CHEMICAL APPLICATIONS SHALL BE PERFORMED IN ACCORDANCE WITH CURRENT COUNTY, STATE AND FEDERAL LAWS, USING EPA REGISTERED AREAS. SPECIAL CARE SHALL BE TAKEN IN THE MULCHING OPERATION NOT TO OVER-MULCH OR COVER THE BASE OF TREES AND SHRUBS. THIS CAN BE SAUCER AROUND PLANT PIT MULCH FOLLOWS DRIPLINE 5' MULCH BED 2. BEFORE ANY EXCAVATION ON THE SITE, CALL TO MATERIALS AND METHODS OF APPLICATION. THESE APPLICATIONS SHALL BE PERFORMED UNDER THE SUPERVISION OF A LICENSED CERTIFIED DETRIMENTAL TO THE HEALTH OF THE PLANTS. FOR EVERGREENS FOR SHADE TREES APPLICATOR. LOCATE ANY EXISTING UTILITIES ON THE SITE. THE WEEDING CONTRACTOR SHALL FAMILIARIZE HIM/HERSELF WITH APPROVALS ALL BEDS SHALL BE WEEDED ON A CONTINUOUS BASIS THROUGHOUT THE GROWING SEASON TO MAINTAIN A NEAT APPEARANCE AT ALL TIMES. SOIL MIX THE LOCATIONS OF ALL BURIED UTILITIES IN THE AREAS ANY WORK PERFORMED IN ADDITION TO THAT WHICH IS OUTLINED IN THE CONTRACT SHALL ONLY BE DONE UPON WRITTEN APPROVAL BY THE OWNER’S TREE BALL TO 6" MIN. REMAIN INTACT REPRESENTATIVE. PRE-EMERGENT (SOIL-APPLIED) AND POST-EMERGENT (FOLIAR-APPLIED) HERBICIDES SHALL BE USED WHERE AND WHEN APPLICABLE AND IN LEVELING & COMPLETELY OF WORK BEFORE STARTING OPERATIONS. THE ACCORDANCE WITH THE PRODUCT’S LABEL. COURSE COVERED WITH ALL SEASONAL COLOR SELECTIONS SHALL BE APPROVED BY THE OWNER’S REPRESENTATIVE PRIOR TO ORDERING AND INSTALLATION. SPECIFIED SOIL CONTRACTOR SHALL BE LIABLE FOR THE COST OF SCARIFY AND LOOSEN EDGES OF MIX AND/OR MULCH INSECT & DISEASE CONTROL: TREES, SHRUBS & GROUNDCOVER TREE PIT TO ENCOURAGE NEW REPAIRING OR REPLACING ANY BURIED CONDUITS, SOIL TESTING ROOT PENETRATION THE MAINTENANCE CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING THE LANDSCAPE SITE ON A REGULAR BASIS. THE MONITORING CABLES OR PIPING DAMAGED DURING THE THE MAINTENANCE CONTRACTOR SHALL PERFORM SOIL TESTS AS NEEDED TO IDENTIFY ANY IMBALANCES OR DEFICIENCIES CAUSING PLANT MATERIAL FREQUENCY SHALL BE MONTHLY EXCEPT FOR GROWING SEASON, WHICH WILL BE EVERY OTHER WEEK. TRAINED PERSONNEL SHALL MONITOR FOR DECLINE. THE OWNER SHALL BE NOTIFIED OF THE RECOMMENDATION FOR APPROVAL, AND THE NECESSARY CORRECTIONS MADE AT AN ADDITIONAL PLANT DAMAGING INSECT ACTIVITY, PLANT PATHOGENIC DISEASES AND POTENTIAL CULTURAL PROBLEMS IN THE LANDSCAPE. THE PEST OR CULTURAL INSTALLATION OF THIS WORK. COST TO THE OWNER. PROBLEM WILL BE IDENTIFIED UNDER THE SUPERVISION OF THE CONTRACTOR. TREE PLANTING DETAIL ACCEPTABLE SOIL TEST RESULTS: FOR PLANT DAMAGING INSECTS AND MITES IDENTIFIED IN THE LANDSCAPE, THE CONTRACTOR SHALL CONSULT AND FOLLOW THE RECOMMENDATIONS 3. FOUR FOOT HIGH FENCING OR OTHER RIGID MATERIAL OF THE MOST CURRENT EDITION OF THE STATE COOPERATIVE SERVICE PUBLICATION ON INSECT CONTROL ON LANDSCAPE PLANT MATERIAL. LANDSCAPE TREES & SHRUBS TURF IS TO BE ERECTED AROUND THE DRIP-LINE OF ALL PLANT PATHOGENIC DISEASE PROBLEMS IDENTIFIED BY THE CONTRACTOR THAT CAN BE RESOLVED BY PRUNING OR PHYSICAL REMOVAL OF DAMAGED PH RANGE 5.0-7.0 6.0-7.0 PLANT PARTS WILL BE PERFORMED AS PART OF THE CONTRACT. FOR AN ADDITIONAL CHARGE, PLANT PATHOGENIC DISEASES THAT CAN BE RESOLVED TREES TO BE SAVED. F ORGANIC MATTER >1.5% >2.5% THROUGH PROPERLY TIMED APPLICATIONS OF FUNGICIDES SHALL BE MADE WHEN THE OWNER AUTHORIZES IT. F TRIANGULATED MAGNESIUM (MG) 100+LBS./ACRE 100+LBS./ACRE LAYOUT 4. PLANT QUANTITIES ON PLANT LIST INTENDED TO BE A IF THE CONTRACTOR NOTES AN ESPECIALLY INSECT-OR DISEASE-PRONE PLANT SPECIES IN THE LANDSCAPE, HE/SHE WILL SUGGEST REPLACEMENT PHOSPHORUS (P2O5) 150+LBS./ACRE 150+LBS./ACRE WITH A MORE PEST-RESISTANT CULTIVAR OR SPECIES THAT IS CONSISTENT WITH THE INTENT OF THE LANDSCAPE DESIGN. GUIDE. ALL QUANTITIES SHALL BE CHECKED AND POTASSIUM (K2O) 120+LBS./ACRE 120+LBS./ACRE SEE LANDSCAPE NOTE: FOR IDENTIFICATION OF PLANT-DAMAGING INSECTS AND MITES, A REFERENCE TEXTBOOK THAT CAN BE USED IS INSECTS THAT FEED ON TREES PLAN FOR VERIFIED ON PLANTING PLAN. ANY DISCREPANCIES SOLUBLE SALTS NOT TO EXCEED 900PPM/1.9 MMHOS/CM NOT TO EXCEED 750PPM/0.75 MMHOS/CM AND SHRUBS BY JOHNSON AND LYON, COMSTOCK PUBLISHING ASSOCIATES. FOR PLAN PATHOGENIC DISEASES, TWO REFERENCES ARE SUGGESTED: SPACING SCOUTING AND CONTROLLING WOODY ORNAMENTAL DISEASES IN LANDSCAPES AND NURSERIES, AUTHORIZED BY GARY MOORMAN, PUBLISHED BY SHALL BE DISCUSSED WITH THE LANDSCAPE IN SOIL; NOT TO EXCEED 1400 PPM/2.5 IN SOIL; NOT TO EXCEED 2000 PPM/2.0 PENN STATE COLLEGE OF AGRICULTURAL SCIENCES, AND DISEASES OF TREES AND SHRUBS BY SINCLAIR AND LYON, PUBLISHED BY COMSTOCK ARCHITECT. MMHOS/CM IN HIGH ORGANIC MIX MMHOS/CM IN HIGH ORGANIC MIX PUBLISHING PRESS. SELECTIVE 3" UNIFORM DEPTH PRUNING DONE MULCH,DO NOT MOUND AFTER PLANTING FOR UNUSUAL SOIL CONDITIONS, THE FOLLOWING OPTIONAL TESTS ARE RECOMMENDED WITH LEVELS NOT TO EXCEED: TRASH REMOVAL MULCH AROUND 5. ANY DEVIATIONS FROM OR MODIFICATIONS TO THIS BASE OF SHRUB THE MAINTENANCE CONTRACTOR SHALL REMOVE TRASH FROM ALL SHRUB AND GROUNDCOVER BEDS WITH EACH VISIT. ROOT COLLAR SHALL BE PLAN SHALL BE APPROVED BY THE LANDSCAPE BORON 3 POUNDS PER ACRE TAPER TO +1" ABOVE LEAF REMOVAL FINISHED FINISHED ARCHITECT PRIOR TO INSTALLATION. MANGANESE 50 POUNDS PER ACRE GRADE ALL FALLEN LEAVES SHALL BE REMOVED FROM THE SITE IN NOVEMBER AND ONCE IN DECEMBER. IF REQUESTED BY THE OWNER, THE MAINTENANCE GRADE POTASSIUM (K2O) 450 POUNDS PER ACRE CONTRACTOR, AT AN ADDITIONAL COST TO THE OWNER SHALL PERFORM SUPPLEMENTAL LEAF REMOVALS. SOIL 6. CONTRACTOR TO NOTIFY LANDSCAPE ARCHITECT UPON SODIUM 20 POUNDS PER ACRE MIX WINTER CLEAN-UP DELIVERY OF PLANT MATERIAL TO THE SITE. FINISHED THE PROJECT SHALL RECEIVE A GENERAL CLEAN-UP ONCE DURING EACH OF THE WINTER MONTHS, I.E., JANUARY, FEBRUARY, AND MARCH. GRADE SHRUB BALL TO REMAIN WORKMANSHIP INTACT & COMPLETELY LANDSCAPE ARCHITECT RESERVES THE RIGHT TO 3" LEVELING COVERED WITH CLEAN-UP INCLUDES: COURSE REJECT ANY PLANT MATERIAL THAT DOESN'T MEET DURING LANDSCAPE MAINTENANCE OPERATIONS, ALL AREAS SHALL BE KEPT NEAT AND CLEAN. PRECAUTIONS SHALL BE TAKEN TO AVOID DAMAGE TO SPECIFIED SOIL MIX · CLEANING CURBS AND PARKING AREAS AND/OR MULCH EXISTING STRUCTURES. ALL WORK SHALL BE PERFORMED IN A SAFE MANNER TO THE OPERATORS, THE OCCUPANTS AND ANY PEDESTRIANS. E · REMOVING ALL TRASH AND UNWANTED DEBRIS SCARIFY TO 4" DEPTH STANDARDS OR SPECIFICATIONS OF THE PROJECT. E AND RECOMPACT UPON COMPLETION OF MAINTENANCE OPERATIONS, ALL DEBRIS AND WASTE MATERIAL SHALL BE CLEANED UP AND REMOVED FROM THE SITE, UNLESS · TURNING MULCH WHERE NECESSARY PROVISIONS HAVE BEEN GRANTED BY THE OWNER TO USE ON-SITE TRASH RECEPTACLES. ANY DAMAGE TO THE LANDSCAPE, STRUCTURES, OR · INSPECTION OF GROUNDS 7. ALL PLANT MATERIAL TO BE INSTALLED PER THE IRRIGATION SYSTEMS CAUSED BY THE MAINTENANCE CONTRACTOR, SHALL BE REPAIRED BY THE MAINTENANCE CONTRACTOR WITHOUT CHARGE TO THE OWNER. SHRUB PLANTING DETAIL PLANTING DETAILS PROVIDED ON THIS PLAN SET. TURF SEASONAL COLOR: PERENNIALS, ANNUALS, AND BULBS 8. ALL BED EDGES TO BE WELL SHAPED, SPADE CUT, WITH GENERAL CLEAN UP THE INSTALLATION OF PERENNIALS, ANNUALS, AND BULBS, UNLESS SPECIFIED HEREIN, SHALL BE REVIEWED WITH THE OWNER, AND, IF ACCEPTED, SEE LANDSCAPE PLAN FOR LINES AND CURVES AS SHOWN ON THIS PLAN SET. O NO PRIOR TO MOWING, ALL TRASH, STICKS, AND OTHER UNWANTED DEBRIS SHALL BE REMOVED FROM LAWNS, PLANT BEDS, AND PAVED AREAS. INSTALLED AND BILLED TO THE OWNER. SEASONAL COLOR MAINTENANCE SPACING 9. ALL PLANTING BEDS TO BE PREPARED WITH PLANTING N ST T R FO MOWING PERENNIALIZATION OF BULBS: TRIANGULATED MIX: 50% TOPSOIL, 50% SOIL AMENDMENTS (3 PARTS LAYOUT TURF GRASSES, INCLUDING BLUE GRASS, TALL FESCUE, PERENNIAL RYEGRASS, ETC., SHALL BE MAINTAINED AT A HEIGHT OF 2” TO 3” IN SPRING AND FALL. FROM JUNE THROUGH SEPTEMBER, MOWING HEIGHT SHALL BE MAINTAINED AT NO LESS THAN 3”. 1. AFTER FLOWERING, CUT OFF SPENT FLOWER HEADS. PEATMOSS, 1 PART COMPOST, 1 PART SAND) U R C THE MOWING OPERATION INCLUDES TRIMMING AROUND ALL OBSTACLES, RAKING EXCESSIVE GRASS CLIPPINGS AND REMOVING DEBRIS FROM WALKS, 2. ALLOW LEAVES OF DAFFODILS AND HYACINTHS TO REMAIN FOR SIX WEEKS AFTER FLOWERS HAVE FADED. CUT OFF AT BASE. 3. ALLOW LEAVES OF OTHER BULBS TO YELLOW NATURALLY AND THEN CUT OFF AT BASE. 10. ALL PARKING LOT ISLANDS SHALL BE BACKFILLED WITH TI CURBS, AND PARKING AREAS. CAUTION: MECHANICAL WEEDERS SHOULD NOT BE USED AROUND TREES BECAUSE OF POTENTIAL DAMAGE TO THE BARK. THE FOLLOWING: 2' OF BLENDED GARDEN SOIL MIX O EDGING 4. APPLY FERTILIZER AFTER FLOWERING IN SPRING, POSSIBLY AGAIN IN FALL. APPLY 10-10-10 AT THE RATE OF 2 POUNDS PER 1000 SQUARE FEET OR TOP-DRESS WITH COMPOST 1” DEEP. FALL FERTILIZATION WITH A BULB FERTILIZER OR MULCHING WITH 1” OF COMPOST IS OPTIONAL. (60% TOPSOIL, 30% COMPOST, 10% SAND) OR 6" OF ONE N D EDGING OF ALL SIDEWALKS, CURBS AND OTHER PAVED AREAS SHALL BE PERFORMED ONCE EVERY OTHER MOWING. DEBRIS FROM THE EDGING OPERATIONS SHALL BE REMOVED AND THE AREAS SWEPT CLEAN. CAUTION SHALL BE USED TO AVOID FLYING DEBRIS. FLOWER ROTATION: RAISE BED 3" ABOVE FINISHED SELECTIVE PRUNING DONE AFTER STEP BY MIDWEST TRADING, TOP DRESSED AND TILLED C D GRADE INSTALLATION INTO 18" OF TOPSOIL. FERTILIZING 1. BULBS: REMOVE THE ENTIRE PLANT AND BULB AFTER FLOWERS HAVE FADED OR AT THE DIRECTION OF THE OWNER AND INSTALL NEW PLANTS IF TAPER TO INCLUDED IN CONTRACT. FINISHED 3" DEPTH SEASONALLY STEPPED FERTILIZER SHALL BE APPLIED IN AREAS BASED ON THE EXISTING TURF SPECIES. GRADE 2. SUMMER ANNUALS OR FALL PLANTS: MULCH 11. ALL SPECIFIED LANDSCAPE MATERIAL INDICATED ON LAWN WEED CONTROL: HERBICIDES A. DEAD HEADING: PINCH AND REMOVE DEAD FLOWERS ON ANNUALS AS NECESSARY. THE CONSTRUCTION DOCUMENTS WILL BE REQUIRED SELECTION AND PROPER USE OF HERBICIDES SHALL BE THE LANDSCAPE CONTRACTOR’S RESPONSIBILITY. ALL CHEMICAL APPLICATIONS SHALL BE B. FERTILIZING SUMMER ANNUALS: FERTILIZE USING ONE OR TWO METHODS: APPLY A SLOW-RELEASE FERTILIZER IN MAY FOLLOWING 2" MIN. LEVELING TO BE MAINTAINED THROUGHOUT THE LIFE OF THE PERFORMED UNDER THE SUPERVISION OF A LICENSED CERTIFIED APPLICATOR. READ THE LABEL PRIOR TO APPLYING ANY CHEMICAL. MANUFACTURER’S RECOMMENDATIONS. A BOOSTER SUCH AS 10-10-10 MAY BE NECESSARY IN LATE SUMMER. OR, APPLY LIQUID FINISHED COURSE FERTILIZATIONS OF 20-20-20 WATER-SOLUBLE FERTILIZERS, NOT TO EXCEED 2 POUNDS OF 20-20-20 PER 100 GALLONS OF WATER, GRADE CUT AND REMOVE PLANTING PROJECT AND MUST BE REPLACED SHOULD IT DIE OR CONTAINER BEFORE INSTALLATION INSECT & DISEASE CONTROL FOR TURF MONTHLY; OR MULCH WITH COMPOST 1” DEEP. SOIL MIX KEEPING BALL INTACT BECOME DAMAGED. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING THE SITE CONDITIONS ON EACH VISIT TO DETERMINE IF ANY INSECT PEST OR DISEASE C. REMOVAL: IF FALL PLANTS ARE TO BE INSTALLED, SUMMER ANNUALS SHALL BE LEFT IN THE GROUND UNTIL THE FIRST KILLING FROST PROBLEMS EXIST. THE CONTRACTOR SHALL IDENTIFY THE INSECT PEST OR DISEASE, AS WELL AS THE HOST PLANT, AND THEN CONSULT THE MOST AND THEN REMOVED, UNLESS OTHERWISE DIRECTED BY THE OWNER. CURRENT EDITION OF THE COOPERATIVE EXTENSION SERVICE’S “COMMERCIAL INSECTICIDE RECOMMENDATION FOR TURF” FOR CONTROL. THE LICENSED APPLICATOR SHALL BE FAMILIAR WITH THE LABEL PROVIDED FOR THE SELECTED PRODUCT PRIOR TO APPLICATION. GROUNDCOVER DETAIL 12. ALL PLANT MATERIAL SHALL HAVE A ONE YEAR PERENNIALS: GUARANTEE FROM SUBSTANTIAL COMPLETION AS INSPECTION AND TREATMENT TO CONTROL INSECT PESTS SHALL BE INCLUDED IN THE CONTRACT PRICE. 1. AFTER INITIAL INSTALLATION, IF A TIME-RELEASED FERTILIZER HAS BEEN INCORPORATED DURING PLANT INSTALLATION, NO MORE FERTILIZER DETERMINED BY THE LANDSCAPE ARCHITECT, AND NEED BE APPLIED THE FIRST GROWING SEASON. SHALL BE REPLACED SHOULD IT DIE WITHIN THAT 2. THE FOLLOWING YEAR: TREES, SHRUBS, & GROUND COVER PERIOD. A. FERTILIZE PERENNIALS WITH A SLOW-RELEASE FERTILIZER OR ANY 50% ORGANIC FERTILIZER, OR MULCH PERENNIALS WITH COMPOST 1” PRUNING DEEP. ALL ORNAMENTAL TREES, SHRUBS AND GROUND COVER SHALL BE PRUNED WHEN APPROPRIATE TO REMOVE DEAD OR DAMAGED BRANCHES, DEVELOP B. CUT ALL DECIDUOUS PERENNIALS FLUSH TO THE GROUND BY MARCH 1, IF THIS WAS NOT DONE THE PREVIOUS FALL, TO ALLOW NEW 13. PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND THE NATURAL SHAPES. DO NOT SHEAR TREES OR SHRUBS. IF PREVIOUS MAINTENANCE PRACTICE HAS BEEN TO SHEAR AND BALL, THEN A NATURAL GROWTH TO DEVELOP FREELY. C SHAPE WILL BE RESTORED GRADUALLY. UTILITIES TO REMAIN FROM DAMAGE CAUSED BY C C. MULCH THE PERENNIAL BED ONCE IN EARLY SPRING AT 1”-2” DEPTH. IF SOIL IS BARED IN LATE FALL, RE-MULCH LIGHTLY AFTER GROUND IS FROZEN TO PROTECT PERENNIALS. SETTLEMENT, LATERAL MOVEMENT, UNDERMINING, PRUNING GUIDELINES: D. INSPECT FOR INSECT OR DISEASE PROBLEMS ON PERENNIALS. MONITOR AND CONTROL SLUGS ON HOSTAS AND LIGULARIAS. POWDERY WASHOUTS AND OTHER HAZARDS CAUSED BY SITE 1. PRUNE PLANTS THAT FLOWER BEFORE THE END OF JUNE (SPRING BLOOMING) IMMEDIATELY AFTER FLOWERING. FLOWER BUDS DEVELOP DURING MILDEW ON PHLOX, MONARDAS, AND ASTERS CAN BE PREVENTED WITH PROPERLY TIMED FUNGICIDES OR USE OF DISEASE-RESISTANT THE PREVIOUS GROWING SEASON. FALL, WINTER OR SPRING PRUNING WOULD REDUCE THE SPRING FLOWERING DISPLAY. VARIETIES. IMPROVEMENT OPERATIONS. 2. PRUNE PLANTS THAT FLOWER IN JULY – SEPTEMBER (SUMMER OR AUTUMN BLOOMING) IN WINTER OR SPRING BEFORE NEW GROWTH BEGINS, E. WEED PERENNIAL BED AS SPECIFIED IN “WEEDING” ABOVE. SINCE THESE PLANTS DEVELOP FLOWERS ON NEW GROWTH. F. PRUNE BRANCHING SPECIES TO INCREASE DENSITY. CUT ONLY THE FLOWERING STEMS AFTER BLOOMING. DO NOT REMOVE THE 14. ALL LAWN AREAS TO BE SEEDED WITH STANDARD TURF 3. DELAY PRUNING PLANTS GROWN FOR ORNAMENTAL FRUITS, SUCH AS COTONEASTERS AND VIBURNUMS. FOLIAGE. GRASS SEED AND COVERED WITH EROSION CONTROL 4. HOLLIES AND OTHER EVERGREENS MAY BE PRUNED DURING WINTER IN ORDER TO USE THEIR BRANCHES FOR SEASONAL DECORATION. 3. THE FOLLOWING FALL CUT BACK DETERIORATING PLANT PARTS UNLESS INSTRUCTED TO RETAIN FOR WINTER INTEREST, E.G. SEDUM AUTUMN HOWEVER, SEVERE PRUNING OF EVERGREENS SHOULD BE DONE IN EARLY SPRING ONLY. JOY AND ORNAMENTAL GRASSES. BLANKET. UNLESS OTHERWISE SPECIFIED ON THE 5. BROADLEAF EVERGREEN SHRUBS SHALL BE HAND-PRUNED TO MAINTAIN THEIR NATURAL APPEARANCE AFTER THE NEW GROWTH HARDENS OFF. 4. LONG-TERM CARE: PLAN. Architects 6. HEDGES OR SHRUBS THAT REQUIRE SHEARING TO MAINTAIN A FORMAL APPEARANCE SHALL BE PRUNED AS REQUIRED. DEAD WOOD SHALL BE A. DIVIDE PLANTS THAT OVERCROWD THE SPACE PROVIDED. DIVIDE ACCORDING TO THE SPECIES. SOME NEED FREQUENT DIVIDING, E.G. REMOVED FROM SHEARED PLANTS BEFORE THE FIRST SHEARING OF THE SEASON. ASTERS AND YARROW EVERY TWO YEARS; OTHER RARELY, IF EVER, E.G. PEONIES, HOSTAS, AND ASTILBE. 15. ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES, 7. CONIFERS SHALL BE PRUNED, IF REQUIRED, ACCORDING TO THEIR GENUS. B. FOR DETAILED INFORMATION REGARDING THE CARE OF SPECIFIC PERENNIALS, REFER TO ALL ABOUT PERENNIALS BY ORTHO; PERENNIALS: HOW TO SELECT, GROW AND ENJOY BY PAMELA HARPER AND FREDERICK MCGOUTY, HP BOOKS PUBLISHER; HERBACEOUS EXCLUDING SHRUB BEDS, TO BE RESTORED WITH TURF A. YEWS, JUNIPERS, HEMLOCKS AND ARBORVITAE MAY BE PRUNED AFTER NEW GROWTH HAS HARDENED OFF IN LATE SUMMER. IF SEVERE PERENNIAL PLANTS: A TREATISE ON THEIR IDENTIFICATION, CULTURE AND GARDEN ATTRIBUTES BY ALLAN ARMITAGE, STIPES PUB LLC. OKW PRUNING IS NECESSARY, IT MUST BE DONE IN EARLY SPRING. GRASS SEED AND COVERED WITH AN EROSION Architects B. FIRS AND SPRUCES MAY BE LIGHTLY PRUNED IN LATE SUMMER, FALL, OR WINTER AFTER COMPLETING GROWTH. LEAVE SIDE BUDS. NEVER CONTROL BLANKET. CUT CENTRAL LEADER. 600 West Jackson Blvd SUMMARY OF MAINTENANCE Chicago, IL 60661 C. PINES MAY BE LIGHTLY PRUNED IN EARLY JUNE BY REDUCING CANDLES. 16. CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL T 312.798.7700 B 8. 9. GROUNDCOVER SHALL BE EDGED AND PRUNED AS NEEDED TO CONTAIN IT WITHIN ITS BORDERS. THINNING: REMOVE BRANCHES AND WATER SPROUTS BY CUTTING THEM BACK TO THEIR POINT OF ORIGIN ON PARENT STEMS. THIS METHOD LAWN MAINTENANCE 1. SOIL ANALYSIS PERFORMED ANNUALLY TO DETERMINE PH. IF PH DOES NOT FALL WITHIN SPECIFIED RANGE, ADJUST ACCORDING TO SOIL TEST PARKING ISLAND DETAIL EXISTING TREES TO REMAIN. PREVENT ANY F 312.798.7777 B RESULTS IN A MORE OPEN PLANT, WITHOUT STIMULATING EXCESSIVE GROWTH. THINNING IS USED ON CRAB APPLES, LILACS, VIBURNUMS, ETC. www.okwarchitects.com RECOMMENDATIONS. DISTURBANCE OF EXISTING TREES INCLUDING ROOT 10. RENEWAL PRUNING: REMOVE OLDEST BRANCHES OF SHRUB AT GROUND, LEAVING THE YOUNGER, MORE VIGOROUS BRANCHES. ALSO REMOVE 2. MAINTAIN PROPER FERTILITY AND PH LEVELS OF THE SOIL TO PROVIDE AN ENVIRONMENT CONDUCIVE TO TURF VITALITY FOR TURF GRASSES. ZONES. USE TREE PROTECTION BARRICADES WHERE WEAK STEMS. ON OVERGROWN PLANTS, THIS METHOD MAY BE BEST DONE OVER A THREE-YEAR PERIOD. RENEWAL PRUNING MAY BE USED ON FORSYTHIA, HYDRANGEA, SPIRAEA, ETC. 3. MOW TURF ON A REGULAR BASIS AND AS SEASON AND WEATHER DICTATES. REMOVE NO MORE THAN THE TOP 1/3 OF LEAF BLADE. CLIPPINGS ON PAVED AND BED AREAS WILL BE REMOVED. INDICATED. PROTECT EXISTING TREES TO REMAIN TOUHY & LINDER PLANTS OVERHANGING PASSAGEWAYS AND PARKING AREAS AND DAMAGED PLANTS SHALL BE PRUNED AS NEEDED. 4. AERATE WARM SEASON TURF AREAS TO MAINTAIN HIGH STANDARDS OF TURF APPEARANCE. AGAINST UNNECESSARY CUTTING, BREAKING OR COMMERCIAL SKINNING OF ROOTS, BRUISING OF BARK OR SHADE TREES THAT CANNOT BE ADEQUATELY PRUNED FROM THE GROUND SHALL NOT BE INCLUDED IN THE MAINTENANCE CONTRACT. A CERTIFIED 5. APPLY PRE-EMERGENT TO TURF IN TWO APPLICATIONS IN EARLY FEBRUARY AND EARLY APRIL TO EXTEND BARRIER. 6. APPLY POST EMERGENT AS NEEDED TO CONTROL WEEDS. SMOTHERING OF TREES. DRIVING, PARKING, DUMPING, DEVELOPMENT ARBORIST UNDER A SEPARATE CONTRACT SHALL PERFORM THIS TYPE OF WORK. 7. MECHANICALLY EDGE CURBS AND WALKS. STOCKPILING AND/OR STORAGE OF VEHICLES, SKOKIE, IL SPRING CLEANUP 8. APPLY NON-SELECTIVE HERBICIDE, TO MULCHED BED AREAS AND PAVEMENT AND REMOVE EXCESS RUNNERS TO MAINTAIN CLEAN DEFINED BEDS. EQUIPMENT, SUPPLIES, MATERIALS OR DEBRIS ON TOP PLANT BEDS SHALL RECEIVE A GENERAL CLEANUP BEFORE FERTILIZING AND MULCHING. CLEANUP INCLUDES REMOVING DEBRIS AND TRASH FROM BEDS AND CUTTING BACK HERBACEOUS PERENNIALS LEFT STANDING THROUGH WINTER, E.G. ORNAMENTAL GRASSES, SEDUM AUTUMN JOY. TREE, GROUNDCOVER AND SHRUB BED MAINTENANCE THE ROOT ZONES AND/OR WITHIN THE DRIPLINE OF INSTALLATION & EXISTING TREES OR OTHER PLANT MATERIAL TO FERTILIZING 1. PRUNE SHRUBS, TREES AND GROUNDCOVER TO ENCOURAGE HEALTHY GROWTH AND CREATE A NATURAL APPEARANCE. REMAIN IS STRICTLY PROHIBITED. MONITORING 2. MULCH TO BE APPLIED IN FEBRUARY/MARCH WITH A HALF RATE IN LATE SUMMER TO TOP DRESS. FOR TREES, THE RATE OF FERTILIZATION DEPENDS ON THE TREE SPECIES, TREE VIGOR, AREA AVAILABLE FOR FERTILIZATION, AND GROWTH STAGE OF THE TREE. MATURE SPECIMENS BENEFIT FROM FERTILIZATION EVERY 3 TO 4 YEARS; YOUNGER TREES SHALL BE FERTILIZED MORE OFTEN DURING RAPID 3. APPLY PRE-EMERGENT HERBICIDES IN FEBRUARY AND APRIL. SPECIFICATIONS GROWTH STAGES. 4. MANUAL WEED CONTROL TO MAINTAIN CLEAN BED APPEARANCE. 17. THE CONTRACTOR AT ALL TIMES SHALL KEEP THE THE CURRENT RECOMMENDATION IS BASED ON THE RATE OF 1000 SQUARE FEET OF AREA UNDER THE TREE TO BE FERTILIZED. FOR DECIDUOUS TREES, 5. APPLY FUNGICIDES AND INSECTICIDES AS NEEDED TO CONTROL INSECTS AND DISEASE. PREMISES ON WHICH WORK IS BEING DONE, CLEAR OF CONSTRUCTION NOTES A 2 TO 6 POUNDS OF NITROGEN PER 1000 SQUARE FEET; FOR RUBBISH AND DEBRIS. ALL PAVEMENT AND DEBRIS A 6. ORNAMENTAL SHRUBS, TREES AND GROUNDCOVERS TO BE FERTILIZED THREE (3) TIMES PER YEAR WITH A BALANCED MATERIAL NARROW-LEAF EVERGREENS, 1 TO 4 POUNDS OF NITROGEN PER 1000 SQUARE FEET; FOR BROADLEAF EVERGREENS, 1 TO 3 POUNDS OF NITROGEN PER (JANUARY/FEBRUARY, APRIL/MAY, AND OCTOBER/NOVEMBER) DRAWN BY: DJW KMT REMOVED FROM THE SITE SHALL BE DISPOSED OF CHECKED: 1000 SQUARE FEET. 7. EDGE ALL MULCHED BEDS. LEGALLY c 2024 OKW ARCHITECTS SHRUBS AND GROUNDCOVER SHALL BE TOP-DRESSED WITH COMPOST 1” DEEP OR FERTILIZED ONCE IN MARCH WITH 10-6-4 ANALYSIS FERTILIZER AT THE 8. REMOVE ALL LITTER AND DEBRIS. DATE: SHEET NO.: RATE OF 3 POUNDS PER 100 SQUARE FEET OF BED AREA. ERICACEOUS MATERIAL SHALL BE FERTILIZED WITH AN ERICACEOUS FERTILIZER AT THE MANUFACTURER’S RECOMMENDATION RATE. IF PLANTS ARE GENERAL MAINTENANCE SPADED PLANTING 18. ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL GROWING POORLY, A SOIL SAMPLE SHOULD BE TAKEN. 1. REMOVE ALL MAN-MADE DEBRIS, BLOW EDGES. 2. INSPECT GROUNDS ON A MONTHLY BASIS AND SCHEDULE INSPECTION WITH UNIT OPERATOR. BED EDGE DETAIL APPLICABLE FEDERAL, STATE AND LOCAL CODES AND ORDINANCES. PROJ. NO.: L2.0 9 8 7 6 5 4 3 2 1  FC-1: FIBER PROPOSED BUILDING WALL EIFS-1: EXTERIOR INSULATION T/O PARAPET H. MT-1: METAL COPING 25' - 0" CEMENT SIDING SIGN 1B PER SEC.82-28.B.1.C & FINISH SYSTEMS (EIFS) FB-1: FACE BRICK PROPOSED LOCATION EXTERIOR MATERIAL SCHEDULE OF ROOF-TOP UNIT. T/O PARAPET L. 21' - 8" 7$* '(6&5,37,21 0$18)$&785(5 7<3(02'(/ &2/25 SOLDIER COURSE BRICK 8' - 2" (,)6 (;7(5,25 '5<9,7 28768/$7,21 3$,17(' T/O MASONRY L. 20' - 0" ,168/$7,21 6<67(0 (/'(5:+,7( 2' - 6" ),1,6+6<67(06 6: T/ROOF H.P. (,)6 17' - 0" )% )$&(%5,&. ,17(567$7( 02'8/$5 3/$7,180 %5,&. 62/,')$&( )% )$&(%5,&. ,17(567$7( 02'8/$5 &2$/ T/O STOREFRONT %5,&. 62/,')$&( 10' - 0" )& ),%(5&(0(17 -$0(6+$5',( +$5',( 3$,17(' 6,',1* $57,6$1 *5,==/(*5$< 6,',1* 6: 648$5( &+$11(/ 07 0(7$/&23,1* $7$6 &/$66,& GROUND LEVEL ,17(51$7,21$/ %521=( 0' - 0" 07 0(7$/&$123< 0$3(6&$123,(6 &$17,/(9(5 (;75$'$5. FB-2: FACE BRICK SOLDIER COURSE BRICK MT-2: METAL CANOPY ALUM. STOREFRONT, DARK BRONZE /80,6+$'( %521=( 2 BUILDING B - ELEVATION - WEST 67 6721( &86720&$67 6721( 683(5%/$&. 08 SCALE: 1/8" = 1'-0" T/O PARAPET H. EIFS-1: EXTEIROR INSULATION & PROPOSED LOCATION PROPOSED BUILDING WALL 25' - 0" OF ROOF-TOP UNIT. MT-1: METAL COPING FINISH SYSTEMS (EIFS) SIGN 2B PER SEC.82-28.B.1.C FB-1: FACE BRICK T/O PARAPET L. 21' - 8" 15' - 10" SOLDIER COURSE BRICK T/O MASONRY L. 20' - 0" 3' - 4" T/ROOF H.P. 17' - 0" PAINTED METAL TRELLIS, DARK BRONZE T/O STOREFRONT 10' - 0" PAINTED METAL COLUMN, DARK BRONZE GROUND LEVEL 0' - 0" ST-1: STONE FABRIC CANOPY ALUM. STOREFRONT, DARK BRONZE 1 BUILDING B - ELEVATION - EAST 08 SCALE: 1/8" = 1'-0" 1 728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH 6&$/(    ELEVATIONS '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ 352-(&7     (BUILDING B)  3URMHFW   T/O PARAPET H. MT-1: METAL COPING 25' - 0" PROPOSED BUILDING WALL PROPOSED BUILDING WALL SIGN 2C PER SEC.82-28.B.1.C FB-1: FACE BRICK SIGN 1C PER SEC.82-28.B.1.C PROPOSED LOCATION PROPOSED LOCATION T/O PARAPET L. SOLDIER COURSE BRICK 21' - 8" OF ROOF-TOP UNIT. OF ROOF-TOP UNIT. T/O MASONRY L. 20' - 0" T/ROOF H.P. 15' - 10" 8' - 2" 17' - 0" PAINTED METAL TRELLIS, DARK 3' - 4" 2' - 6" BRONZE T/O STOREFRONT 10' - 0" PAINTED METAL COLUMN, DARK BRONZE GROUND LEVEL 0' - 0" SOLDIER COURSE BRICK FB-2: FACE BRICK DEMISING WALL PAINTED HM DOOR, DARK BRONZE 2 BUILDING B - ELEVATION - NORTH 09 SCALE: 1/8" = 1'-0" PROPOSED BUILDING WALL FC-1: FIBER CEMENT SIDING PROPOSED LOCATION DEMISING WALL PROPOSED BUILDING WALL PROPOSED LOCATION MT-1: METAL COPING T/O PARAPET H. SIGN 1A PER SEC.82-28.B.1.C OF ROOF-TOP UNIT. EIFS-1: EXTERIOR INSULATION SIGN 2A PER SEC.82-28.B.1.C OF ROOF-TOP UNIT. 25' - 0" MT-2: MAPES CANOPY FB-1: FACE BRICK FINISH SYSTEMS (EIFS) SOLDIER COURSE T/O PARAPET L. BRICK 21' - 8" 8' - 2" 15' - 10" T/O MASONRY L. 20' - 0" 2' - 6" 3' - 4" T/ROOF H.P. 17' - 0" PAINTED METAL TRELLIS, DARK BRONZE T/O STOREFRONT 10' - 0" PAINTED METAL COLUMN, DARK BRONZE GROUND LEVEL 0' - 0" EIFS-1: EXTERIOR INSULATION FINISH SYSTEMS (EIFS) SOLDIER COURSE BRICK ST-1: STONE FABRIC CANOPY FB-2: FACE BRICK ALUM. STOREFRONT, DARK BRONZE 1 BUILDING B - ELEVATION - SOUTH 09 SCALE: 1/8" = 1'-0" 728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH ELEVATIONS '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ (BUILDING B)  3URMHFW   728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH PERSPECTIVE '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ (BUILDING B)  3URMHFW   728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH PERSPECTIVE '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ (BUILDING B)  3URMHFW   CHASE BANK I Prototypical Exterior Elevations 21’-6” South Elevation KEY PLAN I Option 2 Plan PROTOTYPE PLAN (FOR REFERENCE ONLY) *Final site elevations to be modified to coordinate with CHASE BANK the final approved plan. Final plan is determined based on site dimensions, access, grades, and other factors* 21’-6” North Elevation 21’-6” 21’-6” Chase Bank Exterior Building Package 2022 East Elevation West Elevation 3 2 CHASE BANK I Prototypical Exterior Renderings CHASE BANK West/South Elevation South/ East Elevation Chase Bank Exterior Building Package 2022 East/ North Elevation North/ West Elevation (Optional Drive-up Canopy) 43 *RENDERINGS APPLICABLE TO STANDARD PLAN*  98' - 4" 38' - 9" 59' - 7" SPRINKLER ROOM 83 GSF TENANT 1 TENANT 2 2,511 GSF 3,950 GSF 73' - 0" 1 BUILDING B FLOOR PLAN 07 SCALE: 3/32" = 1'-0" 1 728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH 6&$/(    FLOOR PLAN '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ 352-(&7     (BUILDING B)  3URMHFW   9 8 7 6 5 4 3 2 1 G G F F ERIKSSON ENGINEERING ASSOCIATES, LTD. 145 COMMERCE DRIVE, SUITE A GRAYSLAKE, ILLINOIS 60030 phone (847) 223-4804 fax (847) 223-4864 email INFO@EEA-LTD.COM Professional Design Firm License No. 184-003220 E Expires: 04/30/2025 E ESSI ONAL R OF DP EN D LICE GI N E D NS E ER 07.12.24 ST S ATE OI O F I L LI N NO.: ISSUED FOR: DATE 1 Issued for Preliminary Plan Review - 07/12/2024 Revision 1 C C Architects OKW Architects 600 West Jackson Blvd Chicago, IL 60661 T 312.798.7700 B B F 312.798.7777 www.okwarchitects.com TOUHY & LINDER COMMERCIAL DEVELOPMENT SKOKIE, IL FIRE TRUCK TURNING EXHIBIT A A DRAWN BY: AJ CHECKED: TB c 2024 OKW ARCHITECTS DATE: SHEET NO.: 05/20/2024 PROJ. NO.: 23052 CEX1 9 8 7 6 5 4 3 2 1 2024-26P - Site Plan Approval: 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue Legend Zoning and Development Zoning B3: Business B4: Regional Shopping M1: Office Assembly Industry Staff Report 2024-27P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 19, 2024 To: Paul Luke, Chairman, Plan Commission From: Jose Acosta, Planning Coordinator Re: 2024-27P: Special Use Permit 5442 Touhy Avenue Related Cases – 2024-25P: Subdivision 2024-26P: Site Plan Approval 2024-28P: Parking Determination 2024-29P: Special Use Permit General Information Location 5442 Touhy Avenue Purpose To request a special use permit for a limited service restaurant with drive-through for Cava at 5442 Touhy Avenue in a B4 zoning district, and any relief that may be discovered during the review of this case. Petitioner Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July 16, 1962 and Known as Trust No. 17677, on behalf of Linder Touhy, LLC Size of Site 29,167 square feet (0.669 acres) with frontage on Touhy Avenue Existing Zoning & B4 Regional Mixed-Use Shopping – vacant industrial building Land Use Adjacent Zoning & North M1 Office Assembly Industry – vacant industrial building Land Use South B4 Regional Mixed-Use Shopping – retail, limited and full-service restaurants East B4 Regional Mixed-Use Shopping – multitenant industrial building containing a hardware store, a medical equipment manufacturing business, and a vacant industrial space West B4 Regional Mixed-Use Shopping – vacant industrial building Comprehensive Plan The site is designated as manufacturing/service employment. SITE INFORMATION  The site contains a portion of a vacant industrial building. VOSDOCS-#621671-v1-Staff_Report_-_2024-27P_-_Special_Use_Permit__5442_Touhy_Avenue 1 of 5  The subject site is accessible by vehicle from Touhy Avenue and Linder Avenue.  Overhead utilities run in a north-south direction along the north end of the east side of the subject site. Complete Streets  A public sidewalk is present along Touhy Avenue. A public sidewalk is also present along Linder Avenue adjacent to 5440 Touhy Avenue. No public sidewalk is present adjacent to 7235 Linder Avenue.  Linder Avenue is a designated future bike route.  Niles Center Road/Carpenter Road is indicated as having a bike lane in the long term.  No bicycle parking is presently available at the subject site.  The subject site is directly served by the Pace 290 Touhy Avenue bus route. The Pace 225 Central-Howard and Pace 226 Oakton Street buses run along Niles Center Road/Carpenter Road, a half block to the east of the subject site. The Pace 411 West Niles Local bus runs along Central Avenue, 1 block to the west of the subject site.  The Oakton-Skokie CTA Station is located 1 mile to the northeast of the subject site.  The subject site is within walking distance of residential neighborhoods, retail, services, a hotel, and a park.  Pedestrian access to the subject site is available from Touhy Avenue and Linder Avenue. PETITIONER’S SUBMITTAL The petitioner is requesting a special use permit for a limited-service restaurant with drive-through for Cava at 5442 Touhy Avenue in a B4 Regional Mixed-Use Shopping zoning district, and any relief that may be discovered during the review of this case. With regards to the proposal, the petitioner explains that: The eastern building ("Building B") will be a 6,544 gross square foot retail building, divided into a 2,511 gross square foot space ("Tenant 1") and a 3,950 gross square foot space ("Tenant 2"), each occupied by a limited service restaurant, and each with a small outdoor patio. A drive-through will serve Tenant 1, situated on the west side of the building between buildings A and B. Building B will provide 57 parking spaces, meeting the parking requirements outlined in the Village Code. VOSDOCS-#621671-v1-Staff_Report_-_2024-27P_-_Special_Use_Permit__5442_Touhy_Avenue 2 of 5 STAFF ANALYSIS AND RECOMMENDATIONS Staff recommends that the petitioner’s request for a special use permit for a limited- service restaurant with drive-through for Cava at 5442 Touhy Avenue in a B4 Regional Mixed-Use Shopping zoning district be APPROVED, subject to the Recommended Conditions and the attached Positive Findings of Fact. Cava is a Mediterranean fast casual restaurant chain with locations across the United States. Cava will occupy the 2,511 square-foot tenant space on the west side of Building B and will include a drive-through lane on the west side. The proposed drive- through will function for the picking up of mobile orders only. The stacking capacity of the drive-through lane is about five vehicles. Using the ITE Trip Generation Manual (11th Edition) projections, the peak queue will be about four vehicles during peak times which is under the stacking length of five vehicles. The average queue is two vehicles at a time with an average service time of two minutes. Staff supports this analysis and the drive-through proposal. APPEARANCE COMMISSION The petitioner received a Certificate of Appropriateness for the proposed building elevations at the August 14th, 2024, Appearance Commission meeting. ATTACHMENTS 1. Recommended Conditions for 2024-27P 2. Proposed Positive Findings of Fact for 2024-27P 3. CAVA Queuing Study, dated September 10, 2024 4. Touhy and Linder Commercial Development Traffic Study, dated July 12, 2024 5. Proposed Architectural Site Plan, dated July 29, 2024 6. Overall Landscape Plan, dated July 29, 2024 7. Elevations (Building B), dated July 29, 2024 8. Perspective (Building B), dated July 29, 2024 9. Floor Plan (Building B), dated July 29, 2024 10. Fire Truck Turning Exhibit, dated July 12, 2024 11. Plat of Survey, dated September 30, 2023 12. Aerial and Zoning Map, dated August 23, 2024 VOSDOCS-#621671-v1-Staff_Report_-_2024-27P_-_Special_Use_Permit__5442_Touhy_Avenue 3 of 5 Recommended Conditions 2024-27P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 19, 2024 1. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved Proposed Architectural Site Plan, dated <insert date of final approved plan>, Proposed Floor Plan, dated <insert date of final approved plan>, and Architectural Elevations, dated <insert date of final approved plan>; 2. The petitioner shall implement any necessary operational improvements to ensure that stacking of vehicles within the drive-through lane will be contained on site and not impede or obstruct pedestrian or vehicular movements; 3. The drive-through lane shall function for the picking up of mobile food orders only. 4. The petitioner shall implement any necessary operational improvements to ensure that stacking of vehicles within the drive-through lane will be contained on site and not impede or obstruct pedestrian or vehicular movements. 5. A drive-through facility shall have at least one litter/refuse disposal container at its exit at a location determined by the Health Department. 6. A screened garbage corral with an impermeable surface shall be provided to contain all dumpsters. 7. At least once during every 4 hours of operation and before opening and closing of the business, employees shall patrol the Subject Property and clear it of debris. 8. The owner of every occupied commercial premises used for the sale of packaged or prepared food and the sale of automotive products shall supply at least one approved covered container for litter at the main entrance to the premises for use by customers. The owner of the premises shall be responsible for the removal of litter every four hours. 9. The owner of the Subject Property [and its tenant] shall ensure that employees park on the Subject Property; 10. The petitioner shall submit to the Planning Division electronic files of the site and floor plans in their approved and finalized form; 11. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations; and 12. 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-#621671-v1-Staff_Report_-_2024-27P_-_Special_Use_Permit__5442_Touhy_Avenue 4 of 5 Proposed Positive Findings of Fact 2024-27P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 19, 2024 Consideration Finding The request is consistent with the intent of the The request for a special use permit for a Comprehensive Plan. limited service restaurant with drive-through use is not consistent with the intent of the manufacturing/service employment land use identified in the Comprehensive Plan. The property, however, is located on an arterial street and is consistent with the underlying B4 zoning. The request will not adversely affect adjacent There should be no adverse effects created properties. by the proposed use upon the adjacent properties or businesses. The request is compatible with the existing or The request is compatible with the existing or allowable uses of adjacent properties. allowable uses in the area. The request demonstrates that adequate public Adequate public facilities will exist to serve facilities, including roads, drainage, utilities, the requested use. and police and fire protection exist or will exist to serve the requested use at the time such facilities are needed. The request demonstrates adequate provision Adequate provision for maintenance and use for maintenance and use of the associated of the associated structures is demonstrated structures. by the request. The request has considered and, to the degree No adverse effects on the environment will possible, addressed the adverse effects on the be created by the proposed use. natural environment. The request will not create undue traffic Undue traffic congestion will not be created congestion. by the proposed use. The request will not adversely affect public There should be no adverse effect upon health, safety, and welfare. public health, safety, and welfare by the request. The request conforms to all applicable The request conforms to all applicable provisions of this code, except where relief is provisions of this code. granted with the request. VOSDOCS-#621671-v1-Staff_Report_-_2024-27P_-_Special_Use_Permit__5442_Touhy_Avenue 5 of 5 Memorandum TO: Mr. Scott Gidwitz Riverbend Industries FROM: Stephen B. Corcoran, P.E., PTOE Director of Traffic Engineering DATE: September 10, 2024 RE: CAVA Queuing Study Touhy Avenue and Linder Avenue Skokie, Illinois Eriksson Engineering Associates, Ltd. (EEA) was retained by Riverbend Industries to conduct a queuing study for a proposed CAVA Mediterranean style restaurant with a drive-thru lane. The restaurant is part of a commercial development to be located on the northeast corner of the Touhy Avenue and Linder Avenue intersection in Skokie, Illinois. The purpose of this memorandum is to assess the stacking needs of the restaurant’s drive-thru lane. Building Program The restaurant’s building size is 2,511 square feet with a drive-thru lane on the west side of the building. It has the capacity of five vehicles from the pick-up window. The hours of operation are from 10:45 AM to 10:00 PM seven days a week. Most customers place their orders ahead of time using the CAVA app or online, and then drive up to the pickup lane to receive their food and don’t have to wait while it was prepared. The digital drive-thru allows for faster service than a traditional drive-thru. Drive-thru Lane Stacking The current site plan proposes one drive-thru lane on the west side of the building. CAVA has indicated peak times at the drive-thru are 12:00 to 1:00PM and 5:00 to 7:00 PM with an average of two vehicles at a time and a two-minute service time. The ITE Trip Generation Manual, 11th Edition projections for the restaurant show 40 to 70 vehicles visiting the site during the evening and Saturday peak hours. Assuming 50% of these vehicles use the drive-thru lane, the demand would be 20 to 35 vehicles per hour or one car every 1.7 to 3 minutes. With a two- minute service time and an average queue of two vehicles per hour, it would be expected that the peak queue would be four vehicles which is under the stacking length of five vehicles. It is EEA’s opinion that based on the estimated CAVA data and the ITE traffic projections the proposed stacking provided for the drive-thru lane of five vehicles is more than sufficient to accommodate the anticipated peak demands and queue without negatively impacting circulation on the site. 145 Commerce Drive, Ste A, Grayslake, IL 60030 847.223.4804 Touhy and Linder Commercial Development Traffic Study Skokie, Illinois Prepared For: Riverbend Industries, Inc. Prepared by: Eriksson Engineering Associates, Ltd. 145 Commerce Drive, Ste A, Grayslake, IL 60030 847.223.8404 ERIKSSON ENGINEERING ASSOCIATES, ltd. 1 – INTRODUCTION This traffic report summarizes an analysis of the site traffic conditions relating to a two-building commercial development on the north-east quadrant of the Touhy Avenue and Linder Avenue intersection in Skokie, Illinois. The site was occupied by a single-story building. The first building will be a drive-thru bank (3,384 square feet) on the western side of the site. To the east, the second building will contain two restaurants totaling 12,460 square feet. The western restaurant will have a drive- thru lane and the eastern restaurant will serve breakfast and lunch. Access to the development will continue to be provided via the existing signalized access drive off Touhy Avenue aligned opposite the Village Crossing access drive. Additional access to the development will be provided via two access drives on Linder Avenue. The purpose of this study was to examine background traffic conditions, assess the impact that the proposed development will have on traffic conditions in the area, and determine if any roadway or access improvements are necessary to accommodate the traffic generated by the proposed development. Based on the following analyses, the following conclusions were developed: 1. The total volume of traffic that will be generated by the proposed development will be reduced due to pass-by trips, and proximity to public transportation. 2. The results of the capacity analyses indicate that the existing roadway system will have sufficient reserve capacity to accommodate the traffic that will be generated by the proposed development. 3. The existing signalized access drive off Touhy Avenue in addition to the proposed access system consisting of a right-in/right-out access drive on Touhy Avenue, and two full movement access drives off Linder Avenue will be adequate in accommodating the traffic estimated to be generated by the proposed development and will ensure efficient and flexible access is provided. 4. The traffic signal at the intersection of Touhy Avenue with the Village Crossing shopping center/site access drives should be modified to provide a protected-permissive southbound left-turn phase and high visibility crosswalks. Touhy Linder Commercial Traffic Study July 12, 2024 1 ERIKSSON ENGINEERING ASSOCIATES, ltd. 2 – EXISTING TRANSPORTATION NETWORK Site Location and Area Land-Use The site is in the northeast quadrant of the Touhy Avenue with Linder Avenue intersection in Skokie, Illinois. It was occupied by a single-story building . Existing access to the site is provided by one signalized access drive on Touhy Avenue, and two full-access drives on Linder Avenue. Land uses in the vicinity of the site are primarily industrial to the north and commercial to the east, south, and west and include the Skokie Police Department to the north, McDonald’s to the east, Village Crossing shopping center to the south, and the Touhy Town Center shopping center to the west. Figure 1 illustrates the site location and the adjacent roadways. Roadway Characteristics A description of the area roadways providing access to the site is provided below: Touhy Avenue is an east-west other principal arterial roadway that in the vicinity of the site provides two travel lanes in each direction. At its signalized intersection with Niles Center Road/Carpenter Road, Touhy Avenue provides dual left-turn lanes, two through lanes, and an exclusive right-turn lane on the eastbound and westbound approaches. Both legs provide standard style crosswalks and pedestrian countdown signals. At its signalized intersection with the Village Crossing and site access drives, Touhy Avenue provides an exclusive left-turn lane, two through lanes, and an exclusive right-turn lane on the eastbound approach and an exclusive left-turn lane, a through lane, and a shared through/right-turn lane on the westbound approach. The west leg of the intersection provides a standard style crosswalk and pedestrian countdown signals. At its signalized intersection with Central Avenue, Touhy Avenue provides an exclusive left-turn lane, two through lanes, and an exclusive right-turn lane on the eastbound and westbound approaches. Both legs of the intersection provide a standard style crosswalk and pedestrian countdown signals. At its unsignalized intersection with Linder Avenue, Touhy Avenue provides an exclusive left-turn lane and two through lanes on the eastbound approach and a through lane and a shared through/right-turn lane on the westbound approach. Touhy Avenue is under the jurisdiction of the Illinois Department of Transportation (IDOT), is classified as a Strategic Regional Arterial (SRA) Route and has a posted speed limit of 35 miles per hour. Niles Center Road is a north-south major collector roadway that in the vicinity of the site provides two travel lanes in each direction. At its signalized intersection with Touhy Avenue, Niles Center Road provides an exclusive left- turn lane, two through lanes, and an exclusive right-turn lane on the southbound approach. This approach provides a standard style crosswalk and pedestrian countdown signals. The south leg of this intersection is designated as Carpenter Road, described below. Niles Center Road is under the jurisdiction of IDOT and has a posted speed limit of 35 mph. Carpenter Road is a north-south minor arterial roadway that in the vicinity of the site provides two travel lanes in each direction. At its signalized intersection with Touhy Avenue, Carpenter Road provides an exclusive left-turn lane, two through lanes, and an exclusive right-turn lane on the northbound approach. This approach provides a standard style crosswalk and pedestrian countdown signals. Carpenter Road is under the jurisdiction of IDOT and has a posted speed limit of 35 miles per hour. Linder Avenue is a north-south local roadway that provides one travel lane in each direction and extends from Touhy Avenue north to its terminus at Howard Street. At its unsignalized intersection with Touhy Avenue, Linder Avenue provides an exclusive left-turn lane and an exclusive right-turn lane that are under stop sign control and a standard style crosswalk. At its unsignalized intersections with the Touhy Town Center/site access drives, Linder Avenue provides a shared left/through/right-turn lane on the northbound and southbound approaches. Linder Avenue is under the jurisdiction of the Village of Skokie Touhy Linder Commercial Traffic Study July 12, 2024 2 ERIKSSON ENGINEERING ASSOCIATES, ltd. Central Avenue is a north-south local roadway that provides one travel lane in each direction and extends from Touhy Avenue north to its terminus at Howard Street. At its signalized intersection with Touhy Avenue, Central Avenue provides an exclusive left-turn lane, a through lane, and an exclusive right-turn lane. The south leg of this intersection is an access drive serving the Village Crossing shopping center which provides an exclusive left-turn lane and a shared through/right-turn lane. Both legs provide standard style crosswalks with pedestrian countdown signals. Central Avenue is under the jurisdiction of the Village of Niles Figure 2 illustrates the existing roadway geometrics. Traffic Signal Interconnect The signalized intersections of Touhy Avenue with Niles Center Road/Carpenter Road, Village Crossing access drive, and Central Avenue as well as the signalized intersection of Niles Center Road with Fargo Avenue are part of a seven-signal traffic signal interconnect system that extends along Touhy Avenue from the Village Crossing Entrance “C” east to Le Claire Avenue and along Niles Center Road from Howard Street south to the intersection of Carpenter Road with Village Crossing Entrance “D”. Public Transportation The study is served by the following Pace Suburban bus routes, all of which have bus stops within a few blocks of the site: Pace Bus Route 225 (Central-Howard) provides northbound service during the weekday morning peak period and southbound during the weekday evening peak period between the Jefferson Park Transit Center and the Howard Street Industrial Area. Pace Bus Route 226 (Oakton Street) provides weekday service from 5:00 A.M. and 7:00 P.M. between the Jefferson Park Transit Center and Oakton/Hamilton in southern Mt. Prospect. Notable stops include the Des Plaines Metra station and Oak Mill Mall. Pace Bus Route 290 (Touhy Avenue) provides daily service along Touhy Avenue between the Howard Street CTA station (Red, Purple and Yellow Lines) and the Cumberland CTA Blue Line station. Pace Bus Route 410 (East Niles Local) provides daily service on the east side of Niles. Notable stops include the Village Crossing Shopping Center, Leaning Tower YMCA, Recreation Center, Civic Center Plaza, Niles Public Library, Notre Dame High School, and Golf Mill shopping center. Pace Bus Route 411 (West Niles Local) Provides daily service within the Village of Niles along Touhy Avenue, Milwaukee Avenue, and Greenwood Avenue. Notable stops include the Leaning Tower YMCA, Dempster Plaza, Golf Mill shopping center, and Ballard Plaza. It should be noted that Pace Bus Routes 410 and 411 connect at the Village Crossing Shopping Center. Furthermore, at Golf Mill shopping center, these routes transfer at the Pulse Milwaukee Line Golf Mill station to/from the Pulse Milwaukee Line and Routes 208, 240, 241, 270, 272, and 412. Furthermore, the Edgebrook Metra station is located approximately one mile south of the site and the intersection of Devon Avenue with Central Avenue (which is located 450 feet east of the Edgebrook Metra station) is served by both Pace Bus Routes 225 and 226. This station is for the Metra Milwaukee District North (MD-N) commuter railway and as of July 12, 2021, this railway carries approximately 38 trains per day, of which nine trains are during the weekday morning peak period and six trains are during the weekday evening peak period. Touhy Linder Commercial Traffic Study July 12, 2024 3 ERIKSSON ENGINEERING ASSOCIATES, ltd. Bike Routes Linder Avenue and Niles Center Road are active bike routes by the site. There is a small section of multi-use path west of Linder Avenue on the north side of Touhy Avenue. Existing Traffic Volumes Weekday morning (7:00 to 9:00 AM) and afternoon (4:00 to 6:00 PM) peak periods as well as midday Saturday (11:30 A.M. to 2:00 P.M.) peak period traffic counts were collected from the previous traffic study for this site at the following study area intersections:  Touhy Avenue at:  Niles Center Road/Carpenter Road  McDonald’s Right-In/Right-Out Access Drive  Linder Avenue  Central Avenue  Village Crossing Access Drive/Site Access Drive  Linder Avenue at:  Touhy Town Center Access North and South Drives The results of the traffic counts indicated that the weekday morning peak hour of traffic occurs from 7:45 AM to 8:45 AM, the weekday evening peak hour of traffic occurs from 4:30 P.M. to 5:30 P.M., and the Saturday midday peak hour of traffic occurs from 12:00 PM to 1:00 PM The existing traffic volumes are shown in Figure 3 and included in the Appendix. The Saturday volumes were 25% less than the weekday volumes. However, due to the ongoing COVID-19 pandemic, traffic volumes in the study area do not reflect normal or typical conditions. As such, the 2021 traffic volumes at the intersection of Touhy Avenue with Niles Center Road/Carpenter Road were compared to traffic count data available on the IDOT Traffic Count Database System (TCDS) website from 2018, which were increased by a regional growth factor. The results of the comparison showed that the traffic volumes at the intersection of Touhy Avenue with Niles Center Road/Carpenter Road were five percent lower during the weekday morning peak hour and weekday evening peak hour. As such, the volumes during all three peak hours were increased by five percent to reflect pre-COVID-19 traffic conditions. Touhy Linder Commercial Traffic Study July 12, 2024 4  Central Ave ASSOCIATES, LTD. ENGINEERING ERIKSSON Touhy Ave Village Crossing SITE Access Drive McDonald's Access Drive Carpenter Road Niles Center Road Site Location & Area Roadways Figure 1  Linder Ave Touhy Town Center Niles Center North Access Drive Road Touhy Town Center SITE South Access Drive McDonald's Access Drive Touhy Ave LEGEND Village Crossing Traffic Signal Stop Sign Crosswalk Travel Lane Carpenter Road Central Ave Access Drive ERIKSSON Existing Roadway Geometrics ENGINEERING ASSOCIATES, LTD. Figure 2  9 (14) [22] 64 (84) [56] Touhy Town 0 (0) [0] 0 (0) [0] Center North 0 (0) [0] Linder Ave 0 (0) [0] Access Drive [8] (4) 3 Niles Center [83] (96) 122 [15] (9) 5 14 (13) [25] 78 (59) [77] McDonald's [0] (0) 0 [1] (0) 0 Touhy Town [28] (4) 1 49 (75) [56] 2 (4) [2] Road Center South 2 (0) [3] 0 (4) [0] Access Drive 0 (0) [2] 131 (217) [230] 22 (103) [17] 0 (1) [2] [15] (18) 16 0 (3) [1] 305 (488) [268] 27 (152) [179] [5] (0) 0 [85] (39) 19 4 (5) [4] Access Drive [24] (16) 9 22 (48) [53] 278 (311) [189] 122 (334) [375] [75] (78) 107 4 (3) [5] 1454 (1575) [1492] 216 (116) [106] 255 (291) [404] 36 (43) [29] [1] (0) 0 42 (118) [129] 84 (54) [63] 1103 (1222) [1066] 1107 (1220) [1002] 104 (77) [118] 188 (253) [292] 1365 (1564) [1478] 1422 (1638) [1549] Touhy Ave 25 (101) [125] [99] (66) 56 [43] (40) 22 [1496] (1594) 1203 [953] (1098) 1043 [175] (183) 131 [1445] (1509) 1163 [3] (0) 0 [231] (231) 19 [1126] (1190) 951 [1384] (1493) 1182 [195] (221) 121 [243] (182) 30 [87] (59) 17 [102] (65) 15 [316] (253) 279 [112] (80) 18 [0] (0) 0 [265] (288) 951 LEGEND [160] (117) 20 [108] (96) 17 Traffic Signal [214] (152) 121 Village Crossing Stop Sign Crosswalk 00 Morning Peak 7:45AM - 8:45AM Central Ave (00) Evening Peak Access Drive 4:15PM - 5:15PM [00] Saturday Peak Carpenter Road 11:45PM - 12:45PM ERIKSSON Existing Traffic Volumes ENGINEERING ASSOCIATES, LTD. Figure 3 ERIKSSON ENGINEERING ASSOCIATES, ltd. 3 – SITE TRANSPORTATION CHARACTERISTICS Site Trip Generation Traffic estimates were made for the drive-thru bank and two restaurants using data provided by the Institute of Transportation Engineer’s Trip Generation 11th Ed. manual which contains trip generation surveys of similar land- uses. It serves as the most widely accepted reference guide for establishing vehicle trip generation. Table 1 summarizes the site traffic volumes for the project and copies of the calculations are in the Appendix. It is important to note that surveys conducted by ITE have shown that trips made to drive-thru banks and restaurant developments are diverted from the existing traffic on the roadway system. This is particularly true during the weekday morning and evening peak hours when traffic is diverted from the home-to-work and work-to- home trips. Such diverted trips are referred to as pass-by traffic. Furthermore, due to the proximity of the site to multiple Pace Suburban bus routes (two of which serve the Edgebrook Metra station), some of the trips generated by the proposed development may be reduced due to the utilization of public transportation. However, to provide a conservative analysis, no trip reduction was applied for the use of public transportation. Table 1 Touhy Linder Trip Generation Estimates ITE Trip AM Peak Hour PM Peak Hour Saturday Peak Land Use Size LUC Type In Out Total In Out Total In Out Total New 16 8 24 24 23 47 28 27 55 Drive-thru Bank 912 3,384 sq. ft. Pass-by 4 4 8 12 12 24 17 17 34 Total 20 14 34 36 35 71 45 44 89 New 35 32 67 57 54 111 Restaurant with 934 2,511 sq. ft. Pass-by 8 8 16 14 14 28 a Drive-thru Total 43 40 83 71 68 139 New 18 14 32 19 17 36 Breakfast 932 9,949 sq. ft. Pass-by 3 3 6 4 4 8 Restaurant Total 21 17 38 23 21 44 Total New Trips 34 22 56 59 55 114 104 98 202 Total Pass-by Trips 7 7 14 20 20 40 35 35 70 Total Site Trips 41 31 72 79 75 154 139 133 272 Directional Distribution The directions from which residents, patrons, and employees will approach and depart the site were estimated based on existing travel patterns, as determined from the traffic counts. The trip distribution for the site is shown on Table 2 and Figure 4. Touhy Linder Commercial Traffic Study July 12, 2024 8 ERIKSSON ENGINEERING ASSOCIATES, ltd. Table 2 Directional Distribution on Adjacent Roadways Direction Distribution West on Touhy Avenue 30% North on Niles Center Road 15% North on Linder Avenue 5% East on Touhy Avenue 35% South on Carpenter Road 15% Total 100% Site Traffic Volumes Development traffic was assigned to the road system and access drives based on the directional distribution from Table 2. Figure 5 illustrates the traffic assignment of the new vehicle trips for the development. Figure 6 shows the pass-by trip assignments for the development. Total Traffic Volumes Total traffic volumes are a combination of the existing traffic volumes, projected non-site growth in those volumes, and the site related traffic. Traffic projections were estimated for a period of five years in the future after construction (Year 2030). A regional growth rate of 0.3% per year was applied to Touhy Avenue, Linder Avenue, Carpenter Road, Niles Center Road, Central Avenue, and access roads to obtain the base 2030 volumes (see Figure 7). The growth rates were provided by the Chicago Metropolitan Agency for Planning. The volumes from Figure 7 were combined with the site traffic volumes (Figures 5 and 6,) to generate the Year 2030 total traffic volumes with the development are shown on Figure 8. Touhy Linder Commercial Traffic Study July 12, 2024 9  5% Touhy Town Center Linder Ave North Access Drive Niles Center Road McDonald's 15% Touhy Town Center 30% South Access Drive Access Drive SITE 35% Touhy Ave LEGEND Village Crossing Traffic Signal 15% Stop Sign Crosswalk Directional Carpenter Road Central Ave Access Drive Distribution ERIKSSON Directional Distribution ENGINEERING ASSOCIATES, LTD. Figure 4  Touhy Town Center Linder Ave North Access Drive Niles Center McDonald's 1 (3) [5] Road Touhy Town Center 2 (3) [5] 4 (11) [18] South Access Drive Access Drive 6 (14) [51] 5 (9) [16] 1 (3) [5] 11 (27) [24] [20] (12) 6 3 (8) [13] 7 (17) [56] 18 (30) [54] 12 (20) [36] 4 (8) [14] 6 (14) [51] 4 (8) [14] 22 (38) [68] Touhy Ave [6] (4) 2 [25] (14) 8 [37] (35) 14 [31] (18) 10 [9] (8) 3 [25] (14) 8 [13] (8) 3 [19] (19) 8 [9] (8) 3 [16] (9) 5 LEGEND Traffic Signal Village Crossing Stop Sign Crosswalk 00 Morning Peak Carpenter Road 7:45AM - 8:45AM Central Ave (00) Evening Peak Access Drive 4:15PM - 5:15PM ERIKSSON New Trips ENGINEERING ASSOCIATES, LTD. Figure 5  Touhy Town Center Linder Ave North Access Drive Niles Center McDonald's Touhy Town Center Road +2 (+5) [+6] South Access Drive +3 (+7) [+14] Access Drive +1 (+3) [+3] +2 (+8) [+15] [+6] (+5) +2 +1 (+2) [+3] +1 (+3) [+3] +3 (+7) [+14] -1 (-3) [-3] -3 (-7) [-14] Touhy Ave [+3] (+2) +1 [+15] (+8) +2 [-3] (-2) -1 [-15] (-8) -2 LEGEND Traffic Signal Village Crossing Stop Sign Crosswalk 00 Morning Peak Carpenter Road Central Ave 7:45AM - 8:45AM (00) Evening Peak Access Drive 4:15PM - 5:15PM [00] Saturday Peak 11:45PM - 12:45PM ERIKSSON Pass-By Trips ENGINEERING ASSOCIATES, LTD. Figure 6  9 (14) [22] 66 (86) [59] 0 (0) [0] 0 (0) [0] Touhy Town Center 0 (0) [0] 0 (0) [0] Linder Ave North Access Drive [15] (9) 5 [0] (0) 0 [8] (4) 3 Niles Center [28] (4) 1 [89] (99) 126 14 (13) [25] 78 (59) [77] McDonald's [1] (0) 0 51 (77) [59] 2 (4) [2] Road Touhy Town Center 2 (0) [3] 0 (4) [0] 23 (106) [73] South Access Drive 0 (0) [2] 135 (224) [237] 28 (157) [184] [15] (18) 16 0 (1) [2] [2] (0) 0 [85] (39) 19 0 (3) [1] 314 (503) [276] [24] (16) 9 23 (49) [55] 4 (5) [4] Access Drive 126 (344) [386] [81] (81) 111 286 (320) [195] 4 (4) [5] 222 (119) [109] 263 (300) [416] 37 (44) [30] [1] (0) 0 1136 (1259) [1100] 1498 (1623) [1538] 84 (54) [63] 1140 (1257) [1032] 107 (79) [123] 43 (122) [133] 194 (261) [301] 26 (104) [129] 1406 (1612) [1522] 1467 (1690) [1599] Touhy Ave [44] (41) 23 [1541] (1642) 1240 [102] (68) 58 [3] (0) 0 [180] (188) 135 [1082] (1131) 1075 [1589] (1555) 1199 [1526] (1538) 1218 [1160] (1226) 980 [238] (141) 20 [250] (187) 31 [90] (61) 18 [201] (228) 125 [325] (261) 280 [105] (67) 15 [115] (82) 19 [273] (297) 432 LEGEND [0] (0) 0 [165] (121) 21 [11] (99) 18 [220] (157) 281 Traffic Signal Village Crossing Stop Sign Crosswalk 00 Morning Peak 7:45AM - 8:45AM (00) Evening Peak Central Ave Access Drive 4:15PM - 5:15PM [00] Saturday Peak Carpenter Road 11:45PM - 12:45PM ERIKSSON 2030 Base Traffic Volumes ENGINEERING ASSOCIATES, LTD. Figure 7  9 (14) [22] Touhy Town 68 (89) [64] Center North 0 (0) [0] 0 (0) [0] 0 (0) [0] Linder Ave Access Drive 0 (0) [0] [15] (9) 5 [0] (0) 0 [8] (4) 3 [28] (4) 1 Niles Center [94] (102) 127 14 (13) [25] [1] (0) 0 78 (59) [77] McDonald's Touhy Town 51 (77) [59] 3 (7) [7] Road Center South 4 (3) [8] 0 (4) [0] 6 (16) [26] 140 (233) [253] 23 (106) [73] Access Drive 9 (22) [67] [15] (18) 16 314 (503) [276] 28 (157) [184] 0 (3) [1] [2] (0) 0 [85] (39) 19 [24] (16) 9 25 (55) [63] Access Drive 17 (40) [43] 286 (320) [195] 126 (344) [386] [81] (81) 111 25 (41) [73] 222 (119) [109] 263 (300) [416] 41 (54) [46] [27] (17) 8 1499 (1624) [1538] 84 (54) [63] 1148 (1279) [1136] 1147 (1274) [1088] 112 (90) [140] 43 (122) [133] 194 (261) [301] 26 (104) [129] 1411 (1623) [1570] 1489 (1728) [1667] Touhy Ave [53] (47) 26 [1578] (1677) 1254 [102] (68) 58 [189] (196) 138 [1611] (1567) 1206 [43] (22) 10 [1113] (1149) 1085 [1179] (1245) 988 [238] (141) 20 [250] (187) 31 [1524] (1538) 1219 [210] (236) 128 [90] (61) 18 [105] (67) 15 [341] (270) 285 [115] (82) 19 LEGEND [0] (0) 0 [273] (297) 432 [165] (121) 21 [11] (99) 18 Traffic Signal [220] (157) 281 Village Crossing Stop Sign Crosswalk 00 Morning Peak 7:45AM - 8:45AM (00) Evening Peak Central Ave Access Drive 4:15PM - 5:15PM [00] Saturday Peak Carpenter Road 11:45PM - 12:45PM ERIKSSON 2030 Total Traffic Volumes ENGINEERING ASSOCIATES, LTD. Figure 8 ERIKSSON ENGINEERING ASSOCIATES, ltd. 4 – ANALYSES Intersection Capacity Analyses To determine the operation of the study area intersections and the access drives, intersection capacity analyses were conducted for the existing and projected traffic volumes. An intersection’s ability to accommodate traffic flow is based on the average control delay experienced by vehicles passing through the intersection. The intersection and individual traffic movements are assigned a level of service (LOS), ranging from A to F based on the control delay created by a traffic signal or stop sign. Control delay consists of the initial deceleration delay, queue move- up time, stopped delay, and final acceleration delay. LOS A has the best traffic flow and least delay. LOS E represents saturated or at capacity conditions. LOS F experiences oversaturated conditions and extensive delays. The Highway Capacity Manual definitions for levels of service and the corresponding control delay for both signalized and unsignalized intersections are shown in Table 4. Table 3 Level of Service Criteria for Intersections Control Delay Level of (seconds/vehicle) Description Service Signals Stop Signs A Minimal delay and few stops <10 <10 B Low delay with more stops >10-20 >10-15 C Light congestion >20-35 >15-25 Congestion is more noticeable with D >35-55 >25-35 longer delays E High delays and number of stops >55-80 >35-50 Unacceptable delays and over F >80 >50 capacity Source: Highway Capacity Manual Capacity analyses were conducted for each intersection using the SYNCHRO capacity software to determine the existing and future operations of the road network and access system. These analyses were performed for the weekday morning and evening peak-hours as well as midday Saturday peak-hours. The capacity analyses are summarized in Table 4 and are included in the Appendix. Touhy Avenue and Niles Center Road/Carpenter Road It should be noted that the results of the capacity analyses, as described in the following sections, do not take into consideration the provision of the at-grade crossing on Touhy Avenue that is located approximately 1,500 feet west of Central Avenue. This railroad serves the Metra Milwaukee District North (MD-N) commuter railway which carries approximately 38 trains per day of which nine trains are during the weekday morning peak period and six trains are during the weekday evening peak period. During train events, Touhy Avenue experiences increased queueing along the corridor which impacts the operations of the study area intersections. . No improvements are recommended. Touhy Avenue and Village Crossing/Site Access Drive The results of the capacity analysis indicate that overall, this intersection currently operates at Level of Service (LOS) A or B during the weekday morning, weekday evening, and Saturday midday peak hours. Under Year 2030 projected conditions, this intersection is projected to continue operating at LOS A or B during the peak hours. No additional roadway improvements are needed. The existing traffic signal will need to be upgraded to provide a southbound left-turn arrow for traffic exiting the site. Touhy Linder Commercial Traffic Study July 12, 2024 15 ERIKSSON ENGINEERING ASSOCIATES, ltd. Touhy Avenue and Central Avenue The results of the capacity analysis indicate that overall, this intersection currently operates at LOS B or C during the peak hours. No additional improvements are recommended. Touhy Avenue and Linder Avenue The results of the capacity analysis, when considering the proximity of the signalized intersections of Touhy Avenue with Central Avenue and the Village Crossing/site access drives, indicate that the southbound right-turn movement from Linder Avenue onto Touhy Avenue currently operates at LOS B during all three peak hours. The southbound left-turn movement from Linder Avenue onto Touhy Avenue currently operates at LOS F during the peak hours. However, it is important to note that a LOS E or F is expected for local roadways that have unsignalized intersections with major arterial roadways such as Touhy Avenue. Furthermore, the results of the analyses do not take into consideration the existence of a wide painted median on Touhy Avenue allowing vehicles to perform a two-stage left-turn movement, which will result in lower delays and better levels of service. No additional improvements are recommended. Linder Avenue and Touhy Town Center and Site Access Drives The results of the capacity analysis indicate that outbound movements from the Touhy Town Center and site access drives onto Linder Avenue currently operate at LOS B or better during the weekday morning, weekday evening, and Saturday midday peak hours. Under Year 2030 future conditions with the provision of the proposed site access drives aligned opposite the existing Touhy Town Center access drives, outbound movements from the Touhy Town Center access drives onto Linder Avenue are projected to operate at LOS B during the weekday morning, weekday evening, and Saturday midday peak hours. Furthermore, northbound left-turn movements from Linder Avenue onto the Touhy Town Center access drives are projected to continue operating at LOS A during the three peak hours. As such, the proposed development traffic and proposed access system will have a limited impact on the operations of the access system serving Touhy Town Center and no roadway or traffic control improvements will be required. No additional improvements are recommended. Drive-thru Lane Queueing The proposed drive-thru bank has two drive-thru lanes with a capacity of four vehicles per lane without blocking the internal parking lot aisle. With on-line banking reducing the demand of drive-thru activity, two to three vehicles per lane is required to accommodate the need. The proposed bank drive-thru lane with four vehicles per lane is adequate. The restaurant on the west side of the building has a drive-thru lane with capacity of five vehicles from the pick-up window. As a quick serve restraint, the drive-thru demand is generally lower than at a traditional fast-food restaurant so five vehicles queueing will be adequate. Touhy Linder Commercial Traffic Study July 12, 2024 16 ERIKSSON ENGINEERING ASSOCIATES, ltd. Table 4 Level of Service and Delay Saturday Midday Morning Peak Evening Peak Intersection Approach Peak 2021 2030 2021 2030 2021 2030 Central Avenue at Touhy Avenue Intersection B-11.8 B-12.1 C-32.9 C-32.5 C-34.7 D-36.5 (Traffic Signal) Village Access Drive at Touhy Avenue Intersection A-2.7 A-5.3 B-14.5 B-14.7 B-12.4 B-16.8 (Traffic Signal) Niles Center Road at Touhy Avenue Intersection D-41.0 C-34.1 D-40.6 D-42.7 D-35.6 D-37.9 (Traffic Signal) SB Left F-100+ F-100+ F-100+ F-100+ F-100+ F-100+ Touhy Avenue at Linder Avenue SB Right C-16.8 C-17.5 C-20.4 C-22.2 C-20.1 C-22.9 (Stop Controlled) EB Left B-14.4 C-15.1 C-17 C-18.4 C-16.5 C-18.6 EB Approach A-9.7 A-9.7 A-9.9 A-9.9 B-10.26 B-10.2 Linder Avenue at North Drive WB Approach A-8.9 A-9.8 A-9.8 B-10.4 B-10.11 B-11.6 (Stop Controlled) NB Left A-7.4 A-7.4 A-7.5 A-7.5 A-7.5 A-7.6 Touhy Avenue at McDonalds Access SB Approach C-20.3 C-21.5 C-22.2 C-24 C-22.2 C-24.8 (Stop Controlled) EB Approach A-9.7 A-9.8 A-9.6 A-9.7 A-9.2 A-9.3 Linder Avenue WB Approach A-0.0 A-0.0 A-0.0 A-0.0 A-0.0 A-0.0 at South Drive (Stop Controlled) NB Left A-7.4 A-7.4 A-7.4 A-7.4 A-7.4 A-7.4 SB Left A-0.0 A-0.0 A-0.0 A-0.0 A-0.0 A-0.0 Touhy Linder Commercial Traffic Study July 12, 2024 17 ERIKSSON ENGINEERING ASSOCIATES, ltd. 5 - CONCLUSIONS Based on the following analyses, the following conclusions were developed: 1. The total volume of traffic that will be generated by the proposed development will be reduced due to pass-by trips, and proximity to public transportation. 2. The results of the capacity analyses indicate that the existing roadway system will have sufficient reserve capacity to accommodate the traffic that will be generated by the proposed development. 3. The existing signalized access drive off Touhy Avenue in addition to the proposed access system consisting of a right-in/right-out access drive on Touhy Avenue, and two full movement access drives off Linder Avenue will be adequate in accommodating the traffic estimated to be generated by the proposed development and will ensure efficient and flexible access is provided. 4. The traffic signal at the intersection of Touhy Avenue with the Village Crossing shopping center/site access drives should be modified to provide a protected-permissive southbound left-turn phase and high visibility crosswalks. Touhy Linder Commercial Traffic Study July 12, 2024 18  BUILDING SUMMARY 25' BUILDING SETBACK PER SKOKIE ORDINANCE NO. 2022-22P B4 REGIONAL MIXED-USE SHOPPING DISTRICT PERMITTED USES (PER APPENDIX A USE TABLE): • BANK, CREDIT UNION, OR OTHER SAVINGS BUILDING D (EXISTING) INSTITUTION, INCLUDING CURRENCY EXCHANGES BUILDING C (EXISTING) 23,885 GSF • RESTAURANT, LIMITED SERVICE—WITHOUT DRIVE- TENANT 3: 34,152 GSF 21,497 NSF (90% EFFICIENCY) THROUGH SITE 30,737 NSF (90% EFFICIENCY) LIGHTING, 7 1 PARKING SPACE PER 600 NSF 16 TYP. SPECIAL USES (PER APPENDIX A USE TABLE): 15' BUILDING SETBACK EXTEND 1 PARKING SPACE PER 600 NSF PUBLIC (MANUFACTURTING USES) 5 7 • RESTAURANT, LIMITED SERVICE WITH DRIVE- WALK (MANUFACTURTING USES) NORTH 36 PARKING SPACE REQUIRED THROUGH (EXCEPT CARRYOUT RESTAURANTS) 8' - 5" 25' - 8" 18' - 0" 18' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2" 52 PARKING SPACE REQUIRED BUILDING DIMENSIONAL REQUIREMENTS (PER SEC 118-145) B4 REGIONAL MIXED-USE SHOPPING DISTRICT EXISTING TREE 3 ALLOWED PROPOSED TO REMAIN BUILDING HEIGHT: 175' 22' (BUILDING A) 18' - 0" 10' - 7" 18' - 0" 11' - 7" LINDER AVE. 175' 25' (BUILDING B) 21 16 FRONT YARD SETBACK 8 ILLINOIS STATE ROUTE: 25' 72'-4" 14'x12' TRASH FRONT YARD SETBACK PROPOSED 24' - 0" PROPOSED 14'x12' TRASH 24' - 0" PROPOSED BUILDING C (EXISTING) DIRECTIONAL SIGN DIRECTIONAL SIGN 14'x20' TRASH DIRECTIONAL SIGN TENANT 2: 13,000 GSF ALL OTHERS STREETS: 15' 64'-3" 25' BUILDING SETBACK 11,700 NSF (90% EFFICIENCY) SIDE YARD SETBACK: 25' 372'-0" 20' - 6" 3 25' - 10" 4 9' - 0" REAR YARD SETBACK: 25' 280'-6" 16' - 0" 2' - 0" 10 FUTURE 1 PARKING SPACE PER 600 NSF 12' - 0" 25' - 0" (MANUFACTURTING USES) 8' - 0" 16' - 0" 24' - 0" PARKING SUMMARY ATM OUTDOOR 7' - 0" PATIO: 543 SF 20 PARKING SPACE REQUIRED 9' - 0" 4 T 10 BUILDING A: NEW BANK - 3,384 GSF / 3,046 NSF BANKS AND OTHER FINANCIAL INSTITUTIONS, WALK-IN: 1 PARKING BUILDING C (EXISTING) SPACE FOR EACH 300 SF OF NET FLOOR AREA. TENANT 1: 20,258 GSF 3 REQUIRED PROPOSED 16' - 0" 24' - 0" 89' - 4" 80' - 0" 14' - 0" 114' - 0" 7' - 8" 16' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2" 11 SPACES 33 SPACES (31 + 2 HC) 18,233 NSF (90% EFFICIENCY) 37 8' - 0" 2' - 0" BUILDING A: BUILDING B: 4 2 SITE LIGHTING, 3,384 GSF 6,544 GSF 6'x12' BIKE 1 PARKING SPACE PER 1500 NSF BUILDING B: NEW RESTAURANT - 6,544 GSF / 5,650 NSF PARKING: FOOD ESTABLISHMENTS: 1 PARKING SPACE FOR EACH 100 SF OF 73' - 0" 1 PARKING SPACE PER EMPLOYEE TYP. 8' - 0" (3) BIKE RACKS 13 (6) SPACES (CONSTRUCTION MATERIAL SALES) NET FLOOR AREA 6'x8' BIKE 23 PARKING SPACE REQUIRED REQUIRED PROPOSED 16' - 0"8' - 0" 16' - 0"8' - 0" PARKING: 57 SPACES 57 SPACES (54 + 3 HC) (2) BIKE RACKS 6'x8' BIKE 4 2 1 3 9' - 0" 8' - 0"8' - 0"2 (4) SPACES 4 4 PARKING: BUILDING C: EXISTING MULTI-TENANT - 67,410 GSF / 60,670 NSF (2) BIKE RACKS OUTDOOR PROPOSED EXISTING SITE REQUIRED PROPOSED (4) SPACES 24' - 0" PATIO: 256 SF 24' - 0" GROUND SIGN 1 24' - 0" GROUND SIGN LIGHTING, 4 PER SEC.82-28.C.B TO BE REMOVED TYP. 95 SPACES 97 SPACES (92 + 5 HC) 25' BUILDING SETBACK 16' - 0" 10 2' - 0" 11 16' - 0" 2' - 0" 12 16' - 0" 2' - 0" 10 BUILDING D: EXISTING VACANT - 23,885 GSF / 21,497 NSF REQUIRED PROPOSED PROPOSED 8' - 0" 4' - 2" 36 SPACES 53 SPACES GROUND SIGN 2 PER SEC.82-28.C.B EXISTING TREES TO REMAIN, EXISTING TREES TO REMAIN, TYP. SEE LANDSCAPE PLAN OVERALL DEVELOPMENT TYP. SEE LANDSCAPE PLAN FOR NEW PLANTINGS TOUHY AVE. FOR NEW PLANTINGS REQUIRED PROPOSED 199 SPACES 240 SPACES EXISTING TRAFFIC SIGNAL ARCHITECTURAL SITE PLAN 1 SCALE: 1" = 60'-0" 1 728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH 6&$/(   PROPOSED '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ 352-(&7     ARCHITECTURAL SITE PLAN  3URMHFW   9 8 7 6 5 4 3 2 1 TREE PROTECTION NOTES 1. BEFORE ANY EXCAVATION, CALL TO LOCATE ANY EXISTING UTILITIES ON THE SITE. THE G CONTRACTOR SHALL FAMILIARIZE HIM/HERSELF WITH THE LOCATIONS OF ALL BURIED UTILITIES IN G THE AREAS OF WORK BEFORE STARTING OPERATIONS. THE CONTRACTOR SHALL BE LIABLE FOR THE COST OF REPAIRING OR REPLACING ANY BURIED CONDUITS, CABLES OR PIPING DAMAGED DURING THE INSTALLATION OF THIS WORK. 2. FOUR FOOT HIGH SNOW FENCING OR OTHER RIGID MATERIAL IS TO BE ERECTED AROUND THE DRIPLINE OF ALL TREES TO BE SAVED IN ACCORDANCE WITH THE SKOKIE ZONING ORDINANCE. 3. A TREE REMOVAL PERMIT MUST BE OBTAINED FROM THE PLANNING OFFICE PRIOR TO ALL TREE EXISTING REMOVAL ACTIVITY INVOLVING TREES SIX (6) INCHES OR MORE D.B.H. IN ACCORDANCE WITH BUILDING [MUNICIPALITY] ZONING ORDINANCE. 4. TREES TO BE REMOVED MUST BE MARKED IN THE FIELD WITH RED PAINT OR FLAGS AND INSPECTED BY THE SKOKIE FORESTRY OFFICE PRIOR TO ANY TREES BEING REMOVED. F F 5. IF NECESSARY TO CONDUCT WORK OR DIGGING WITHIN THE ROOT ZONE OF TREES TO REMAIN, THE LANDSCAPE ARCHITECT MUST BE NOTIFIED AND ADDITIONAL PROTECTIVE MEASURES, SUCH AS ROOT PRUNING OR BRIDGING, MUST BE EMPLOYED BY A LICENSED TREE SERVICE. EXISTING TREE TO BE REMOVED (TYP) 6. PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND UTILITIES TO REMAIN FROM DAMAGE CAUSED BY SETTLEMENT, LATERAL MOVEMENT, UNDERMINING, WASHOUTS AND OTHER HAZARDS CAUSED BY 5781 SITE IMPROVEMENT OPERATIONS. 5777 5780 7. CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL EXISTING TREES TO REMAIN. PREVENT ANY NORTH LINDER AVENUE TREE PROTECTION 5779 DISTURBANCE OF EXISTING TREES INCLUDING ROOT ZONES. USE TREE PROTECTION BARRICADES FENCING (TYP) EXISTING 5778 WHERE INDICATED. PROTECT EXISTING TREES TO REMAIN AGAINST UNNECESSARY CUTTING, BUILDING BREAKING OR SKINNING OF ROOTS, BRUISING OF BARK OR SMOTHERING OF TREES. DRIVING, EXISTING TREE TO PARKING, DUMPING, STOCKPILING AND/OR STORAGE OF VEHICLES, EQUIPMENT, SUPPLIES, REMAIN (TYP) MATERIALS OR DEBRIS ON TOP THE ROOT ZONES AND/OR WITHIN THE DRIPLINE OF EXISTING TREES E E OR OTHER PLANT MATERIAL TO REMAIN IS STRICTLY PROHIBITED. 5776 5782 8. EXERCISE CAUTION WHEN WORKING AND DIGGING NEAR TREES LOCATED ON ADJACENT PROPERTY. 9. THE CONTRACTOR AT ALL TIMES SHALL KEEP THE PREMISES ON WHICH WORK IS BEING DONE, CLEAR OF RUBBISH AND DEBRIS. ALL PAVEMENT AND DEBRIS REMOVED FROM THE SITE SHALL BE 5775 O NO 5774 DISPOSED OF LEGALLY. N ST T 10. ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL APPLICABLE FEDERAL, STATE AND LOCAL CODES AND ORDINANCES. R FO U R 5783 C TI 11. TREE INVENTORY CONDUCTED BY DAVE COULTER LICENSED ARBORIST #IL-0094 O 5773 12. EXISTING TREES HAVE BEEN LOCATED WITH GIS COORDINATES. LOCATIONS ARE APPROXIMATE BUT N D ACCURATE. FIELD VERIFICATION IS RECOMMENDED PRIOR TO REMOVAL ACTIVITY. C D PROPOSED PROPOSED BUILDING 5772 BUILDING 5784 5805 5808 5806 5804 5807 5803 5787 C 5790 C 5802 5789 5788 5815 5812 5809 5786 5814 5801 EXISTING TREE 5791 5785 Architects 5813 5810 5793 5792 TREE PROTECTION TO BE REMOVED TREE PROTECTION 5811 5794 FENCING (TYP) (TYP) FENCING (TYP) WEST TOUHY AVENUE EXISTING TREE TO EXISTING TREE TO REMAIN (TYP) OKW REMAIN (TYP) Architects 600 West Jackson Blvd Chicago, IL 60661 N T 312.798.7700 B B F 312.798.7777 www.okwarchitects.com TREE PRESERVATION PLAN EXISTING TREES TO BE PRESERVED TREE DRIPLINE SCALE: 1" = 30'-0" 0 15' 30' 60' TOUHY & LINDER COMMERCIAL SNOW FENCE PLACED 1' OUTSIDE OF DRIPLINE DEVELOPMENT SKOKIE, IL TREE DRIPLINE EXISTING TREES TO BE PRESERVED TREE PRESERVATION PLAN SNOW FENCE 1' OUTSIDE TREE INVENTORY & DRIPLINE TREE REMOVAL NOTES A A DRAWN BY: DJW CHECKED: KMT TREE FENCING DETAIL c 2024 OKW ARCHITECTS DATE: SHEET NO.: PROJ. NO.: TP1.0 9 8 7 6 5 4 3 2 1  9 8 7 6 5 4 3 2 1 G G SEE SHEET L1.1 2-GTI 250-ef 2-LIT F F EXISTING 2-PLA BUILDING 2-TAR 250-ef EXISTING LANDSCAPING AT BUILDING D 2-UCU TO REMAIN E 1-UCU E NORTH LINDER AVENUE 250-ef EXISTING BUILDING SEE SHEET L1.1 R ION MOWED TURF FO CT T U 1-AFR O N STR N 5-RK O D 2-UCU C D 5-SP 5-RK MOWED TURF 5-RK PROPOSED 5-SP PROPOSED BUILDING BUILDING 5-RK 125-ef C 1-AFR C 3-QBI 10-ls MONUMENT SIGN 1-CEO 1-CEO 1-AFR 150-ef 50-ef MONUMENT 9-JCM 50-ef 6-JCM 250-ef 100-ef SIGN 5-pv 6-SM 5-rf 5-pv 6-SM 5-ep Architects 20-as 5-pv 6-SM 5-ep 5-pv 6-SM 5-rf 5-rf 5-HP 5-pv 5-ep 5-HP 5-pv 9-nf 5-ep 5-HP 5-pv 5-rf 5-HP 5-pv LANDSCAPE REQUIREMENT SUMMARY 10-nf 6-pv 22-as OKW SITE AREA SF Architects PARKWAY LENGTH (TOUHY AVE) 528 LF 600 West Jackson Blvd Chicago, IL 60661 PARKWAY LENGTH (LINDER AVE) 403 LF T 312.798.7700 B REQUIRED PARKWAY TREES (1:30 LF) 31 B F 312.798.7777 MOWED MOWED EXISTING TREES TO REMAIN 8 www.okwarchitects.com 1-PLA 1-QBI 1-QBI 2-PLA 2-LIT 2-UCU 1-QBI WEST TOUHY AVENUE TURF TURF PROPOSED PARKWAY TREES 22 TOTAL PARKWAY TREES: 31 TOUHY & LINDER PARKING SPACES 168 REQUIRED SHADE TREES (1:15 SPACES) 12 COMMERCIAL PROPOSED SHADE TREES 21 DEVELOPMENT SKOKIE, IL OVERALL LANDSCAPE PLAN KEY N A OVERALL LANDSCAPE PLAN KEY A 0 15' 30' 60' DRAWN BY: DJW CHECKED: KMT SCALE: 1" = 30'-0" c 2024 OKW ARCHITECTS DATE: SHEET NO.: PROJ. NO.: L1.0 9 8 7 6 5 4 3 2 1  9 8 7 6 5 4 3 2 1 3-HA G 1-TAR G 150-ef TURF 1-CK 6-TD 500-ef TURF F F 1-GTI 150-ef 1-CK 6-TD 5-HA TURF 5-TD E 15-nf E 15-nf 8-TD O NO TURF N ST T 150-ef EXISTING BUILDING R FO U R C TI 50-ef 1-CK O 3-JCM N D 1-TAR 5-TON 75-ef 175-ef C D 1-GTI TURF 150-ef TURF 1-GTI 1-QBI 8-AM 150-ef TURF 5-JUS TURF 3-JCM 9-cg TURF 10-RA 150-ef 5-TPG 3-JCM 3-SM TURF C 13-nf 7-TD C 5-AM 3-HP 6-HA 50-ef 5-SP 4-TD 1-CEO 5-AM 13-nf 50-ef TURF Architects 3-SP 5-TD PROPOSED 5-VJ 3-JCM TURF BUILDING PROPOSED TURF BUILDING OKW 4-TD Architects 15-cg 3-VJ 13-nf 600 West Jackson Blvd 1-CEO 7-cg Chicago, IL 60661 T 312.798.7700 B 3-HP B 1-HS F 312.798.7777 8-RA www.okwarchitects.com 5-TD 12-sh 3-SM 7-sh 1-GBI TOUHY & LINDER 5-SM 1-TAR COMMERCIAL 3-JCM TURF 250-ef DEVELOPMENT SKOKIE, IL BUILDING FOUNDATION 150-ef 150-ef 11-RA 1-GBI LANDSCAPE PLANS N A BUILDING A & BUILDING B LANDSCAPE PLAN N BUILDING C FOUNDATION LANDSCAPE PLAN DRAWN BY: DJW CHECKED: KMT A SCALE: 1" = 20'-0" 0 10' 20' 40' c 2024 OKW ARCHITECTS SCALE: 1" = 20'-0" 0 10' 20' 40' DATE: SHEET NO.: PROJ. NO.: L1.1 9 8 7 6 5 4 3 2 1  9 8 7 6 5 4 3 2 1 LANDSCAPE MAINTENANCE SPECIFICATIONS VERTICAL AND TRUE ROTATED FOR BEST GENERAL CONSTRUCTION NOTES SELECTIVE PRUNING APPEARANCE DONE AFTER PLANTING TREE WRAP THE CONTRACTOR SHALL PROVIDE AS A SEPARATE BID, MAINTENANCE FOR A PERIOD OF 1 YEAR AFTER FINAL ACCEPTANCE OF THE PROJECT TREES, SHRUBS, & GROUND COVER (CONT.) TREE SHALL BEAR LANDSCAPING. THE CONTRACTOR MUST BE ABLE TO PROVIDE CONTINUED MAINTENANCE IF REQUESTED BY THE OWNER OR PROVIDE THE NAME OF A SAME RELATION TO 1. REQUIRED LANDSCAPE MATERIAL SHALL SATISFY FINISHED GRADE AS 3" UNIFORM REPUTABLE LANDSCAPE CONTRACTOR WHO CAN PROVIDE MAINTENANCE. MULCHING RELATED TO DEPTH MULCH. ANNUALLY, ALL TREE AND SHRUB BEDS WILL BE PREPARED AND MULCHED, TO A MINIMUM DEPTH OF 3” WITH QUALITY MULCH TO MATCH EXISTING. BED NURSURY GRADE DO NOT MOUND MULCH AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS STANDARDS AROUND TREE TRUNK PREPARATION SHALL INCLUDE REMOVING ALL WEEDS, CLEANING UP SAID BED, EDGING AND CULTIVATING DECAYED MULCH INTO THE SOIL. DEBRIS AND BE STAKED, WRAPPED, WATERED AND MULCHED G ALL LANDSCAPE MAINTENANCE SERVICES SHALL BE PERFORMED BY TRAINED PERSONNEL USING CURRENT, ACCEPTABLE HORTICULTURAL PRACTICES. FROM EDGING IS TO BE REMOVED FROM BEDS WHERE APPLICABLE. IF DEEMED NECESSARY, A PRE-EMERGENT HERBICIDE MAY BE APPLIED TO THE SOIL TAPER TO G TO INHIBIT THE GROWTH OF FUTURE WEEDS. FINISHED GRADE PER ORDINANCE. ALL WORK SHALL BE PERFORMED IN A MANNER THAT MAINTAINS THE ORIGINAL INTENT OF THE LANDSCAPE DESIGN. FINISHED ORGANICALLY MAINTAINED GARDENS SHALL NOT RECEIVE ANY PRE-EMERGENT HERBICIDES. MULCH IN EXCESS OF 4” WILL BE REMOVED FROM THE BED CONSTRUCT 3" GRADE ALL CHEMICAL APPLICATIONS SHALL BE PERFORMED IN ACCORDANCE WITH CURRENT COUNTY, STATE AND FEDERAL LAWS, USING EPA REGISTERED AREAS. SPECIAL CARE SHALL BE TAKEN IN THE MULCHING OPERATION NOT TO OVER-MULCH OR COVER THE BASE OF TREES AND SHRUBS. THIS CAN BE SAUCER AROUND PLANT PIT MULCH FOLLOWS DRIPLINE 5' MULCH BED 2. BEFORE ANY EXCAVATION ON THE SITE, CALL TO MATERIALS AND METHODS OF APPLICATION. THESE APPLICATIONS SHALL BE PERFORMED UNDER THE SUPERVISION OF A LICENSED CERTIFIED DETRIMENTAL TO THE HEALTH OF THE PLANTS. FOR EVERGREENS FOR SHADE TREES APPLICATOR. LOCATE ANY EXISTING UTILITIES ON THE SITE. THE WEEDING CONTRACTOR SHALL FAMILIARIZE HIM/HERSELF WITH APPROVALS ALL BEDS SHALL BE WEEDED ON A CONTINUOUS BASIS THROUGHOUT THE GROWING SEASON TO MAINTAIN A NEAT APPEARANCE AT ALL TIMES. SOIL MIX THE LOCATIONS OF ALL BURIED UTILITIES IN THE AREAS ANY WORK PERFORMED IN ADDITION TO THAT WHICH IS OUTLINED IN THE CONTRACT SHALL ONLY BE DONE UPON WRITTEN APPROVAL BY THE OWNER’S TREE BALL TO 6" MIN. REMAIN INTACT REPRESENTATIVE. PRE-EMERGENT (SOIL-APPLIED) AND POST-EMERGENT (FOLIAR-APPLIED) HERBICIDES SHALL BE USED WHERE AND WHEN APPLICABLE AND IN LEVELING & COMPLETELY OF WORK BEFORE STARTING OPERATIONS. THE ACCORDANCE WITH THE PRODUCT’S LABEL. COURSE COVERED WITH ALL SEASONAL COLOR SELECTIONS SHALL BE APPROVED BY THE OWNER’S REPRESENTATIVE PRIOR TO ORDERING AND INSTALLATION. SPECIFIED SOIL CONTRACTOR SHALL BE LIABLE FOR THE COST OF SCARIFY AND LOOSEN EDGES OF MIX AND/OR MULCH INSECT & DISEASE CONTROL: TREES, SHRUBS & GROUNDCOVER TREE PIT TO ENCOURAGE NEW REPAIRING OR REPLACING ANY BURIED CONDUITS, SOIL TESTING ROOT PENETRATION THE MAINTENANCE CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING THE LANDSCAPE SITE ON A REGULAR BASIS. THE MONITORING CABLES OR PIPING DAMAGED DURING THE THE MAINTENANCE CONTRACTOR SHALL PERFORM SOIL TESTS AS NEEDED TO IDENTIFY ANY IMBALANCES OR DEFICIENCIES CAUSING PLANT MATERIAL FREQUENCY SHALL BE MONTHLY EXCEPT FOR GROWING SEASON, WHICH WILL BE EVERY OTHER WEEK. TRAINED PERSONNEL SHALL MONITOR FOR DECLINE. THE OWNER SHALL BE NOTIFIED OF THE RECOMMENDATION FOR APPROVAL, AND THE NECESSARY CORRECTIONS MADE AT AN ADDITIONAL PLANT DAMAGING INSECT ACTIVITY, PLANT PATHOGENIC DISEASES AND POTENTIAL CULTURAL PROBLEMS IN THE LANDSCAPE. THE PEST OR CULTURAL INSTALLATION OF THIS WORK. COST TO THE OWNER. PROBLEM WILL BE IDENTIFIED UNDER THE SUPERVISION OF THE CONTRACTOR. TREE PLANTING DETAIL ACCEPTABLE SOIL TEST RESULTS: FOR PLANT DAMAGING INSECTS AND MITES IDENTIFIED IN THE LANDSCAPE, THE CONTRACTOR SHALL CONSULT AND FOLLOW THE RECOMMENDATIONS 3. FOUR FOOT HIGH FENCING OR OTHER RIGID MATERIAL OF THE MOST CURRENT EDITION OF THE STATE COOPERATIVE SERVICE PUBLICATION ON INSECT CONTROL ON LANDSCAPE PLANT MATERIAL. LANDSCAPE TREES & SHRUBS TURF IS TO BE ERECTED AROUND THE DRIP-LINE OF ALL PLANT PATHOGENIC DISEASE PROBLEMS IDENTIFIED BY THE CONTRACTOR THAT CAN BE RESOLVED BY PRUNING OR PHYSICAL REMOVAL OF DAMAGED PH RANGE 5.0-7.0 6.0-7.0 PLANT PARTS WILL BE PERFORMED AS PART OF THE CONTRACT. FOR AN ADDITIONAL CHARGE, PLANT PATHOGENIC DISEASES THAT CAN BE RESOLVED TREES TO BE SAVED. F ORGANIC MATTER >1.5% >2.5% THROUGH PROPERLY TIMED APPLICATIONS OF FUNGICIDES SHALL BE MADE WHEN THE OWNER AUTHORIZES IT. F TRIANGULATED MAGNESIUM (MG) 100+LBS./ACRE 100+LBS./ACRE LAYOUT 4. PLANT QUANTITIES ON PLANT LIST INTENDED TO BE A IF THE CONTRACTOR NOTES AN ESPECIALLY INSECT-OR DISEASE-PRONE PLANT SPECIES IN THE LANDSCAPE, HE/SHE WILL SUGGEST REPLACEMENT PHOSPHORUS (P2O5) 150+LBS./ACRE 150+LBS./ACRE WITH A MORE PEST-RESISTANT CULTIVAR OR SPECIES THAT IS CONSISTENT WITH THE INTENT OF THE LANDSCAPE DESIGN. GUIDE. ALL QUANTITIES SHALL BE CHECKED AND POTASSIUM (K2O) 120+LBS./ACRE 120+LBS./ACRE SEE LANDSCAPE NOTE: FOR IDENTIFICATION OF PLANT-DAMAGING INSECTS AND MITES, A REFERENCE TEXTBOOK THAT CAN BE USED IS INSECTS THAT FEED ON TREES PLAN FOR VERIFIED ON PLANTING PLAN. ANY DISCREPANCIES SOLUBLE SALTS NOT TO EXCEED 900PPM/1.9 MMHOS/CM NOT TO EXCEED 750PPM/0.75 MMHOS/CM AND SHRUBS BY JOHNSON AND LYON, COMSTOCK PUBLISHING ASSOCIATES. FOR PLAN PATHOGENIC DISEASES, TWO REFERENCES ARE SUGGESTED: SPACING SCOUTING AND CONTROLLING WOODY ORNAMENTAL DISEASES IN LANDSCAPES AND NURSERIES, AUTHORIZED BY GARY MOORMAN, PUBLISHED BY SHALL BE DISCUSSED WITH THE LANDSCAPE IN SOIL; NOT TO EXCEED 1400 PPM/2.5 IN SOIL; NOT TO EXCEED 2000 PPM/2.0 PENN STATE COLLEGE OF AGRICULTURAL SCIENCES, AND DISEASES OF TREES AND SHRUBS BY SINCLAIR AND LYON, PUBLISHED BY COMSTOCK ARCHITECT. MMHOS/CM IN HIGH ORGANIC MIX MMHOS/CM IN HIGH ORGANIC MIX PUBLISHING PRESS. SELECTIVE 3" UNIFORM DEPTH PRUNING DONE MULCH,DO NOT MOUND AFTER PLANTING FOR UNUSUAL SOIL CONDITIONS, THE FOLLOWING OPTIONAL TESTS ARE RECOMMENDED WITH LEVELS NOT TO EXCEED: TRASH REMOVAL MULCH AROUND 5. ANY DEVIATIONS FROM OR MODIFICATIONS TO THIS BASE OF SHRUB THE MAINTENANCE CONTRACTOR SHALL REMOVE TRASH FROM ALL SHRUB AND GROUNDCOVER BEDS WITH EACH VISIT. ROOT COLLAR SHALL BE PLAN SHALL BE APPROVED BY THE LANDSCAPE BORON 3 POUNDS PER ACRE TAPER TO +1" ABOVE LEAF REMOVAL FINISHED FINISHED ARCHITECT PRIOR TO INSTALLATION. MANGANESE 50 POUNDS PER ACRE GRADE ALL FALLEN LEAVES SHALL BE REMOVED FROM THE SITE IN NOVEMBER AND ONCE IN DECEMBER. IF REQUESTED BY THE OWNER, THE MAINTENANCE GRADE POTASSIUM (K2O) 450 POUNDS PER ACRE CONTRACTOR, AT AN ADDITIONAL COST TO THE OWNER SHALL PERFORM SUPPLEMENTAL LEAF REMOVALS. SOIL 6. CONTRACTOR TO NOTIFY LANDSCAPE ARCHITECT UPON SODIUM 20 POUNDS PER ACRE MIX WINTER CLEAN-UP DELIVERY OF PLANT MATERIAL TO THE SITE. FINISHED THE PROJECT SHALL RECEIVE A GENERAL CLEAN-UP ONCE DURING EACH OF THE WINTER MONTHS, I.E., JANUARY, FEBRUARY, AND MARCH. GRADE SHRUB BALL TO REMAIN WORKMANSHIP INTACT & COMPLETELY LANDSCAPE ARCHITECT RESERVES THE RIGHT TO 3" LEVELING COVERED WITH CLEAN-UP INCLUDES: COURSE REJECT ANY PLANT MATERIAL THAT DOESN'T MEET DURING LANDSCAPE MAINTENANCE OPERATIONS, ALL AREAS SHALL BE KEPT NEAT AND CLEAN. PRECAUTIONS SHALL BE TAKEN TO AVOID DAMAGE TO SPECIFIED SOIL MIX · CLEANING CURBS AND PARKING AREAS AND/OR MULCH EXISTING STRUCTURES. ALL WORK SHALL BE PERFORMED IN A SAFE MANNER TO THE OPERATORS, THE OCCUPANTS AND ANY PEDESTRIANS. E · REMOVING ALL TRASH AND UNWANTED DEBRIS SCARIFY TO 4" DEPTH STANDARDS OR SPECIFICATIONS OF THE PROJECT. E AND RECOMPACT UPON COMPLETION OF MAINTENANCE OPERATIONS, ALL DEBRIS AND WASTE MATERIAL SHALL BE CLEANED UP AND REMOVED FROM THE SITE, UNLESS · TURNING MULCH WHERE NECESSARY PROVISIONS HAVE BEEN GRANTED BY THE OWNER TO USE ON-SITE TRASH RECEPTACLES. ANY DAMAGE TO THE LANDSCAPE, STRUCTURES, OR · INSPECTION OF GROUNDS 7. ALL PLANT MATERIAL TO BE INSTALLED PER THE IRRIGATION SYSTEMS CAUSED BY THE MAINTENANCE CONTRACTOR, SHALL BE REPAIRED BY THE MAINTENANCE CONTRACTOR WITHOUT CHARGE TO THE OWNER. SHRUB PLANTING DETAIL PLANTING DETAILS PROVIDED ON THIS PLAN SET. TURF SEASONAL COLOR: PERENNIALS, ANNUALS, AND BULBS 8. ALL BED EDGES TO BE WELL SHAPED, SPADE CUT, WITH GENERAL CLEAN UP THE INSTALLATION OF PERENNIALS, ANNUALS, AND BULBS, UNLESS SPECIFIED HEREIN, SHALL BE REVIEWED WITH THE OWNER, AND, IF ACCEPTED, SEE LANDSCAPE PLAN FOR LINES AND CURVES AS SHOWN ON THIS PLAN SET. O NO PRIOR TO MOWING, ALL TRASH, STICKS, AND OTHER UNWANTED DEBRIS SHALL BE REMOVED FROM LAWNS, PLANT BEDS, AND PAVED AREAS. INSTALLED AND BILLED TO THE OWNER. SEASONAL COLOR MAINTENANCE SPACING 9. ALL PLANTING BEDS TO BE PREPARED WITH PLANTING N ST T R FO MOWING PERENNIALIZATION OF BULBS: TRIANGULATED MIX: 50% TOPSOIL, 50% SOIL AMENDMENTS (3 PARTS LAYOUT TURF GRASSES, INCLUDING BLUE GRASS, TALL FESCUE, PERENNIAL RYEGRASS, ETC., SHALL BE MAINTAINED AT A HEIGHT OF 2” TO 3” IN SPRING AND FALL. FROM JUNE THROUGH SEPTEMBER, MOWING HEIGHT SHALL BE MAINTAINED AT NO LESS THAN 3”. 1. AFTER FLOWERING, CUT OFF SPENT FLOWER HEADS. PEATMOSS, 1 PART COMPOST, 1 PART SAND) U R C THE MOWING OPERATION INCLUDES TRIMMING AROUND ALL OBSTACLES, RAKING EXCESSIVE GRASS CLIPPINGS AND REMOVING DEBRIS FROM WALKS, 2. ALLOW LEAVES OF DAFFODILS AND HYACINTHS TO REMAIN FOR SIX WEEKS AFTER FLOWERS HAVE FADED. CUT OFF AT BASE. 3. ALLOW LEAVES OF OTHER BULBS TO YELLOW NATURALLY AND THEN CUT OFF AT BASE. 10. ALL PARKING LOT ISLANDS SHALL BE BACKFILLED WITH TI CURBS, AND PARKING AREAS. CAUTION: MECHANICAL WEEDERS SHOULD NOT BE USED AROUND TREES BECAUSE OF POTENTIAL DAMAGE TO THE BARK. THE FOLLOWING: 2' OF BLENDED GARDEN SOIL MIX O EDGING 4. APPLY FERTILIZER AFTER FLOWERING IN SPRING, POSSIBLY AGAIN IN FALL. APPLY 10-10-10 AT THE RATE OF 2 POUNDS PER 1000 SQUARE FEET OR TOP-DRESS WITH COMPOST 1” DEEP. FALL FERTILIZATION WITH A BULB FERTILIZER OR MULCHING WITH 1” OF COMPOST IS OPTIONAL. (60% TOPSOIL, 30% COMPOST, 10% SAND) OR 6" OF ONE N D EDGING OF ALL SIDEWALKS, CURBS AND OTHER PAVED AREAS SHALL BE PERFORMED ONCE EVERY OTHER MOWING. DEBRIS FROM THE EDGING OPERATIONS SHALL BE REMOVED AND THE AREAS SWEPT CLEAN. CAUTION SHALL BE USED TO AVOID FLYING DEBRIS. FLOWER ROTATION: RAISE BED 3" ABOVE FINISHED SELECTIVE PRUNING DONE AFTER STEP BY MIDWEST TRADING, TOP DRESSED AND TILLED C D GRADE INSTALLATION INTO 18" OF TOPSOIL. FERTILIZING 1. BULBS: REMOVE THE ENTIRE PLANT AND BULB AFTER FLOWERS HAVE FADED OR AT THE DIRECTION OF THE OWNER AND INSTALL NEW PLANTS IF TAPER TO INCLUDED IN CONTRACT. FINISHED 3" DEPTH SEASONALLY STEPPED FERTILIZER SHALL BE APPLIED IN AREAS BASED ON THE EXISTING TURF SPECIES. GRADE 2. SUMMER ANNUALS OR FALL PLANTS: MULCH 11. ALL SPECIFIED LANDSCAPE MATERIAL INDICATED ON LAWN WEED CONTROL: HERBICIDES A. DEAD HEADING: PINCH AND REMOVE DEAD FLOWERS ON ANNUALS AS NECESSARY. THE CONSTRUCTION DOCUMENTS WILL BE REQUIRED SELECTION AND PROPER USE OF HERBICIDES SHALL BE THE LANDSCAPE CONTRACTOR’S RESPONSIBILITY. ALL CHEMICAL APPLICATIONS SHALL BE B. FERTILIZING SUMMER ANNUALS: FERTILIZE USING ONE OR TWO METHODS: APPLY A SLOW-RELEASE FERTILIZER IN MAY FOLLOWING 2" MIN. LEVELING TO BE MAINTAINED THROUGHOUT THE LIFE OF THE PERFORMED UNDER THE SUPERVISION OF A LICENSED CERTIFIED APPLICATOR. READ THE LABEL PRIOR TO APPLYING ANY CHEMICAL. MANUFACTURER’S RECOMMENDATIONS. A BOOSTER SUCH AS 10-10-10 MAY BE NECESSARY IN LATE SUMMER. OR, APPLY LIQUID FINISHED COURSE FERTILIZATIONS OF 20-20-20 WATER-SOLUBLE FERTILIZERS, NOT TO EXCEED 2 POUNDS OF 20-20-20 PER 100 GALLONS OF WATER, GRADE CUT AND REMOVE PLANTING PROJECT AND MUST BE REPLACED SHOULD IT DIE OR CONTAINER BEFORE INSTALLATION INSECT & DISEASE CONTROL FOR TURF MONTHLY; OR MULCH WITH COMPOST 1” DEEP. SOIL MIX KEEPING BALL INTACT BECOME DAMAGED. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING THE SITE CONDITIONS ON EACH VISIT TO DETERMINE IF ANY INSECT PEST OR DISEASE C. REMOVAL: IF FALL PLANTS ARE TO BE INSTALLED, SUMMER ANNUALS SHALL BE LEFT IN THE GROUND UNTIL THE FIRST KILLING FROST PROBLEMS EXIST. THE CONTRACTOR SHALL IDENTIFY THE INSECT PEST OR DISEASE, AS WELL AS THE HOST PLANT, AND THEN CONSULT THE MOST AND THEN REMOVED, UNLESS OTHERWISE DIRECTED BY THE OWNER. CURRENT EDITION OF THE COOPERATIVE EXTENSION SERVICE’S “COMMERCIAL INSECTICIDE RECOMMENDATION FOR TURF” FOR CONTROL. THE LICENSED APPLICATOR SHALL BE FAMILIAR WITH THE LABEL PROVIDED FOR THE SELECTED PRODUCT PRIOR TO APPLICATION. GROUNDCOVER DETAIL 12. ALL PLANT MATERIAL SHALL HAVE A ONE YEAR PERENNIALS: GUARANTEE FROM SUBSTANTIAL COMPLETION AS INSPECTION AND TREATMENT TO CONTROL INSECT PESTS SHALL BE INCLUDED IN THE CONTRACT PRICE. 1. AFTER INITIAL INSTALLATION, IF A TIME-RELEASED FERTILIZER HAS BEEN INCORPORATED DURING PLANT INSTALLATION, NO MORE FERTILIZER DETERMINED BY THE LANDSCAPE ARCHITECT, AND NEED BE APPLIED THE FIRST GROWING SEASON. SHALL BE REPLACED SHOULD IT DIE WITHIN THAT 2. THE FOLLOWING YEAR: TREES, SHRUBS, & GROUND COVER PERIOD. A. FERTILIZE PERENNIALS WITH A SLOW-RELEASE FERTILIZER OR ANY 50% ORGANIC FERTILIZER, OR MULCH PERENNIALS WITH COMPOST 1” PRUNING DEEP. ALL ORNAMENTAL TREES, SHRUBS AND GROUND COVER SHALL BE PRUNED WHEN APPROPRIATE TO REMOVE DEAD OR DAMAGED BRANCHES, DEVELOP B. CUT ALL DECIDUOUS PERENNIALS FLUSH TO THE GROUND BY MARCH 1, IF THIS WAS NOT DONE THE PREVIOUS FALL, TO ALLOW NEW 13. PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND THE NATURAL SHAPES. DO NOT SHEAR TREES OR SHRUBS. IF PREVIOUS MAINTENANCE PRACTICE HAS BEEN TO SHEAR AND BALL, THEN A NATURAL GROWTH TO DEVELOP FREELY. C SHAPE WILL BE RESTORED GRADUALLY. UTILITIES TO REMAIN FROM DAMAGE CAUSED BY C C. MULCH THE PERENNIAL BED ONCE IN EARLY SPRING AT 1”-2” DEPTH. IF SOIL IS BARED IN LATE FALL, RE-MULCH LIGHTLY AFTER GROUND IS FROZEN TO PROTECT PERENNIALS. SETTLEMENT, LATERAL MOVEMENT, UNDERMINING, PRUNING GUIDELINES: D. INSPECT FOR INSECT OR DISEASE PROBLEMS ON PERENNIALS. MONITOR AND CONTROL SLUGS ON HOSTAS AND LIGULARIAS. POWDERY WASHOUTS AND OTHER HAZARDS CAUSED BY SITE 1. PRUNE PLANTS THAT FLOWER BEFORE THE END OF JUNE (SPRING BLOOMING) IMMEDIATELY AFTER FLOWERING. FLOWER BUDS DEVELOP DURING MILDEW ON PHLOX, MONARDAS, AND ASTERS CAN BE PREVENTED WITH PROPERLY TIMED FUNGICIDES OR USE OF DISEASE-RESISTANT THE PREVIOUS GROWING SEASON. FALL, WINTER OR SPRING PRUNING WOULD REDUCE THE SPRING FLOWERING DISPLAY. VARIETIES. IMPROVEMENT OPERATIONS. 2. PRUNE PLANTS THAT FLOWER IN JULY – SEPTEMBER (SUMMER OR AUTUMN BLOOMING) IN WINTER OR SPRING BEFORE NEW GROWTH BEGINS, E. WEED PERENNIAL BED AS SPECIFIED IN “WEEDING” ABOVE. SINCE THESE PLANTS DEVELOP FLOWERS ON NEW GROWTH. F. PRUNE BRANCHING SPECIES TO INCREASE DENSITY. CUT ONLY THE FLOWERING STEMS AFTER BLOOMING. DO NOT REMOVE THE 14. ALL LAWN AREAS TO BE SEEDED WITH STANDARD TURF 3. DELAY PRUNING PLANTS GROWN FOR ORNAMENTAL FRUITS, SUCH AS COTONEASTERS AND VIBURNUMS. FOLIAGE. GRASS SEED AND COVERED WITH EROSION CONTROL 4. HOLLIES AND OTHER EVERGREENS MAY BE PRUNED DURING WINTER IN ORDER TO USE THEIR BRANCHES FOR SEASONAL DECORATION. 3. THE FOLLOWING FALL CUT BACK DETERIORATING PLANT PARTS UNLESS INSTRUCTED TO RETAIN FOR WINTER INTEREST, E.G. SEDUM AUTUMN HOWEVER, SEVERE PRUNING OF EVERGREENS SHOULD BE DONE IN EARLY SPRING ONLY. JOY AND ORNAMENTAL GRASSES. BLANKET. UNLESS OTHERWISE SPECIFIED ON THE 5. BROADLEAF EVERGREEN SHRUBS SHALL BE HAND-PRUNED TO MAINTAIN THEIR NATURAL APPEARANCE AFTER THE NEW GROWTH HARDENS OFF. 4. LONG-TERM CARE: PLAN. Architects 6. HEDGES OR SHRUBS THAT REQUIRE SHEARING TO MAINTAIN A FORMAL APPEARANCE SHALL BE PRUNED AS REQUIRED. DEAD WOOD SHALL BE A. DIVIDE PLANTS THAT OVERCROWD THE SPACE PROVIDED. DIVIDE ACCORDING TO THE SPECIES. SOME NEED FREQUENT DIVIDING, E.G. REMOVED FROM SHEARED PLANTS BEFORE THE FIRST SHEARING OF THE SEASON. ASTERS AND YARROW EVERY TWO YEARS; OTHER RARELY, IF EVER, E.G. PEONIES, HOSTAS, AND ASTILBE. 15. ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES, 7. CONIFERS SHALL BE PRUNED, IF REQUIRED, ACCORDING TO THEIR GENUS. B. FOR DETAILED INFORMATION REGARDING THE CARE OF SPECIFIC PERENNIALS, REFER TO ALL ABOUT PERENNIALS BY ORTHO; PERENNIALS: HOW TO SELECT, GROW AND ENJOY BY PAMELA HARPER AND FREDERICK MCGOUTY, HP BOOKS PUBLISHER; HERBACEOUS EXCLUDING SHRUB BEDS, TO BE RESTORED WITH TURF A. YEWS, JUNIPERS, HEMLOCKS AND ARBORVITAE MAY BE PRUNED AFTER NEW GROWTH HAS HARDENED OFF IN LATE SUMMER. IF SEVERE PERENNIAL PLANTS: A TREATISE ON THEIR IDENTIFICATION, CULTURE AND GARDEN ATTRIBUTES BY ALLAN ARMITAGE, STIPES PUB LLC. OKW PRUNING IS NECESSARY, IT MUST BE DONE IN EARLY SPRING. GRASS SEED AND COVERED WITH AN EROSION Architects B. FIRS AND SPRUCES MAY BE LIGHTLY PRUNED IN LATE SUMMER, FALL, OR WINTER AFTER COMPLETING GROWTH. LEAVE SIDE BUDS. NEVER CONTROL BLANKET. CUT CENTRAL LEADER. 600 West Jackson Blvd SUMMARY OF MAINTENANCE Chicago, IL 60661 C. PINES MAY BE LIGHTLY PRUNED IN EARLY JUNE BY REDUCING CANDLES. 16. CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL T 312.798.7700 B 8. 9. GROUNDCOVER SHALL BE EDGED AND PRUNED AS NEEDED TO CONTAIN IT WITHIN ITS BORDERS. THINNING: REMOVE BRANCHES AND WATER SPROUTS BY CUTTING THEM BACK TO THEIR POINT OF ORIGIN ON PARENT STEMS. THIS METHOD LAWN MAINTENANCE 1. SOIL ANALYSIS PERFORMED ANNUALLY TO DETERMINE PH. IF PH DOES NOT FALL WITHIN SPECIFIED RANGE, ADJUST ACCORDING TO SOIL TEST PARKING ISLAND DETAIL EXISTING TREES TO REMAIN. PREVENT ANY F 312.798.7777 B RESULTS IN A MORE OPEN PLANT, WITHOUT STIMULATING EXCESSIVE GROWTH. THINNING IS USED ON CRAB APPLES, LILACS, VIBURNUMS, ETC. www.okwarchitects.com RECOMMENDATIONS. DISTURBANCE OF EXISTING TREES INCLUDING ROOT 10. RENEWAL PRUNING: REMOVE OLDEST BRANCHES OF SHRUB AT GROUND, LEAVING THE YOUNGER, MORE VIGOROUS BRANCHES. ALSO REMOVE 2. MAINTAIN PROPER FERTILITY AND PH LEVELS OF THE SOIL TO PROVIDE AN ENVIRONMENT CONDUCIVE TO TURF VITALITY FOR TURF GRASSES. ZONES. USE TREE PROTECTION BARRICADES WHERE WEAK STEMS. ON OVERGROWN PLANTS, THIS METHOD MAY BE BEST DONE OVER A THREE-YEAR PERIOD. RENEWAL PRUNING MAY BE USED ON FORSYTHIA, HYDRANGEA, SPIRAEA, ETC. 3. MOW TURF ON A REGULAR BASIS AND AS SEASON AND WEATHER DICTATES. REMOVE NO MORE THAN THE TOP 1/3 OF LEAF BLADE. CLIPPINGS ON PAVED AND BED AREAS WILL BE REMOVED. INDICATED. PROTECT EXISTING TREES TO REMAIN TOUHY & LINDER PLANTS OVERHANGING PASSAGEWAYS AND PARKING AREAS AND DAMAGED PLANTS SHALL BE PRUNED AS NEEDED. 4. AERATE WARM SEASON TURF AREAS TO MAINTAIN HIGH STANDARDS OF TURF APPEARANCE. AGAINST UNNECESSARY CUTTING, BREAKING OR COMMERCIAL SKINNING OF ROOTS, BRUISING OF BARK OR SHADE TREES THAT CANNOT BE ADEQUATELY PRUNED FROM THE GROUND SHALL NOT BE INCLUDED IN THE MAINTENANCE CONTRACT. A CERTIFIED 5. APPLY PRE-EMERGENT TO TURF IN TWO APPLICATIONS IN EARLY FEBRUARY AND EARLY APRIL TO EXTEND BARRIER. 6. APPLY POST EMERGENT AS NEEDED TO CONTROL WEEDS. SMOTHERING OF TREES. DRIVING, PARKING, DUMPING, DEVELOPMENT ARBORIST UNDER A SEPARATE CONTRACT SHALL PERFORM THIS TYPE OF WORK. 7. MECHANICALLY EDGE CURBS AND WALKS. STOCKPILING AND/OR STORAGE OF VEHICLES, SKOKIE, IL SPRING CLEANUP 8. APPLY NON-SELECTIVE HERBICIDE, TO MULCHED BED AREAS AND PAVEMENT AND REMOVE EXCESS RUNNERS TO MAINTAIN CLEAN DEFINED BEDS. EQUIPMENT, SUPPLIES, MATERIALS OR DEBRIS ON TOP PLANT BEDS SHALL RECEIVE A GENERAL CLEANUP BEFORE FERTILIZING AND MULCHING. CLEANUP INCLUDES REMOVING DEBRIS AND TRASH FROM BEDS AND CUTTING BACK HERBACEOUS PERENNIALS LEFT STANDING THROUGH WINTER, E.G. ORNAMENTAL GRASSES, SEDUM AUTUMN JOY. TREE, GROUNDCOVER AND SHRUB BED MAINTENANCE THE ROOT ZONES AND/OR WITHIN THE DRIPLINE OF INSTALLATION & EXISTING TREES OR OTHER PLANT MATERIAL TO FERTILIZING 1. PRUNE SHRUBS, TREES AND GROUNDCOVER TO ENCOURAGE HEALTHY GROWTH AND CREATE A NATURAL APPEARANCE. REMAIN IS STRICTLY PROHIBITED. MONITORING 2. MULCH TO BE APPLIED IN FEBRUARY/MARCH WITH A HALF RATE IN LATE SUMMER TO TOP DRESS. FOR TREES, THE RATE OF FERTILIZATION DEPENDS ON THE TREE SPECIES, TREE VIGOR, AREA AVAILABLE FOR FERTILIZATION, AND GROWTH STAGE OF THE TREE. MATURE SPECIMENS BENEFIT FROM FERTILIZATION EVERY 3 TO 4 YEARS; YOUNGER TREES SHALL BE FERTILIZED MORE OFTEN DURING RAPID 3. APPLY PRE-EMERGENT HERBICIDES IN FEBRUARY AND APRIL. SPECIFICATIONS GROWTH STAGES. 4. MANUAL WEED CONTROL TO MAINTAIN CLEAN BED APPEARANCE. 17. THE CONTRACTOR AT ALL TIMES SHALL KEEP THE THE CURRENT RECOMMENDATION IS BASED ON THE RATE OF 1000 SQUARE FEET OF AREA UNDER THE TREE TO BE FERTILIZED. FOR DECIDUOUS TREES, 5. APPLY FUNGICIDES AND INSECTICIDES AS NEEDED TO CONTROL INSECTS AND DISEASE. PREMISES ON WHICH WORK IS BEING DONE, CLEAR OF CONSTRUCTION NOTES A 2 TO 6 POUNDS OF NITROGEN PER 1000 SQUARE FEET; FOR RUBBISH AND DEBRIS. ALL PAVEMENT AND DEBRIS A 6. ORNAMENTAL SHRUBS, TREES AND GROUNDCOVERS TO BE FERTILIZED THREE (3) TIMES PER YEAR WITH A BALANCED MATERIAL NARROW-LEAF EVERGREENS, 1 TO 4 POUNDS OF NITROGEN PER 1000 SQUARE FEET; FOR BROADLEAF EVERGREENS, 1 TO 3 POUNDS OF NITROGEN PER (JANUARY/FEBRUARY, APRIL/MAY, AND OCTOBER/NOVEMBER) DRAWN BY: DJW KMT REMOVED FROM THE SITE SHALL BE DISPOSED OF CHECKED: 1000 SQUARE FEET. 7. EDGE ALL MULCHED BEDS. LEGALLY c 2024 OKW ARCHITECTS SHRUBS AND GROUNDCOVER SHALL BE TOP-DRESSED WITH COMPOST 1” DEEP OR FERTILIZED ONCE IN MARCH WITH 10-6-4 ANALYSIS FERTILIZER AT THE 8. REMOVE ALL LITTER AND DEBRIS. DATE: SHEET NO.: RATE OF 3 POUNDS PER 100 SQUARE FEET OF BED AREA. ERICACEOUS MATERIAL SHALL BE FERTILIZED WITH AN ERICACEOUS FERTILIZER AT THE MANUFACTURER’S RECOMMENDATION RATE. IF PLANTS ARE GENERAL MAINTENANCE SPADED PLANTING 18. ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL GROWING POORLY, A SOIL SAMPLE SHOULD BE TAKEN. 1. REMOVE ALL MAN-MADE DEBRIS, BLOW EDGES. 2. INSPECT GROUNDS ON A MONTHLY BASIS AND SCHEDULE INSPECTION WITH UNIT OPERATOR. BED EDGE DETAIL APPLICABLE FEDERAL, STATE AND LOCAL CODES AND ORDINANCES. PROJ. NO.: L2.0 9 8 7 6 5 4 3 2 1  FC-1: FIBER PROPOSED BUILDING WALL EIFS-1: EXTERIOR INSULATION T/O PARAPET H. MT-1: METAL COPING 25' - 0" CEMENT SIDING SIGN 1B PER SEC.82-28.B.1.C & FINISH SYSTEMS (EIFS) FB-1: FACE BRICK PROPOSED LOCATION EXTERIOR MATERIAL SCHEDULE OF ROOF-TOP UNIT. T/O PARAPET L. 21' - 8" 7$* '(6&5,37,21 0$18)$&785(5 7<3(02'(/ &2/25 SOLDIER COURSE BRICK 8' - 2" (,)6 (;7(5,25 '5<9,7 28768/$7,21 3$,17(' T/O MASONRY L. 20' - 0" ,168/$7,21 6<67(0 (/'(5:+,7( 2' - 6" ),1,6+6<67(06 6: T/ROOF H.P. (,)6 17' - 0" )% )$&(%5,&. ,17(567$7( 02'8/$5 3/$7,180 %5,&. 62/,')$&( )% )$&(%5,&. ,17(567$7( 02'8/$5 &2$/ T/O STOREFRONT %5,&. 62/,')$&( 10' - 0" )& ),%(5&(0(17 -$0(6+$5',( +$5',( 3$,17(' 6,',1* $57,6$1 *5,==/(*5$< 6,',1* 6: 648$5( &+$11(/ 07 0(7$/&23,1* $7$6 &/$66,& GROUND LEVEL ,17(51$7,21$/ %521=( 0' - 0" 07 0(7$/&$123< 0$3(6&$123,(6 &$17,/(9(5 (;75$'$5. FB-2: FACE BRICK SOLDIER COURSE BRICK MT-2: METAL CANOPY ALUM. STOREFRONT, DARK BRONZE /80,6+$'( %521=( 2 BUILDING B - ELEVATION - WEST 67 6721( &86720&$67 6721( 683(5%/$&. 08 SCALE: 1/8" = 1'-0" T/O PARAPET H. EIFS-1: EXTEIROR INSULATION & PROPOSED LOCATION PROPOSED BUILDING WALL 25' - 0" OF ROOF-TOP UNIT. MT-1: METAL COPING FINISH SYSTEMS (EIFS) SIGN 2B PER SEC.82-28.B.1.C FB-1: FACE BRICK T/O PARAPET L. 21' - 8" 15' - 10" SOLDIER COURSE BRICK T/O MASONRY L. 20' - 0" 3' - 4" T/ROOF H.P. 17' - 0" PAINTED METAL TRELLIS, DARK BRONZE T/O STOREFRONT 10' - 0" PAINTED METAL COLUMN, DARK BRONZE GROUND LEVEL 0' - 0" ST-1: STONE FABRIC CANOPY ALUM. STOREFRONT, DARK BRONZE 1 BUILDING B - ELEVATION - EAST 08 SCALE: 1/8" = 1'-0" 1 728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH 6&$/(    ELEVATIONS '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ 352-(&7     (BUILDING B)  3URMHFW   T/O PARAPET H. MT-1: METAL COPING 25' - 0" PROPOSED BUILDING WALL PROPOSED BUILDING WALL SIGN 2C PER SEC.82-28.B.1.C FB-1: FACE BRICK SIGN 1C PER SEC.82-28.B.1.C PROPOSED LOCATION PROPOSED LOCATION T/O PARAPET L. SOLDIER COURSE BRICK 21' - 8" OF ROOF-TOP UNIT. OF ROOF-TOP UNIT. T/O MASONRY L. 20' - 0" T/ROOF H.P. 15' - 10" 8' - 2" 17' - 0" PAINTED METAL TRELLIS, DARK 3' - 4" 2' - 6" BRONZE T/O STOREFRONT 10' - 0" PAINTED METAL COLUMN, DARK BRONZE GROUND LEVEL 0' - 0" SOLDIER COURSE BRICK FB-2: FACE BRICK DEMISING WALL PAINTED HM DOOR, DARK BRONZE 2 BUILDING B - ELEVATION - NORTH 09 SCALE: 1/8" = 1'-0" PROPOSED BUILDING WALL FC-1: FIBER CEMENT SIDING PROPOSED LOCATION DEMISING WALL PROPOSED BUILDING WALL PROPOSED LOCATION MT-1: METAL COPING T/O PARAPET H. SIGN 1A PER SEC.82-28.B.1.C OF ROOF-TOP UNIT. EIFS-1: EXTERIOR INSULATION SIGN 2A PER SEC.82-28.B.1.C OF ROOF-TOP UNIT. 25' - 0" MT-2: MAPES CANOPY FB-1: FACE BRICK FINISH SYSTEMS (EIFS) SOLDIER COURSE T/O PARAPET L. BRICK 21' - 8" 8' - 2" 15' - 10" T/O MASONRY L. 20' - 0" 2' - 6" 3' - 4" T/ROOF H.P. 17' - 0" PAINTED METAL TRELLIS, DARK BRONZE T/O STOREFRONT 10' - 0" PAINTED METAL COLUMN, DARK BRONZE GROUND LEVEL 0' - 0" EIFS-1: EXTERIOR INSULATION FINISH SYSTEMS (EIFS) SOLDIER COURSE BRICK ST-1: STONE FABRIC CANOPY FB-2: FACE BRICK ALUM. STOREFRONT, DARK BRONZE 1 BUILDING B - ELEVATION - SOUTH 09 SCALE: 1/8" = 1'-0" 728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH ELEVATIONS '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ (BUILDING B)  3URMHFW   728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH PERSPECTIVE '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ (BUILDING B)  3URMHFW   728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH PERSPECTIVE '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ (BUILDING B)  3URMHFW   98' - 4" 38' - 9" 59' - 7" SPRINKLER ROOM 83 GSF TENANT 1 TENANT 2 2,511 GSF 3,950 GSF 73' - 0" 1 BUILDING B FLOOR PLAN 07 SCALE: 3/32" = 1'-0" 1 728+< /,1'(5&200(5&,$/ 2.:$5&+,7(&76 :-DFNVRQ6XLWH 6&$/(    FLOOR PLAN '(9(/230(17 6.2.,(,/  $UFKLWHFWV &KLFDJR,/ 352-(&7     (BUILDING B)  3URMHFW   9 8 7 6 5 4 3 2 1 G G F F ERIKSSON ENGINEERING ASSOCIATES, LTD. 145 COMMERCE DRIVE, SUITE A GRAYSLAKE, ILLINOIS 60030 phone (847) 223-4804 fax (847) 223-4864 email INFO@EEA-LTD.COM Professional Design Firm License No. 184-003220 E Expires: 04/30/2025 E ESSI ONAL R OF DP EN D LICE GI N E D NS E ER 07.12.24 ST S ATE OI O F I L LI N NO.: ISSUED FOR: DATE 1 Issued for Preliminary Plan Review - 07/12/2024 Revision 1 C C Architects OKW Architects 600 West Jackson Blvd Chicago, IL 60661 T 312.798.7700 B B F 312.798.7777 www.okwarchitects.com TOUHY & LINDER COMMERCIAL DEVELOPMENT SKOKIE, IL FIRE TRUCK TURNING EXHIBIT A A DRAWN BY: AJ CHECKED: TB c 2024 OKW ARCHITECTS DATE: SHEET NO.: 05/20/2024 PROJ. NO.: 23052 CEX1 9 8 7 6 5 4 3 2 1  2024-27P - Special Use Permit: 5442 Touhy Avenue Legend Zoning and Development Zoning B3: Business B4: Regional Shopping M1: Office Assembly Industry 0 150 300 Print Date: 8/23/2024 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. Staff Report 2024-28P: Parking and Stacking Determination Community Development Department Council Chambers, 7:30 PM, September 19, 2024 To: Paul Luke, Chairman, Skokie Plan Commission From: Mike Voitik, Planning Coordinator Re: 2024-28P: Parking Determination Chase Bank Related Cases – 2024-25P: Subdivision 2024-26P: Site Plan Approval 2024-27P: Special Use Permit 2024-29P: Special Use Permit General Information Purpose To request a parking and stacking determination for a drive-in bank and other financial institutions use at 5450 Touhy Avenue. Petitioner Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July 16, 1962 and Known as Trust No. 17677, on behalf of Linder Touhy, LLC PETITIONER’S SUBMITTAL The petitioner is requesting a parking and stacking determination for a drive-in bank and other financial institutions use (Chase Bank) at 5450 Touhy Avenue in a B4 Regional Mixed-Use district. Off-street parking and stacking requirements for drive-in bank and other financial institutions uses are determined by the Plan Commission. The Engineering Division’s parking analysis worksheet is attached for your review. Engineering staff reviewed the submitted parking study and agreed with the study’s analysis, which recommended that 12 spaces be required for the 3,384 square foot bank building. A total of 29 spaces are provided within the lot that the bank will occupy and two of those spaces will be required to be handicapped accessible. One bicycle parking space is required for the proposed use. With regards to the stacking requirement, Engineering staff indicates that each of the two ATMs has the capacity of four vehicles before additional stacking of vehicles would cause an obstruction of the internal drive aisles. The parking study indicates that sufficient stacking is provided, based upon its review of similar drive-through ATMs at other Chase Bank locations. 1 of 2 VOSDOCS-#621705-v1-Staff_Report_-_2024-28P_-_Parking_and_Stacking_Determination__Chase_Bank STAFF ANALYSIS AND RECOMMENDATIONS Staff recommends that the Plan Commission determine the off-street parking requirement for the proposed Chase Bank at 5450 Touhy Avenue to be 12 vehicle parking spaces and 1 bicycle parking space, and the stacking requirement for each of the two ATMs to be four vehicles. Staff concurs with Engineering Division’s parking and stacking analysis for the proposed use. ATTACHMENTS 1. Parking and Stacking Analysis Worksheet, dated September 5, 2024 2. Aerial and Zoning Map, dated August 23, 2024 2 of 2 VOSDOCS-#621705-v1-Staff_Report_-_2024-28P_-_Parking_and_Stacking_Determination__Chase_Bank  Engineering Division Public Works Department Village of Skokie PARKING ANALYSIS WORKSHEET Touhy-Linder 9/5/2024 Zone: B4 Deductions *Net Area Parking Parking Tenant / Business Address / Suite Use Gross Area (SF) RATIO (SF) (SF) Required Provided 1 Chase Bank 5450 Drive-Thru Bank 3,384 0 3,384 3.18x+1.02 11.8 Per Parking Study. X = Area/1000 12.0 29 * Floor area, net, when prescribed as the basis of measurement for off-street parking and loading spaces for any use, shall be the sum of the gross horizontal area of the basement, and all other floors, excluding hallways, stairways, elevator shafts, boiler and air conditioning equipment rooms, or areas used for off-street parking facilities. All horizontal dimensions shall be taken from the exterior faces of the exterior walls, or from the centerlines of walls separating 2 buildings. NOTE: Provide Req. Minimum Nr. of Accessible Spaces = 2 Provide Required Bicycle Parking Spaces = 1 (5% office, retail, etc.; 10% recreational; 10% students) Required Loading Spaces = 0 (118-220 table for industrial district) Comments: Parking requirement met. Village staff agrees with parking study conducted by Eriksson Engineering Associates. The Institute of Transportation of Engineers’ publication Parking Generation, 6th Edition provides parking survey data on drive-thru banks at 49 weekday and 18 Saturday sites surveyed. Using this data, an average of 12 parking spaces are required for a site this size. The study also used a 85% demand ratio. The 85% demand ratio is 17 parking spaces. The 85% data represents the number of parked vehicles that 85% of the survey sites results did not exceed. The proposed site will have 29 parking spaces which will exceed the number required. ES  2024-28P - Parking and Stacking Determination: Chase Bank Legend Zoning and Development Zoning B3: Business B4: Regional Shopping M1: Office Assembly Industry 0 150 300 Print Date: 8/23/2024 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. Staff Report 2024-29P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 19, 2024 To: Paul Luke, Chairman, Skokie Plan Commission From: Mike Voitik, Planning Coordinator Re: 2024-29P: Special Use Permit 5450 Touhy Avenue Related Cases – 2024-25P: Subdivision 2024-26P: Site Plan Approval 2024-27P: Special Use Permit 2024-28P: Parking Determination General Information Location 5450 Touhy Avenue Purpose To request a special use permit for a drive-in facility at a bank in a B4 Regional Mixed-Use Shopping zoning district, and any relief that may be discovered during the review of this case. Petitioner Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July 16, 1962 and Known as Trust No. 17677, on behalf of Linder Touhy, LLC Size of Site 30,116 square feet (0.691 acres) with frontage on Touhy Avenue Existing Zoning & B4 Regional Mixed-Use Shopping – vacant industrial building Land Use Adjacent Zoning & North M1 Office Assembly Industry – portion of a vacant Land Use industrial building South B4 Regional Mixed-Use Shopping – retail, limited and full service restaurants East B4 Regional Mixed-Use Shopping – portion of a vacant industrial building, multitenant industrial building containing a hardware store, a medical equipment manufacturing business, and a vacant industrial space West B4 Regional Mixed-Use Shopping – thrift shop, limited service restaurant with drive-through and outdoor dining Comprehensive Plan The site is designated as manufacturing/service employment. SITE INFORMATION • The site contains a portion of a vacant industrial building. VOSDOCS-#621712-v1-Staff_Report_-_2024-29P_-_Special_Use_Permit__5450_Touhy_Avenue 1 of 5 • The subject site is accessible by vehicle from Touhy Avenue and Linder Avenue. • Overhead utilities run in a north-south direction along the north end of the east side of the subject site. Complete Streets  A public sidewalk is present along Touhy Avenue. A public sidewalk is also present along Linder Avenue adjacent to 5440 Touhy Avenue. No public sidewalk is present adjacent to 7235 Linder Avenue.  Linder Avenue is a designated future bike route.  Niles Center Road/Carpenter Road is indicated as having a bike lane in the long term.  No bicycle parking is presently available at the subject site.  The subject site is directly served by the Pace 290 Touhy Avenue bus route. The Pace 225 Central-Howard and Pace 226 Oakton Street buses run along Niles Center Road/Carpenter Road, a half block to the east of the subject site. The Pace 411 West Niles Local bus runs along Central Avenue, 1 block to the west of the subject site.  The Oakton-Skokie CTA Station is located 1 mile to the northeast of the subject site.  The subject site is within walking distance of residential neighborhoods, retail, services, a hotel, and a park.  Pedestrian access to the subject site is available from Touhy Avenue and Linder Avenue. PETITIONER’S SUBMITTAL The petitioner is requesting a special use permit for a drive-in facility at a bank in a B4 Regional Mixed-Use Shopping zoning district, and any relief that may be discovered during the review of this case. Chase Bank intends to move from its existing location within the 1st floor of the office building at 5550 Touhy Avenue into a new 3,384 square-foot facility. The current location does not offer a drive-in ATM facility. The new location will have two outdoor ATM lanes on the north side of the building, and each ATM will be able to accommodate stacking for four vehicles. The ATM lanes will be accessible from a one-way southbound driveway off the 2-way east-west driveway running south of the 7235 Linder Avenue building. VOSDOCS-#621712-v1-Staff_Report_-_2024-29P_-_Special_Use_Permit__5450_Touhy_Avenue 2 of 5 STAFF ANALYSIS AND RECOMMENDATIONS Staff recommends that the petitioner’s request for a special use permit for a drive-in facility at a bank in a B4 Regional Mixed-Use Shopping zoning district, and any relief that may be discovered during the review of this case be APPROVED, subject to the attached Positive Findings of Fact. Engineering staff has determined that proposed use meets its vehicular and bicycle parking requirements and ATM drive-in lane stacking requirements in companion case 2024-28P. APPEARANCE COMMISSION The petitioner received approval for the façade at the August 14, 2024, Appearance Commission meeting. ATTACHMENTS 1. Recommended Conditions for 2024-24P 2. Proposed Positive Findings of Fact for 2024-24P 3. Proposed Architectural Site Plan, dated July 29, 2024 4. Proposed Floor Plan, received August 12, 2024 5. Architectural Elevations, dated July 18, 2024 6. Plat of Survey, dated July 17, 2024 7. Aerial and Zoning Map, dated August 23, 2024 VOSDOCS-#621712-v1-Staff_Report_-_2024-29P_-_Special_Use_Permit__5450_Touhy_Avenue 3 of 5 Recommended Conditions 2024-29P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 19, 2024 1. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved Proposed Architectural Site Plan, dated <insert date of final approved plan>, Proposed Floor Plan, dated <insert date of final approved plan>, and Architectural Elevations, dated <insert date of final approved plan>; 2. The petitioner shall implement any necessary operational improvements to ensure that stacking of vehicles within the drive-through lane will be contained on site and not impede or obstruct pedestrian or vehicular movements. 3. The owner of the Subject Property [and its tenant] shall ensure that employees park on the Subject Property; 4. The petitioner shall submit to the Planning Division electronic files of the site, landscape, and floor plans in their approved and finalized form. 5. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations; and 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. VOSDOCS-#621712-v1-Staff_Report_-_2024-29P_-_Special_Use_Permit__5450_Touhy_Avenue 4 of 5 Proposed Positive Findings of Fact 2024-29P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 19, 2024 Consideration Finding The request is consistent with the intent of the The request for a special use permit for a Comprehensive Plan. drive-in facility at a bank is not consistent with the intent of the manufacturing/service employment land use identified in the Comprehensive Plan. The property, however, is located on an arterial street and is consistent with the underlying B4 zoning. The request will not adversely affect adjacent There should be no adverse effects created properties. by the proposed use upon the adjacent properties or businesses. The request is compatible with the existing or The request is compatible with the existing or allowable uses of adjacent properties. allowable uses in the area. The request demonstrates that adequate public Adequate public facilities will exist to serve facilities, including roads, drainage, utilities, the requested use. and police and fire protection exist or will exist to serve the requested use at the time such facilities are needed. The request demonstrates adequate provision Adequate provision for maintenance and use for maintenance and use of the associated of the associated structures is demonstrated structures. by the request. The request has considered and, to the degree No adverse effects on the environment will possible, addressed the adverse effects on the be created by the proposed use. natural environment. The request will not create undue traffic Undue traffic congestion will not be created congestion. by the proposed use. The request will not adversely affect public There should be no adverse effect upon health, safety, and welfare. public health, safety, and welfare by the request. The request conforms to all applicable All applicable provisions of this code are provisions of this code, except where relief is conformed to by the request. granted with the request. VOSDOCS-#621712-v1-Staff_Report_-_2024-29P_-_Special_Use_Permit__5450_Touhy_Avenue 5 of 5  BUILDING SUMMARY 25' BUILDING SETBACK PER SKOKIE ORDINANCE NO. 2022-22P B4 REGIONAL MIXED-USE SHOPPING DISTRICT PERMITTED USES (PER APPENDIX A USE TABLE): • BANK, CREDIT UNION, OR OTHER SAVINGS BUILDING D (EXISTING) INSTITUTION, INCLUDING CURRENCY EXCHANGES BUILDING C (EXISTING) 23,885 GSF • RESTAURANT, LIMITED SERVICE—WITHOUT DRIVE- TENANT 3: 34,152 GSF 21,497 NSF (90% EFFICIENCY) THROUGH SITE 30,737 NSF (90% EFFICIENCY) LIGHTING, 7 16 15' BUILDING SETBACK 1 PARKING SPACE PER 600 NSF TYP. EXTEND 1 PARKING SPACE PER 600 NSF SPECIAL USES (PER APPENDIX A USE TABLE): PUBLIC (MANUFACTURTING USES) 5 7 • RESTAURANT, LIMITED SERVICE WITH DRIVE- WALK (MANUFACTURTING USES) NORTH 36 PARKING SPACE REQUIRED THROUGH (EXCEPT CARRYOUT RESTAURANTS) 8' - 5" 25' - 8" 18' - 0" 18' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2" 52 PARKING SPACE REQUIRED BUILDING DIMENSIONAL REQUIREMENTS (PER SEC 118-145) B4 REGIONAL MIXED-USE SHOPPING DISTRICT EXISTING TREE 3 ALLOWED PROPOSED TO REMAIN 18' - 0" 10' - 7" BUILDING HEIGHT: 175' 22' (BUILDING A) 18' - 0" 11' - 7" LINDER AVE. 175' 25' (BUILDING B) 21 16 FRONT YARD SETBACK 8 ILLINOIS STATE ROUTE: 25' 72'-4" 14'x12' TRASH 24' - 0" 24' - 0" PROPOSED PROPOSED 14'x12' TRASH BUILDING C (EXISTING) FRONT YARD SETBACK PROPOSED DIRECTIONAL SIGN DIRECTIONAL SIGN 14'x20' TRASH DIRECTIONAL SIGN ALL OTHERS STREETS: 15' 64'-3" 25' BUILDING SETBACK TENANT 2: 13,000 GSF SIDE YARD SETBACK: 25' 372'-0" 20' - 6" 11,700 NSF (90% EFFICIENCY) 25' - 10" 3 REAR YARD SETBACK: 25' 280'-6" 16' - 0" 4 9' - 0" 2' - 0" 10 1 PARKING SPACE PER 600 NSF 12' - 0" 25' - 0" FUTURE 8' - 0" 16' - 0" 24' - 0" ATM (MANUFACTURTING USES) 7' - 0" OUTDOOR PATIO: 543 SF 20 PARKING SPACE REQUIRED PARKING SUMMARY 9' - 0" 4 T 10 BUILDING A: NEW BANK - 3,384 GSF / 3,046 NSF BANKS AND OTHER FINANCIAL INSTITUTIONS, WALK-IN: 1 PARKING BUILDING C (EXISTING) SPACE FOR EACH 300 SF OF NET FLOOR AREA. TENANT 1: 20,258 GSF 3 REQUIRED PROPOSED 16' - 0" 24' - 0" 89' - 4" 80' - 0" 14' - 0" 114' - 0" 7' - 8" 16' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2" 11 SPACES 33 SPACES (31 + 2 HC) 18,233 NSF (90% EFFICIENCY) 37 8' - 0" 2' - 0" BUILDING A: BUILDING B: 4 2 SITE LIGHTING, 3,384 GSF 6,544 GSF 6'x12' BIKE 1 PARKING SPACE PER 1500 NSF BUILDING B: NEW RESTAURANT - 6,544 GSF / 5,650 NSF 73' - 0" PARKING: FOOD ESTABLISHMENTS: 1 PARKING SPACE FOR EACH 100 SF OF TYP. 8' - 0" (3) BIKE RACKS 1 PARKING SPACE PER EMPLOYEE 13 (6) SPACES (CONSTRUCTION MATERIAL SALES) NET FLOOR AREA 6'x8' BIKE 23 PARKING SPACE REQUIRED REQUIRED PROPOSED 16' - 0"8' - 0" 16' - 0"8' - 0" PARKING: 57 SPACES 57 SPACES (54 + 3 HC) (2) BIKE RACKS 6'x8' BIKE 4 2 1 3 9' - 0" 8' - 0"8' - 0"2 (4) SPACES 4 4 PARKING: BUILDING C: EXISTING MULTI-TENANT - 67,410 GSF / 60,670 NSF (2) BIKE RACKS OUTDOOR PROPOSED EXISTING 24' - 0" 24' - 0" SITE REQUIRED PROPOSED 24' - 0" (4) SPACES PATIO: 256 SF GROUND SIGN 1 GROUND SIGN LIGHTING, 4 PER SEC.82-28.C.B TO BE REMOVED TYP. 95 SPACES 97 SPACES (92 + 5 HC) 25' BUILDING SETBACK 16' - 0" 16' - 0" 10 2' - 0" 11 2' - 0" 12 16' - 0" 2' - 0" 10 BUILDING D: EXISTING VACANT - 23,885 GSF / 21,497 NSF REQUIRED PROPOSED PROPOSED 8' - 0" 4' - 2" 36 SPACES 53 SPACES GROUND SIGN 2 PER SEC.82-28.C.B EXISTING TREES TO REMAIN, EXISTING TREES TO REMAIN, TYP. SEE LANDSCAPE PLAN OVERALL DEVELOPMENT TYP. SEE LANDSCAPE PLAN FOR NEW PLANTINGS TOUHY AVE. FOR NEW PLANTINGS REQUIRED PROPOSED 199 SPACES 240 SPACES EXISTING TRAFFIC SIGNAL ARCHITECTURAL SITE PLAN 1 SCALE: 1" = 60'-0" N TOUHY & LINDER COMMERCIAL OKW ARCHITECTS 600 W. Jackson, Suite 250 SCALE: 1" = 60' PROPOSED DEVELOPMENT SKOKIE, IL 05 Architects Chicago, IL 60661 PROJECT 0 15' 30' 60' ARCHITECTURAL SITE PLAN 07/29/2024 Project #: 23052  Proposed Floor CHASE BANK I Prototypical Plan Elevations Exterior (Building A) ATM 1 AHD INFORMATION ONLY DAY SAFE 34" H. EQUIP. RM. °115 40" MINI-SPLIT 40" REPRESENTED PLAN PRECEDES AOR'S 21’-6” BULLETIN BD. FINAL DD / CODE COMPLIANCE VALIDATION. ELEC. PNL. COATS DATA FINAL CONFIGURATION MAY VARY. ALL- 8'-6" NOTE TO AOR; DO NOT PROCEED WITH GENDER [102"] MAGNETIC STRIPS LG. CONSTRUCTION DOCUMENTS IF THIS STAMP 60/35 BIN 8'-6" [102"] IS PRESENT. ADJ. SHF. MINI-SPLIT DRY ERASE BD. LOUNGE CASH 2AP ALL- JAN. 30" H. ADJ. SHF. CHEST NOTE: TILE SHOWN FOR PATTERN ONLY. GENDER F.D. ACTUAL TILE SIZE AND SPACING TO BE LAID 34" H. 2AW TCC LAO 2AP OUT AND VERIFIED BY THE ARCHITECT OF RECORD TO REFLECT THE DESIGN INTENT. FEC KEY SM. SO-LB TEL-AMB-COMB CAB BIN DO NOT REMOVE THIS TAG FROM FLOOR PLAN PCS 7 M.T. MST South Elevation AST 1 CR 2 PHONE MICR AT 1 AT 2 34" H. PROTOTYPE KEY PLAN I Option PLAN (FOR REFERENCE ONLY) 2 Plan AMB-PRT 41" H. 30" H. 36x60 *Final site elevations to be modified to coordinate with CHASE BANK Artwork / 54X19 54X19 NO Merch the final approved plan. Final plan is determined based on site dimensions, access, grades, and other factors* BRG 54X19 PCS 8 RS1 36x60 " '-3 14 PRIVACY WALL, TYP. 36x60 LINDER AVE. PCS 6 21’-6” 88'-10" L&S-SS-S SOL. #3 - 75" SO-LB 6'-3" HOLD [75"] BOOTH LIVING 57"x30" ROOM 5 BUILT-IN TP AMB-SQR DRT CONTROLS 34X72 6'-3" HOLD [75"] 57"x30" BOOTH 4 L&S-DS-M SO-LB North Elevation Chase Bank Exterior Building Package PCS 3 LOBBY ATM WAYFINDING GREETING + ATM 3 36x60 36x60 WEL-WM-M PCS 1 REGION - EAST CHI / WISCONSIN 54X19 SO-LB PMWeb ID - 48100R014712 INTEGRAL 55" 54X19 ADJ. SHF. LG.AUDIO DESIGN STANDARDS CONF./ 40" BIN 20.6 PCS 2 ADJ. SHF. MFD'S EQUIP. HARDINESS ZONE 6A / PRINT 36x72 DAY WEATHER VESTIBULE REQUIRED * RM. 21’-6” 34" H. SAFE 5A Artwork / * HARDINESS ZONES </= 6B ATM2 21’-6” ADJ. 5B 24 HR. (1) OFFICE SHALL RECEIVE DUAL MONITORS SHF. TRANSACTION NO Merch & ARMS FOR CPC OR FUTURE CPC. VESTIBULE COIN 5B CART PRIMARY PARKING DRAFT Teller Line BRG YES NO OPENING PROCEDURES DOOR Regional Director (RD) DATE CPC / Future CPC Office 43'-8" 2022 100% Operating Model Lead (OML) DATE Neighborhood Name Local / National ENTRY TOUHY AVE. East Elevation West Elevation 3 1 SILVERSMITH SILVERSMITH  2024-29P - Special Use Permit: 5450 Touhy Avenue Legend Zoning and Development Zoning B3: Business B4: Regional Shopping M1: Office Assembly Industry 0 150 300 Print Date: 8/23/2024 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.