Plan Commission

Agenda for PLAN COMMISSION November 21, 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 November 7, 2024 Meeting Minutes 4) Old Business 5) New Business a. 5135 Golf Road: Conversion of office building to residential and retail building. The applicant seeks conversion of an office building to a residential building with ground floor retail. Note, this project is now B3 as opposed to NX, which it was originally noticed. The matter has been re-noticed. This project includes two cases: 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 B3 Neighborhood Mixed-Use. 2024-24P – Site Plan Approval: 5135 Golf Road Evam, LLC, requests site plan approval in order to convert an existing 3-story office building (35’5.5”) that exceeds the maximum 35’ permitted base building height into a mixed-use building with 4 residential units, first floor commercial, and surface parking at 5135 Golf Road in an B3 Business district and any relief that may be discovered during the review of this case. b. 8101-8107 Skokie Boulevard and Street Vacation of Keeney Street 2024-37P Street Vacation: Keeney Street 8101 Skokie Blvd, LLC, requests to vacate a 10’ x 10’ triangular portion of Keeney Street located to the southwest of 8101-8107 Skokie Boulevard. 2024-38P – Site Plan Approval: 8101 – 8107 Skokie Blvd, 8101 Skokie Blvd, LLC, requests site plan approval in order to construct a 5-story mixed-use building that exceeds the maximum 45’ permitted base building height with 20 residential units, first floor commercial, and enclosed and surface parking at 8101-8107 Skokie Boulevard in a CX Core Mixed-Use district, relief from §118-184(a) in order to provide a 0' rear yard abutting an alley rather than the 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-v22-Meeting_Agenda_-_Plan_Commission_  required 5' minimum, relief from §118-212(b)(2) in order to provide an interior ramp grade of 16% rather than the required maximum of 10%, and relief from §118-212(c)(1)b.3. in order to provide an 18'-wide two-way driveway rather than the required 24'-wide minimum when 20 or more parking spaces are being served, and any other relief that may be discovered during the review of this case. 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-v22-Meeting_Agenda_-_Plan_Commission_  DRAFT/ NOT APPROVED Plan Commission Meeting Minutes Date: November 7, 2024 Skokie Village Hall, 5127 Oakton Street, Council Chambers PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair Jeff Burman, Vice-Chair, Sigalle Shpayher, Scott Berman, Erica Crohn-Minchella Cindy Franklin, Vijai Gupta, and Ross Mathee PLAN COMMISSION MEMBERS ABSENT: Tali Gevaryahu STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel, Kate Portillo, Planning Manager, 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. As Johanna Nyden, Community Development Director, was not present, Kate Portillo, Planning Manager was acting as staff liaison. (II) APPROVAL OF MINUTES A motion to approve the minutes of the September 19, 2024 meeting was made by Commissioner Scott Berman and seconded by Commissioner Jeff Burman. Ayes: Unanimous voice vote. The motion passes. (III) RULING ON NOTICE Assistant Corporation Counsel Kobylski determined that notice was proper and correct. (IV) CASE DESCRIPTIONS Case 2024-35P – Site Plan Approval: 9300-9310 and 9440 Kenton Avenue Trustees of Schools Township 41 North Range 13, on behalf of School District #68, requests site plan approval in order to construct an addition to Old Orchard Junior High School that will serve as the new location of the Early Learning Center for Skokie School District 68, along with new drop and pick up lanes on # 623107 Plan Commission meeting minutes November 7, 2024  DRAFT/ NOT APPROVED the east and west sides of the addition, stormwater detention, and reconfigured surface parking lots in an R1 Single-Family zoning district, and any relief that may be discovered during the review of this case. PINs: 10-15-116-014-0000 and 10-15-116-015-0000 Mr. Scott Kuehn, architect from STR Partners, presented the case. He introduced Mr. Steve Gregory, civil and landscape engineer, and Dr. Scott Grens, Superintendent of School District 68 who were available to answer any questions from the commissioners. The school population at the existing early learning center within Old Orchard Junior High School has increased and is above capacity. In order to meet current and future needs, they are proposing a 1-story addition at the north end of the building. The addition will be comprised of 7 new classrooms; 5 of which will be returned for use by the junior high students (STEM/Make-It Lab, multipurpose room, admin & teacher services space and a common area for collaborative learning). Other site improvements will be a new playground for the new Early Learning Center, stormwater management, site lighting and reconfigured parking. As there are no changes to the use of the site, minimal changes to the traffic patterns are contemplated. There will be an increase in parking spaces with separate drop-off areas for private vehicles and buses on the west side for the junior high school and a separate main entrance on the east side for drop off & pick-up for the early learning center. An audio problem at the podium was discovered that needed attention. A short recess was called at 7:38 pm to resolve the issue. Back on the record at 7:40 pm and Mr. Kuehn was asked to repeat his presentation. Scott Berman questioned if the addition would negatively affect the number of parking spaces. To the contrary, there will be an increase of 8 parking lot spaces north of the admin building. There will also be an increase in bike parking racks near the front entrance of the junior high school building. Mike Voitik, Planning Coordinator, requested the staff report be accepted into the record as written. Staff is supportive of the project and reviewed their recommendations and positive findings of fact. Ordinance 18-10-Z-4414 from a past site plan approval case regarding the installation of ground signs will be repealed with pertinent conditions and drawings carried over to a new ordinance. In their written comments, Forestry is requesting the applicant consider planting additional shade trees in various areas; 5 shade trees along the north side of the addition; 3 trees on the west side of the new playground; and along the west side of the Old Orchard Junior High building. # 623107 Plan Commission meeting minutes November 7, 2024  DRAFT/ NOT APPROVED Scott Berman asked about stormwater detention. For this project, the stormwater detention will be located under the new parking lot. In closing, the petitioner believes that the project will have a positive impact on the neighborhood and be a resource for the community. Dr. Grens stated they will consider the additional plantings and Mr. Gregory added that they will work with staff on best locations for the trees. Kate Portillo added that there were no public comments received. (V) RECOMMENDATIONS AND VOTING Case 2024-35P A motion was made to approve the request for site plan approval in order to construct an addition to Old Orchard Junior High School that will serve as the new location of the Early Learning Center for Skokie School District 68. Motion: J. Burman Second: C. Franklin Ayes: 8 Nays: 0 (VI) ITEMS FOR COMMUNICATION The next Plan Commission meeting will be held on Thursday, November 21, 2024 at 7:30 pm. (VII) ADJOURNMENT Chair Luke adjourned the meeting at 8:06 PM. Respectfully submitted, Marlene Bargamian, Administrative Asst. # 623107 Plan Commission meeting minutes November 7, 2024 Staff Report 5135 Golf Road Community Development Department Council Chambers, 7:30 PM, November 21, 2024 To: Paul Luke, Chairman, Skokie Plan Commission From: Kate Portillo, AICP, Planning Manager Re: 2024-23P: Zoning Map Amendment* 2024-24P: Site Plan Approval* General Information Location 5135 Golf Road Petitioner Evam, LLC Request Evam, LLC requests: • To amend the zoning map to change the zoning district for 5135 Golf Road from B2 Commercial to B3 Business. • Site plan approval for a building that exceeds the 35’ permitted base height in a B3 Business zoning district and any relief that may be discovered during review of the subject case. Size of Site 15,338 square feet (0.352 acres) with frontage on Golf Road and Leamington Avenue Existing Zoning & B2 Commercial – vacant multi-tenant office building Land Use Adjacent Zoning & North R1 Single-Family and B2 Commercial – child and youth Land Use services, clinic South R2 Single-Family – detached residences East R2 Single-Family – detached residences West B3 Business – automotive repair facility Comprehensive Plan The site is designated as retail/service employment. * The two cases were previously heard at the September 5, 2024 Plan Commission meeting. Although the Plan Commission continued the public hearing, this report does not represent a continuation. Since that time, the requests have been updated by amended application and supplemental materials have been submitted. The cases were renoticed to November 21, 2024. VOSDOCS-#623197-v2-Staff_Report_-_2024-23P_and_2024-24P_5135_Golf_Road 1 of 9 SITE INFORMATION • The site contains a vacant building and surface parking, with second and third floor office space above a portion of the ground level surface parking lot. • The subject site is accessible via two existing curb cuts on Golf Road. • Overhead utilities run in an east-west direction along the south side of the subject site. Additional overhead utilities run in an east-west direction within the Golf Road parkway adjacent to the subject site. Complete Streets  Sidewalks are located adjacent on both sides of Golf Road and Leamington Avenue.  Lawler Avenue, located 1 block to the east of the subject site, is a designated bike route.  The entrance to the segment of the Skokie Valley Trail multi-use path that runs between Golf Road and Old Orchard Road is located less than 1 block to the west of the subject site.  No bicycle parking presently exists at the subject site.  The site is directly served by the Pace 208 Golf Road bus.  The Dempster-Skokie CTA Station is located 1 mile to the south of the site.  The site is within walking distance of residential neighborhoods, offices, services, hotels, a park, a forest preserve, a museum, and a high school.  Pedestrian access to subject site is available from Golf Road and Leamington Avenue. CASE 2024-23P P etitioner’s Subm ittal The petitioner is requesting to change the zoning district for 5135 Golf Road from B2 Commercial to B3 Business. The B3 zoning designation is consistent with the property to the west, 5147 Golf Road. The Zoning Code provides that the B3 district is an appropriate category for establishments that are primarily but not entirely retail in nature, with the requirements that residences shall not be located on the first floor of any building within 300 feet of Golf Road and at least 25 percent of the first floor area of a building within 300 feet of Golf Road on a corner lot shall be devoted to commercial uses open to the public with the commercial component located at the corner of the building that fronts both streets (§118-144). VOSDOCS-#623197-v2-Staff_Report_-_2024-23P_and_2024-24P_5135_Golf_Road 2 of 9 Staff Analysis and R ecom m endations Staff recommends that the petitioner’s request to amend the zoning map to change the zoning district for 5135 Golf Road from B2 Commercial to B3 Business be APPROVED, subject to the attached Proposed Positive Findings of Fact. Staff has reviewed the submitted materials and supports the petitioner request. The Comprehensive Plan of Skokie - Land Use Plan designates the site as a retail/service employment land use in Sector H - Old Orchard. The office building has undergone several ownership changes over the past decade and has remained vacant due to difficulty in attracting suitable tenants. The vacancy dates back at least 5 years, and in 2019 a permit application was made for exterior alterations but was later canceled. The petitioner’s request to rezone the property to B3 will provide an opportunity for the adaptive reuse of an older office building to accommodate commercial and residential uses. Adaptive reuse speaks to the Village’s commitment to sustainability and supports waste reduction goals. Under the proposed B3 zoning, upper-story residences are permitted over nonresidential uses. The rezoning and subsequent proposed mixed-use occupancy offer the opportunity of less intensity of use than full utilization of the site for retail/service employment uses would bring. CASE 2024-24P P etitioner’s Subm ittal The petitioner is requesting site plan approval for a building that exceeds the 35’ permitted base height in a B3 Business zoning district. As the current building height is 35’ 5.5”, it is exclusively the height of the existing building that necessitates site plan approval. §118-31General definitions in the Zoning Code provides that Building height means the vertical distance above the top of the curb to the top of the roof excluding building equipment penthouses when such structures have a floor area less than 1/3 of the floor area of a typical floor. The building equipment penthouse at 5135 Golf Road meets the definition criteria. The commercial use and residential use (3 or more unit multifamily) are allowable uses in the B3 zoning district. With regards to the proposal, the petitioner’s narrative explains that: The proposed building design locates a new enclosed commercial space on the ground floor of the building, intended for a furniture showroom tenant. An existing [utility] easement runs through the property along the south and west sides of the lot. ComEd has relocated existing power lines within a portion of the easement at the west end of the property, thereby allowing this area to be included in the proposed commercial space. The existing second and third floors [are proposed to contain] four apartment suites, with two suites on each floor. Each suite is approximately 3,000 sf and includes a kitchen, living/dining area, three bedrooms, two full bathrooms, one powder room, and a laundry room. The proposed site plan includes the removal of two existing driveways on the north end of the property facing Golf Road, and the addition of a new driveway on the east end of the property facing Leamington Avenue. The new driveway will provide access to the proposed parking lot at the south end of the property. The parking lot includes new landscaped areas and two trees, VOSDOCS-#623197-v2-Staff_Report_-_2024-23P_and_2024-24P_5135_Golf_Road 3 of 9  one accessible parking space, and a trash enclosure at the northwest end of the lot. A total of 22 parking spaces are provided to meet the minimum zoning code parking requirement base on the proposed 4,760 SF ground floor commercial space and four 3-bedroom apartment suites on the two upper apartment levels. The building’s existing entry core provides access from Golf Road to the residences via two staircases and an elevator. New doors and walkways are proposed to be installed to the east and west of the core, providing access to the commercial space from Golf Road. A new door is proposed to be installed on the south (rear) wall of the first-floor commercial space to provide direct access to the parking lot. Additionally, two bicycle parking spaces will be provided east of the eastern front door. A new 6-foot-tall solid wood fence will be constructed along the full length of the south lot line to provide screening for the residential property to the south. A paved walkway, which will match the grade of the parking lot, will run alongside the rear wall of the building and connect with the public sidewalk on Leamington Avenue. Wheel stops will prevent vehicles from encroaching on the pedestrian walkway abutting the length of the building. The two existing drainage manholes in the parking lot will remain in their current locations, pending review and approval by the Metropolitan Water Reclamation District at the time of permitting. Staff Analysis and R ecom m endations Staff recommends that the petitioner’s request for site plan approval at 5135 Golf Road for a building that exceeds the 35’ permitted base height in a B3 Business zoning district be APPROVED subject to the attached Proposed Findings of Fact. The footprint of the existing structure will remain the same. The applicant has addressed previous staff concerns related to site plan review. The interior room configuration of the four residential units, which each include three bedrooms and an open floor plan living room/dining room/kitchen, are consistent with other 3-bedroom rental housing on the market. The proposed ground floor commercial space was reduced in area from 5,390 square feet to 4,760 square feet. The total number of 22 required off-street parking spaces is been met. The need for relief from providing continuous curbing 6’ from and parallel to any property line has been mitigated to deliver better sightlines. The plans meet the requirements of §118-212(i)(1) for continuous curbing 6’ from and parallel to the east property line with an east side yard setback now exceeding the 6’ required, totaling 10’11” and with landscaping only in the western 4’11” of the driveway entrance. A stop sign and stop bar will be provided at the driveway exit at Leamington Avenue. The parking lot lighting provided is expected to comply with all Village requirements. Additional green space with landscaping will be provided between the parking lot and the new fence at the south property line as well as between the parking lot and the east property line. In response to concerns raised related to the removal of both driveways along Golf Road, the petitioner engaged a Traffic Engineer to conduct a Traffic Impact Study. Staff has reviewed the study findings, which indicate minimal to no impact on the existing VOSDOCS-#623197-v2-Staff_Report_-_2024-23P_and_2024-24P_5135_Golf_Road 4 of 9 condition of traffic based on the capacity analysis results for future conditions. Staff has no significant presenting concerns related to the site plan approval. The petitioner has engaged Bono Consulting Civil Engineers for assessment of MWRD requirements related to the project. In a letter dated October 7, 2024, Senior Project Engineer Bernie Bono, P.E., M.S.C.E. ascertains that MDRD would not require detention/infiltration based on the site area being under ½ acre. Mr. Bono’s letter indicates the intention to receive a MWRD determination and the intention to comply with the Village of Skokie and MWRD stormwater requirements. ATTACHMENTS 1. Proposed Positive Findings of Fact for 2024-23P 2. Recommended Conditions for 2024-24P 3. Proposed Positive Findings of Fact for 2024-24P 4. Plat of Survey dated January 25, 2021 5. Aerial and Zoning Map 6. 5135 Golf Road Plan Set (less Proposed Site/Landscape Plan), 14 pages, by Sara E.F. Gensburg, Ltd, dated September 26, 2024 7. 5135 Golf Road Proposed Site/Landscape Plan by Sara E.F. Gensburg, Ltd, dated October 24, 2024 8. 5135 Golf Road Traffic Impact Study by Innova dated October 30, 2024 9. Letter from Bono Consulting Civil Engineers dated October 7, 2024 regarding MWRD VOSDOCS-#623197-v2-Staff_Report_-_2024-23P_and_2024-24P_5135_Golf_Road 5 of 9 Proposed Positive Findings of Fact 2024-23P: Zoning Map Amendment Community Development Department Council Chambers, 7:30 PM, November 21, 2024 Consideration Finding The map amendment is consistent with the The request to rezone to B3 is consistent Comprehensive Plan or development trends with the Comprehensive Plan in that the in the area that have taken place since the amendment would support efficient, affected property was placed in the present economically viable and environmentally zoning district. sensitive land use. After identifying the existing uses and The property in question is more suitable zoning districts in the area, the property in for the uses allowed under proposed question is more suitable for the uses zoning district than the existing zoning allowed under proposed zoning district than district. Under the existing B2 the existing zoning district. Commercial zoning, upper-story residences are not permitted over nonresidential uses. Rezoning the site to B3 Commercial allows the building to remain and be repurposed to allow for both commercial and residential uses, reflecting an opportunity to convert existing vacant or underutilized office buildings into mixed-use spaces. VOSDOCS-#623197-v2-Staff_Report_-_2024-23P_and_2024-24P_5135_Golf_Road 6 of 9 Recommended Conditions 2024-24P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, November 21, 2024 1. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved Proposed Site/Landscape Plan, dated <insert date of final approved plan>, Proposed Ground Floor Commercial Plan, dated <insert date of final approved plan>, Proposed 2nd Floor Plan, dated <insert date of final approved plan>, Proposed 3rd Floor Plan, dated <insert date of final approved plan>, Proposed North Elevation, dated <insert date of final approved plan>, Proposed West & East Elevations, dated <insert date of final approved plan>, and Proposed South Elevation dated <insert date of final approved plan>; 2. 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; 3. Parking lot and exterior lighting shall meet IES standards, be full cut-off design and be directed away from adjacent properties, subject to the approval of the Engineering Division; 4. All existing damaged public sidewalks or sidewalks damaged due to the implementation of this plan shall be replaced; 5. 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; 6. The proposed development shall have a minimum of 22 off-street vehicle parking spaces including 1 handicapped parking space, and a minimum of 2 bicycle parking spaces, as indicated on the site plan dated XXX; 7. The owner of the Subject Property [and its tenants] shall ensure that employees park on the Subject Property; 8. No required parking space on the site may be for the exclusive use of any tenant; 9. 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; 10. The petitioner shall submit to the Planning Division electronic files of the site, landscape, and floor plans in their approved and finalized form. VOSDOCS-#623197-v2-Staff_Report_-_2024-23P_and_2024-24P_5135_Golf_Road 7 of 9 Proposed Positive Findings of Fact 2024-24P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, November 21, 2024 Consideration Finding The request is harmonious with and does The request will be harmonious with not adversely affect adjacent properties. commercial and residential uses in the area. The height of the building is existing, and no modification of building height has been proposed. The request can demonstrate that Adequate public facilities, including roads, adequate public facilities, including roads, utilities, and police and fire protection drainage, utilities, and police and fire exist or will exist to serve the requested protection exist or will exist to serve the use at the time such facilities are needed. requested use at the time such facilities are needed. The request demonstrates adequate Adequate provision for maintenance of provision for maintenance of the associated the is demonstrated by bringing a vacant structures. building to occupancy within the requirements of the Building and Property Maintenance Codes. The request has considered and, to the The proposal is an efficient and degree possible, addressed the adverse sustainable reuse of office space. The effects on the natural environment. petitioner’s proposal to reduce the size of the parking lot increases the amount of permeable surface within the subject site. The proposed additional landscaping supports the mitigation of the heat island effect and increases the tree canopy in the immediate area. The request will not create undue traffic It is not anticipated that the request will congestion. create undue traffic congestion as provided in the recent Traffic Impact Analysis provided. The proposed uses for the site meet the Village’s parking requirements. VOSDOCS-#623197-v2-Staff_Report_-_2024-23P_and_2024-24P_5135_Golf_Road 8 of 9 The request will not adversely affect public Public health, safety, and welfare will not health, safety, and welfare. be adversely affected by the request. The closure of the two existing driveways on Golf Road and the creation of a new driveway on Leamington Avenue will improve traffic safety by eliminating two access points along Golf Road. The request conforms to all applicable The request conforms with all applicable provisions of this code, except where relief provisions of this code. No new relief is is granted with the request. being requested as a result of the proposed changes in the site use. VOSDOCS-#623197-v2-Staff_Report_-_2024-23P_and_2024-24P_5135_Golf_Road 9 of 9 Document updated in the packet effective 11/21/24  2024-24P - Site Plan Approval: 5135 Golf Road Legend Zoning and Development Zoning B2: Commercial B3: Business M2: Light Industry R1: Single Family Residential R2: Single Family Residential 0 150 300 Print Date: 8/5/2024 Notes ft Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground. Document Updated in the packet effective 11/21/24'  5135 Golf Road Development, Skokie, IL Draft Traffic Impact Study Prepared By: INTRODUCTION AND BACKGROUND This Traffic Impact Study (TIS) documents the traffic analysis and findings for the proposed redevelopment of the building located at 5135 Golf Road in the Village of Skokie, IL. Traffic impacts in terms of project trip generation and intersection Level of Service (LOS) are quantified. The focus of the traffic evaluation is to analyze the traffic impact that the new development will generate on the intersection of Golf Road and Leamington Avenue, two adjacent intersections, and along Golf Road. Project Description The project area is located at the southwest corner of the intersection of Golf Road with Leamington Avenue. The new destination of the building will include a 4,760 SF furniture showroom, and four 3-bedroom apartments. The main showroom for the furniture store is Zellano Home, located at Woodfield Mall in Schaumburg. The showroom in Skokie will be used by appointment only, and the number of employees who will attend the store will be one or maxim two at any time. The hours of operations will be 10 AM to 5 PM, Monday to Friday. The furniture will be replaced every 6 months. Analysis Methodology and Scenarios The TIS describes the Project trip generation, traffic distribution and assignment, LOS analysis, traffic impacts determination, mitigation measures recommendations, and traffic control needs evaluation to ensure safe and efficient traffic operations. The analysis was conducted for morning (AM) and evening (PM) peak hour traffic conditions for the following two scenarios: • Scenario 1: Existing Conditions – Existing traffic volumes at study intersection(s). • Scenario 2: Future Conditions – Existing traffic plus traffic generated by the repurposed building. To measure and describe the operations of a roadway network, traffic engineers and planners commonly use a grading system called the Level of Service (LOS). The LOS grading system qualitatively characterizes traffic conditions associated with varying levels of traffic. These levels range from LOS A, which indicates free-flow traffic conditions with little or no control delay experienced by motorists, to LOS F, which describes congested conditions where traffic flows exceed design capacity, resulting in long queues and delays. LOS A, B, and C are generally considered to be satisfactory service levels, while the influence of congestion becomes more noticeable at LOS D. LOS E is undesirable and LOS F conditions are considered to be unacceptable to most drivers. The study intersections were analyzed using the latest version of Synchro capacity analysis software that utilizes the Transportation Research Board’s Highway Capacity Manual methodology. Tables 1 and 2 present the LOS criteria for signalized and unsignalized intersections, respectively. EXISTING CONDITIONS Golf Road in the project area is a 4-lane arterial that connects US State Route 41 (Skokie Blvd) with the eastern terminus of Illinois Route 58. The Average Daily Traffic (ADT) is 23,000 vehicles per day. Leamington Avenue and Laramie Avenue are local streets serving the neighborhood traffic. The intersection of Leamington with Golf Road it is a T-intersection to the north, and it is stopped controlled. North of the intersection is a parking lot with two access points. The intersection of Laramie and Golf Road is a four-legged intersection, and it is two-way stop controlled. Lawler Avenue is a local arterial that connects with Golf Road as a four-legged signalized intersection. The traffic on the south leg is restricted to northbound one-way only. Occasionally, during the AM Peak Hour, the eastbound traffic blocks the intersection due to congestion east of the location. Data Collection InNova Consulting, Inc. (InNova) conducted field observations for the area traffic during peak hours. With the exception of the Lawler backups mentioned above, no major traffic operational issues in terms of long delays, excessive queuing, or aggressive driver behavior were observed. Turning movement counts were collected on October 9th, 2024 at the intersections of Golf Road with Lawler Avenue, Leamington Avenue, and Laramie Avenue. The data was collected between 7:00 and 9:00 AM, and between 3:00 and 7:00 PM, during normal traffic conditions. The vehicular traffic was classified in PCs (personal cars), SUs (single unit trucks), and MUs (multiple unit trucks). The detailed traffic count summaries are included in Appendix 1. Tables 3, 4 and 5 below show the peak hour traffic data for the three intersections. Intersection Operations The intersection operations at the 3 intersections were analyzed based on the existing volumes shown in Tables 3, 4 and 5 for AM and PM peak hours. The results are summarized in Table 6 and detailed HCS outputs are provided in Appendix 2. Note 1: The software provided the LOS for the whole intersections only for signalized intersections. Note 2: The LOS F shown for NB and SB movements at Laramie is due to vehicles trying to make a left turn into the busy Golf Road traffic. FUTURE CONDITIONS Trip Generation and Distribution The volume of traffic added to the roadway system by the Project is comprised of traffic generated by the redevelopment. The Project traffic was estimated using a three-step process:  1. Trip generation 2. Trip distribution 3. Trip assignment In the first step, the amount of traffic entering and exiting the site was estimated on a peak hour basis. No discount factors were applied for transit trips given the nature of the development. In the second step, arrival and departure directions were determined by the turning movement traffic into and out of the intersections. Finally, the trips were assigned to the street segments and intersection turning movements. The analysis is detailed as follows. To compute the number of peak hour trips that are anticipated to be generated by the proposed development, the Institute of Transportation Engineers’ (ITE) Trip Generation Manual estimates the extra trips. The ITE rates are developed using data from numerous sites of varying sizes, designation and staff, and some other factors. The ITE land use codes of ‘#220 - Multifamily Housing Low-Rise’, and ‘#890 - Furniture Store’, using 4,800 square feet and Average Rate were used to compute the numbers of trips generated by the apartments and the furniture showroom, respectively. The results are summarized in Table 7. Due to the low number of generated trips, just to be conservative, we increased the projected trips to 10 in and 10 out for each peak hour. Capacity Analysis The trips were distributed and assigned based on the percentages and directions of the existing turning movements. The results for the intersection of Golf Road and Leamington Avenue, including the project added traffic, are summarized in Table 8. By comparing the capacity analysis results from the existing conditions with the proposed conditions, even with increasing the project generated trips from 3 to 20 during the AM Peak hour, and from 4 to 20 during the PM Peak hour, the delay was increased with 0.1 seconds and 1.9 seconds during the AM and PM, respectively. The capacity analysis results for the future conditions for the intersections of Golf and Lawler, and Golf and Laramie are similar to the existing conditions, due to the low traffic added to Golf Road by the development compared to the total through traffic on Golf Road. CONCLUSION The traffic generated by the repurposing of the building located at 5135 Golf Road in Skokie, IL to a 4,800 SF furniture showroom and 4 3-bedroom apartments will have a minimal to no impact to the existing conditions traffic. No adverse operational performances or capacity constraints are anticipated.  1018 Busse Highway, Park Ridge, IL 60068  Tel: 847.823.3300 4234 Meridian Parkway, #116, Aurora, IL 60504  Tel: 331.229.3512 info@bonoconsulting.com bonoconsulting.com October 7, 2024 Via Email gavin@gensburgltd.com Gavin Sharp Gensburg, Ltd. 105 Revere Dr., Suite G Northbrook, IL 60062 (847) 715 9591, ext 101 RE: MWRD Involvement at 5135 Golf Road, Skokie Dear Mr. Sharp The site is less than ½ acre and the proposed increase in pavement area will be around 1,000 square feet. It is our understanding that storm water detention for the increase in impervious will be required per Skokie’s storm water regulations, but detention/infiltration would not be required by MWRD. Skokie is a combined sewer area so any new or relocated storm sewers will require a sewer permit from the MWRD. Detention/infiltration would not be required by MWRD because the site is under ½ acre. Based on our previous work history in Skokie, we anticipate that we will need to provide storm water detention for the increase in impervious surface. This will most likely be designed as permeable pavement and the underdrain will connect to the existing catch basin. The existing catch basins may need to be relocated so that water does not pool along the rear of the building. Any new or relocated storm sewers will require a sewer permit from the MWRD. If Skokie does not need storm water detention and if no sewers are relocated, then an MWRD permit would not be required. We will know more about the need for MWRD permitting once we get started on the detailed engineering. Sincerely Bernie Bono, P.E., M.S.C.E Senior Project Engineer Bono Consulting Civil Engineers A Sevee & Maher Engineers Company Civil Engineers Specializing in Land Development 1018 Busse Highway • Park Ridge, Illinois 60068 • Phone (847) 823-3300 Staff Report 8101-8107 Skokie Boulevard Community Development Department Council Chambers, 7:30 PM, November 21, 2024 To: Paul Luke, Chairman, Skokie Plan Commission From: Mike Voitik, Planning Coordinator Jose Acosta, Planning Coordinator Re: 2024-37P: Street Vacation – Keeney Street 2024-38P: Site Plan Approval – 8101-8107 Skokie Boulevard General Information Location 8101-8107 Skokie Boulevard Petitioner 8101 Skokie Blvd, LLC Request 8101 Skokie Blvd, LLC, requests: • To vacate a 10’ x 10’ triangular portion of Keeney Street located to the southwest of 8101-8107 Skokie Boulevard. • Site plan approval in order to construct a 5-story mixed- use building that exceeds the maximum 45’ permitted base building height with 20 residential units, first floor commercial, and enclosed and surface parking at 8101- 8107 Skokie Boulevard in a CX Core Mixed-Use district, and any relief that may be discovered during the review of this case. Size of Site 10,605 square feet (0.24 acres) with frontage on Skokie Boulevard and Keeney Street Existing Zoning & CX Core Mixed-Use – vacant commercial building in the process Land Use of being demolished, vacant land Adjacent Zoning & North CX Core Mixed-Use – games arcade establishment Land Use South CX Core Mixed-Use – vacant bank with a drive-in facility East CX Core Mixed-Use – detached residences, 3-or more unit multifamily residence West CX Core Mixed-Use – CTA Yellow Line Oakton-Skokie Station Comprehensive Plan The site is designated as retail/service employment. SITE INFORMATION • The site contains one vacant commercial building in the process of being demolished and an adjacent vacant lot. VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P 1 of 7 • The subject site is currently inaccessible by vehicle due to it being surrounded by a construction fence. • Overhead utilities run in a north-south direction along the east side of the subject site. Overhead and underground utilities also run within a portion of the Keeney Street parkway along the south side of the subject site. Complete Streets  Public sidewalks are present along Skokie Boulevard and Keeney Street.  No bicycle parking is presently available at the subject site.  The subject site is served by CTA bus route 54A running north and south on Skokie Boulevard and by CTA bus route 97 that runs along Oakton Street half a block south of the subject site. Pace bus route 210 also serves the subject site, running along Oakton Street with access from the Skokie-Oakton CTA station.  The Oakton-Skokie CTA Station is located directly across the street, west of the subject site.  The subject site is within walking distance of residential neighborhoods, retail, services, schools, Skokie Village Hall, and Skokie Public Library.  Pedestrian access to the subject site is available from Skokie Boulevard and Keeney Street. CASE 2024-37P P etitioner’s Subm ittal The petitioner is requesting the vacation of a 10’ x 10’ triangular portion of Keeney Street located to the southwest of 8101-8107 Skokie Boulevard in an R1 Single-Family district. At the present time, the street is unimproved and contains vacant land which the petitioner intends to purchase from the Village and combine with the adjacent property in order to construct a 5-story mixed use building (case 2024-38P). Staff Analysis and R ecom m endations Staff recommends that the petitioner’s request to vacate Keeney Street to the southwest of 8101-8107 Skokie Boulevard be APPROVED subject to conditions listed below. The Planning Division staff supports the proposed street vacation because it will provide additional land that can be utilized for redevelopment purposes. The street was initially dedicated in conjunction with a mixed-use development that received Village approval but was not constructed (case 2015-1P). The petitioner at the time was required to dedicate the land in order to improve sight visibility at the intersection and had no intention of constructing any upper levels within the 10’x10’ triangle. The current VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P 2 of 7 mixed-use proposal in companion case 2024-38P will keep the building outside of a majority of the required sight distance triangle (the petitioner will be requesting relief for any encroachment), but will utilize the air space above the triangle to construct the upper four stories. CASE 2024-38P P etitioner’s Subm ittal The petitioner is requesting site plan approval in order to construct a 5-story mixed-use building that exceeds the maximum 45’ permitted base building height with 20 residential units, first floor commercial, and enclosed and surface parking at 8101-8107 Skokie Boulevard in a CX Core Mixed-Use district, and any relief that may be discovered during the review of this case. With regards to the proposal, the petitioner explains that: The proposed project is a 5 story 20-unit masonry building with basement parking and ground floor commercial space. The building is situated on the east side of Skokie Blvd. A Skokie Swift rail station and tracks are located on the west side of Skokie Blvd. The east property line borders on the 18' alley with 3 story apartment buildings to the east of that alley. The south property line borders on Keeney Street. To the south of that, there is a new proposed 56-unit 6-story apartment building being developed for that site. Plan Commission has approved that project and construction permits are in process. The north property line borders an existing one story occupied commercial building. A traffic study was conducted and it has been determined no ill effects will be encountered by adding this building with its 25 parking spots to the tax rolls. A civil engineer has prepared drawings for utilities and stormwater detention and this building will meet all local & regional codes. The owner of this property is in contact with Commonwealth Edison to relocate the electric power lines that border the east property line. A real estate appraisal has found that construction of this building will have no adverse effect on surrounding property values. Construction of this proposed building per all required Fire, Life safety and building codes will not have any adverse effects on the public health, safety, morals and general welfare of the community. The building will also comply with all applicable Village of Skokie code Addenda including bird strike mitigation ordinance. Staff Analysis and R ecom m endations Staff recommends that the petitioner’s request for site plan approval in order to construct a 5-story mixed-use building that exceeds the maximum 45’ permitted base building height with 20 residential units, first floor commercial, and enclosed and surface parking at 8101-8107 Skokie Boulevard in a CX Core Mixed-Use district be APPROVED, subject to the recommended conditions and attached Proposed Positive Findings of Fact. VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P 3 of 7 Staff further recommends providing relief for the following items: 1. To construct the building within the required 15’ sight distance triangle (§118- 52). 2. To provide a 0’ rear yard abutting an alley rather than the required 5’ minimum (§118-184(a)). 3. To provide an interior ramp grade of 16% rather than the required maximum of 10% (§118-212(b)(2)). 4. To provide an 18’-wide two-way driveway rather than the required 24’-wide minimum when 20 or more parking spaces are being served (§118-212(c)(1) b.3.). 5. To provide a 3-foot wide sidewalk alongside a building abutting an off-street parking area rather than the required 5’ minimum (§118-212(i)(10)). This project application materials were submitted prior to the inclusionary housing ordinance adoption; therefore, they are not required to provide on-site units. Appearance Com m ission This item has not yet been reviewed by the Appearance Commission but will require a Certificate of Appropriateness awarded by the Appearance Commission prior to the hearing before the Board of Trustees due to the proposal involving the construction of a new building. Attachm ents 1. Recommended Conditions for 2024-37P 2. Recommended Conditions for 2024-38P 3. Proposed Positive Findings of Fact for 2024-38P 4. 2024-37P Aerial and Zoning Map, dated October 22, 2024 5. 2024-38P Aerial and Zoning Map, dated October 22, 2024 6. Plat of Vacation, dated November 8, 2024 7. 8101-8107 Skokie Boulevard Plan Set, 12 pages, by Hanna Architects, Inc. dated October 17, 2024 8. KLOA Traffic Impact Study, dated January 11, 2024 9. MWRD Letter, dated June 21, 2023 VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P 4 of 7 Recommended Conditions 2024-37P: Street Vacation Community Development Department Council Chambers, 7:30 PM, November 21, 2024 1. The property shall be vacated pursuant to the Plat of Vacation dated <date to be determined>, and as may be further revised with the approval of the Village Manager, or designee, and Corporation Counsel. 2. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the Plat of Vacation shall be submitted to the Village with all signatures other than Village staff or elected officials. 3. The vacation shall be effective upon the recording of a Plat of Vacation by the Village in the Office of the Recorder of Deeds of Cook County, Illinois. VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P 5 of 7 Recommended Conditions 2024-38P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, November 21, 2024 1. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved Site Plan, dated <insert date of final approved plan>, Basement Floor Plan, dated <insert date of final approved plan>, First Floor Plan, dated <insert date of final approved plan>, Second Thru Fifth Floor Plan, dated <insert date of final approved plan>, Roof Deck Plan, dated <insert date of final approved plan>, West Building Elevation, dated <insert date of final approved plan>, South Building Elevation, dated <insert date of final approved plan>, East Building Elevation, dated <insert date of final approved plan>, North Building Elevation, dated <insert date of final approved plan>, Landscape Plan, dated <insert date of final approved plan>, and Landscape Details, dated <insert date of final approved plan>; 2. The petitioner shall underground utilities in the alley adjacent to the subject site. New commercial and residential structures requiring electrical service shall be served underground in an approved manner, and shall be suitably protected against physical damage, unless a determination is made by the Village Manager or designee that the service cannot be provided underground. 3. The petitioner will be required to apply for Watershed Management Ordinance (WMO) permit subject to the letter of determination from MWRD. 4. Final Fire Truck Maneuvers Diagram shall be confirmed at the time of permitting with the Engineering Division and the Fire Department. 5. The petitioner shall submit to the Planning Division electronic files of the site, landscape, and floor plans in their approved and finalized form. 6. The proposed development shall have a minimum of 24 off-street vehicle parking spaces including 1 handicapped parking space and a minimum of 20 bicycle parking spaces as indicated on the site plan dated October 17, 2024. 7. A screened garbage corral with an impervious surface shall be provided to contain all dumpsters. 8. 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 to be made part of the Ordinance to go before the Board of Trustees and shall be recorded at the petitioner’s expense; VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P 6 of 7 Proposed Positive Findings of Fact 2024-38P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, November 21, 2024 Consideration Finding The request is harmonious with and does The request will be harmonious with and not adversely affect adjacent properties. will not adversely affect adjacent properties and aligns with the comprehensive plan goals for this corridor. The request can demonstrate that The request will have adequate public adequate public facilities, including roads, facilities, including roads, drainage, drainage, utilities, and police and fire utilities, and police and fire protection, protection exist or will exist to serve the which exist or will exist to serve the requested use at the time such facilities are requested use at the time such facilities needed. are needed. The request demonstrates adequate The request will have adequate provisions provision for maintenance of the associated for maintenance of the associated structures. structures as the location of refuse and recycling is accessible from the alley and all parking is covered or enclosed. The request has considered and, to the No adverse effects on the natural degree possible, addressed the adverse environment are anticipated as effects on the natural environment. stormwater will be managed in accordance with MWRD and the existing parkway will be improved to include grass and trees. The request will not create undue traffic It is not anticipated that the request will congestion. create undue traffic congestion as provided in the traffic analysis. The request will not adversely affect public Public health, safety, and welfare will not health, safety, and welfare. be adversely affected by the request. The request conforms to all applicable The request will conform to all applicable provisions of this code, except where relief provisions of this code. Staff is is granted with the request. supportive of the granting of the five items of relief being requested by the petitioner. VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P 7 of 7  2024-37P - Street Vacation: Keeney Street Legend Zoning and Development Zoning CX: Core Mixed-use M2: Light Industry 0 50 100 Print Date: 10/22/2024 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.  2024-38P - Site Plan Approval: 8101-8107 Skokie Boulevard Legend Zoning and Development Zoning CX: Core Mixed-use M2: Light Industry R4: Multifamily Housing 0 100 200 Print Date: 10/22/2024 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.  THIS PLAT TO BE RECORDED BY THE VILLAGE OF SKOKIE, ILLINOIS FOR THE UNDERSIGNED UPON RECORDATION RETURNS THIS PLAT TO: CORPORATION COUNSEL THAT PART OF THE SOUTHWEST CORNER OF LOT 6, PREVIOUSLY DEDICATED BY DOCUMENT NUMBER VILLAGE OF SKOKIE 1521929004, IN NILES CENTER STATION SUBDIVISION IN THE SOUTHWEST QUARTER OF SECTION 22, 5127 OAKTON STREET SKOKIE, IL 60077 TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY ILLINOIS. LAND AREA = 50.0 SF OR 0.001 ACRES MORE OR LESS OT5 L BOULEVARD WEST LINE SW 1/4 OF SECTION 22-41-13 EXCEPTION FOR WIDENING OF SKOKIE BOULEVARD 113.24' N 90°00'00" W HERE-TO-FORE DEDICATED BY DOCUMENT NO1521929004 WEST LINE OF LOT 6 20' 10' 0 20' ER R A D = 9 6 0.0 0 ' T6 T BASIS OF BEARING: LO CEN N L = 33 . 9 6 ' NORTH LINE OF KEENEY STREET AS FOUND MONUMENTED AND OCCUPIED. S IO ON (R.O.W. VARIES) LE T SI NI STA IVI N 90°00'00" E (A) N 01°07'39" E UBD 43.93' (M) S P.I.N. 10-22-317-021-0000 43.93' PROPERTY ADDRESS: 8101-8107 SKOKIE BOULEVARD, SKOKIE SKOKIE, ILLINOIS 60077 HEREBY VACATED S 46 °3 R A D = 9 6 0 . 00 ' 14 7' 10 L =10 . 00 ' .5 "E 4' N 90°00'00" E (A) 10.1' 100.68' 33' 10.00' N 90°00'00" W PREVIOUSLY DEDICATED BY DOCUMENT 152129004 33' (66' R.O.W.) KEENEY STREET DIRECTOR OF ENGINEERING CERTIFICATE BOARD OF TRUSTEE'S CERTIFICATE NOTARY'S CERTIFICATE STATE OF ILLINOIS ) STATE OF ILLINOIS ) STATE OF ILLINOIS ) )SS )SS )SS COUNTY OF COOK ) COUNTY OF COOK ) COUNTY OF COOK ) I, _______________________________, DIRECTOR OF ENGINEERING OF THE APPROVED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE OF I, _________________________________________, A NOTARY PUBLIC IN AND FOR SURVEYOR'S CERTIFICATE VILLAGE OF SKOKIE, DO HEREBY CERTIFY THAT ALL PROVISIONS PERTAINING SKOKIE, COOK COUNTY, ILLINOIS. THE SAID COUNTY IN THE STATE AFORESAID, DO HEREBY CERTIFY THAT STATE OF ILLINOIS ) TO STREET AND DRAINAGE REQUIREMENTS AND ALL OTHER ENGINEERING DATED THIS ____________ DAY OF ___________________________, 20_____. ______________________________________, )SS MATTERS AS PRESCRIBED IN ORDINANCES OF THE VILLAGE OF SKOKIE, INSOFAR AS THEY PERTAIN TO THE ACCOMPANYING PLAT, HAVE BEEN NAME COUNTY OF DUPAGE ) SATISFACTORILY COMPLIED WITH. WHO IS PERSONALLY KNOWN TO ME TO BE THE SAME PERSON WHOSE NAME IS SUBSCRIBED TO THE FORGOING INSTRUMENT, APPEARED BEFORE ME THIS ATTESTED TO THIS _________ DAY OF ________________________, AD 20_____. SIGNED: _____________________________________________ DAY IN PERSON AND ACKNOWLEDGED THAT THEY SIGNED AND DELIVERED THE MAYOR THIS IS TO CERTIFY THAT I, THOMAS J. CESAL, AN ILLINOIS SAID INSTRUMENT AS THEIR OWN FREE AND VOLUNTARY ACT FOR THE USES AND PURPOSES THEREIN SET FORTH. LICENSED LAND SURVEYOR DO HEREBY CERTIFY THAT I HAVE _____________________________ SURVEYED THE FOLLOWING DESCRIBED PROPERTY: DIRECTOR OF ENGINEERING ATTEST: _____________________________________________ GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS _____DAY OF VILLAGE OF SKOKIE VILLAGE CLERK ______________, 20___. LOT 6 IN NILES CENTER STATION SUBDIVISION, BEING A SUBDIVISION OF PART OF THE SW 1/4 OF ____________________________ ___________________________________ SECTION 22, TOWNSHIP 41 NORTH, RANGE 13 EAST SIGNATURE PRINT NAME OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO SKOKIE PLAN COMMISSION CERTIFICATE THE PLAT THEREOF RECORDED ON JULY 27TH, 1925 MY COMMISSION EXPIRES ON ___________ ______________, A.D., 20_____. AS DOCUMENT NUMBER 8987353. STATE OF ILLINOIS ) )SS I FURTHER AUTHORIZE THE VILLAGE OF SKOKIE, ITS COUNTY OF COOK ) SKOKIE VILLAGE BOARD APPROVAL CERTIFICATE ATTORNEYS, OR AUTHORIZED AGENT, TO RECORD THIS PLAT I, ______________________________CHAIRMAN OF SKOKIE PLAN COMMISSION OF SUBDIVISION. DO HEREBY CERTIFY THAT THE ACCOMPANYING PLAT COMPLIES WITH THE STATE OF ILLINOIS ) APPROVED PLAT, AND IS IN CONFORMANCE WITH THE )SS GIVEN UNDER MY HAND AND SEAL AT THE VILLAGE OF LISLE, REGULATIONS,REQUIREMENTS AND INTENT OF THE SKOKIE COMPREHENSIVE COUNTY OF COOK ) PLAN AND SUBDIVISION ORDINANCE. DUPAGE COUNTY, ILLINOIS THE VILLAGE OF SKOKIE, ILLINOIS, HEREBY CERTIFIES THAT THE APPROVED THIS ____________ DAY OF ___________________________, 20_____. ACCOMPANYING PLAT WAS PRESENTED TO AND BY ORDINANCE NUMBER DATED THIS 8TH DAY OF NOVEMBER, A.D. 2024. _________________ DULY APPROVED BY THE VILLAGE BOARD OF THE VILLAGE SKOKIE PLAN COMMISSION OF SKOKIE AT ITS REGULAR MEETING HELD ON __________________ AS J. C AS 20_____. IN WITNESS WHEREOF, I HAVE HEREUNTO SET THE SEAL OF THE Morris Engineering, Inc. _______________________________ _________________________________ VILLAGE OF SKOKIE, ILLINOIS. I FURTHER CERTIFY THAT THE REQUIRED BOND OR INSTRUMENT OF CREDIT IS POSTED FOR THE COMPLETION OF ALL T HO 2205 AL Civil Engineering • Consulting CHAIRMAN SECRETARY REQUIRED PUBLIC IMPROVEMENTS. M PROFESSIONAL LAND ES Land Surveying ATTESTED TO THIS _____________ DAY OF _____________________, AD 20_____. SURVEYOR 515 Warrenville Road, Lisle, IL 60532 STATE OF ILLINOIS Phone: (630) 271-0770 (SEAL) L IS S I Survey: (630) 271-0599 LE , IL L I N 0 ________________________________ _______________________________ STRUCTURE ! FAX: (630) 271-0774 MAYOR VILLAGE CLERK NFR A TER I ETTER ENVIRONME NTS LI FE REVISED: OCTOBER 31, 2024 PER PLANNING COORDINATOR OF VILLAGE OF SKOKIE. SHEET 1 OF 1 BET TE R T B BE Website: www.ecivil.com PROJ # 24-08-1000  (312) 750-1800 180 W. WASHINGTON CHICAGO, ILLINOIS 60602 FAX (312) 750-1801 PROFESSIONAL DESIGN FIRM ARCHITECT CORPORATION LICENSE NUMBER 184 - 001485 ISSUED - REVIEW ISSUED - REVIEW ISSUED - PERMIT OCT. 17, 2024 ISSUED - BID OF I L L TE I N A O ST IS LI CT C EN E SE IT D A RC H cHANNA ARCHITECTS, INC. 2024  (312) 750-1800 180 W. WASHINGTON CHICAGO, ILLINOIS 60602 FAX (312) 750-1801 PROFESSIONAL DESIGN FIRM ARCHITECT CORPORATION LICENSE NUMBER 184 - 001485 ISSUED - REVIEW ISSUED - REVIEW ISSUED - PERMIT OCT. 17, 2024 ISSUED - BID OF I L L TE I N A O ST IS LI CT C EN E SE IT D A RC H cHANNA ARCHITECTS, INC. 2024  (312) 750-1800 180 W. WASHINGTON CHICAGO, ILLINOIS 60602 FAX (312) 750-1801 PROFESSIONAL DESIGN FIRM ARCHITECT CORPORATION LICENSE NUMBER 184 - 001485 ISSUED - REVIEW ISSUED - REVIEW ISSUED - PERMIT OCT. 17, 2024 ISSUED - BID OF I L L TE I N A O ST IS LI CT C EN E SE IT D A RC H cHANNA ARCHITECTS, INC. 2024  (312) 750-1800 180 W. WASHINGTON CHICAGO, ILLINOIS 60602 FAX (312) 750-1801 PROFESSIONAL DESIGN FIRM ARCHITECT CORPORATION LICENSE NUMBER 184 - 001485 ISSUED - REVIEW ISSUED - REVIEW ISSUED - PERMIT OCT. 17, 2024 ISSUED - BID OF I L L TE I N A O ST IS LI CT C EN E SE IT D A RC H cHANNA ARCHITECTS, INC. 2024  (312) 750-1800 180 W. WASHINGTON CHICAGO, ILLINOIS 60602 FAX (312) 750-1801 PROFESSIONAL DESIGN FIRM ARCHITECT CORPORATION LICENSE NUMBER 184 - 001485 ISSUED - REVIEW ISSUED - REVIEW ISSUED - PERMIT OCT. 17, 2024 ISSUED - BID OF I L L TE I N A O ST IS LI CT C EN E SE IT D A RC H cHANNA ARCHITECTS, INC. 2024  (312) 750-1800 180 W. WASHINGTON CHICAGO, ILLINOIS 60602 FAX (312) 750-1801 PROFESSIONAL DESIGN FIRM ARCHITECT CORPORATION LICENSE NUMBER 184 - 001485 ISSUED - REVIEW ISSUED - REVIEW ISSUED - PERMIT OCT. 17, 2024 ISSUED - BID OF I L L TE I N A O ST IS LI CT C EN E SE IT D A RC H cHANNA ARCHITECTS, INC. 2024  (312) 750-1800 180 W. WASHINGTON CHICAGO, ILLINOIS 60602 FAX (312) 750-1801 PROFESSIONAL DESIGN FIRM ARCHITECT CORPORATION LICENSE NUMBER 184 - 001485 ISSUED - REVIEW ISSUED - REVIEW ISSUED - PERMIT OCT. 17, 2024 ISSUED - BID OF I L L TE I N A O ST IS LI CT C EN E SE IT D A RC H cHANNA ARCHITECTS, INC. 2024  (312) 750-1800 180 W. WASHINGTON CHICAGO, ILLINOIS 60602 FAX (312) 750-1801 PROFESSIONAL DESIGN FIRM ARCHITECT CORPORATION LICENSE NUMBER 184 - 001485 ISSUED - REVIEW ISSUED - REVIEW ISSUED - PERMIT OCT. 17, 2024 ISSUED - BID OF I L L TE I N A O ST IS LI CT C EN E SE IT D A RC H cHANNA ARCHITECTS, INC. 2024  (312) 750-1800 180 W. WASHINGTON CHICAGO, ILLINOIS 60602 FAX (312) 750-1801 PROFESSIONAL DESIGN FIRM ARCHITECT CORPORATION LICENSE NUMBER 184 - 001485 ISSUED - REVIEW ISSUED - REVIEW ISSUED - PERMIT OCT. 17, 2024 ISSUED - BID OF I L L TE I N A O ST IS LI CT C EN E SE IT D A RC H cHANNA ARCHITECTS, INC. 2024  (312) 750-1800 180 W. WASHINGTON CHICAGO, ILLINOIS 60602 FAX (312) 750-1801 PROFESSIONAL DESIGN FIRM ARCHITECT CORPORATION LICENSE NUMBER 184 - 001485 ISSUED - REVIEW ISSUED - REVIEW ISSUED - PERMIT OCT. 17, 2024 ISSUED - BID OF I L L TE I N A O ST IS LI CT C EN E SE IT D A RC H cHANNA ARCHITECTS, INC. 2024  (312) 750-1800 180 W. WASHINGTON CHICAGO, ILLINOIS 60602 FAX (312) 750-1801 PROFESSIONAL DESIGN FIRM ARCHITECT CORPORATION LICENSE NUMBER 184 - 001485 ISSUED - REVIEW ISSUED - REVIEW ISSUED - PERMIT OCT. 17, 2024 ISSUED - BID OF I L L TE I N A O ST IS LI CT C EN E SE IT D A RC H cHANNA ARCHITECTS, INC. 2024  Traffic Impact Study Proposed Apartment Development Skokie, Illinois SITE Prepared For: January 11, 2024 1. Introduction This report summarizes the methodologies, results, and findings of a traffic impact study conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for a proposed apartment development to be located in Skokie, Illinois. This site, which is currently vacant, is located at 8101 Skokie Boulevard in the northeast quadrant of the intersection of Skokie Boulevard with Keeney Street. As proposed, the site will be developed with a five-story building that will contain 20 apartment units and approximately 5,275 square feet of commercial space. Parking will be provided via five surface parking spaces and a 20-space basement parking lot. Access to the garage will be provided via the existing public alley. 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. Figure 1 shows the location of the site in relation to the area roadway system. Figure 2 shows an aerial view of the site. The sections of this report present the following: • Existing roadway conditions • A description of the proposed development • Directional distribution of the development traffic • Vehicle trip generation for the development • Future traffic conditions including access to the development • Traffic analyses for the weekday morning and evening peak hours • Recommendations with respect to adequacy of the site access and adjacent roadway system • Evaluation of the proposed parking supply Traffic capacity analyses were conducted for the weekday morning and weekday evening peak hours for the following conditions: 1. Year 2023 Existing Conditions – Analyze the capacity of the existing roadway system using existing peak hour traffic volumes in the surrounding area. 2. Year 2029 No-Build Conditions – Analyze the capacity of the future roadway system using the no-build traffic volumes that include the existing traffic volumes increased by an ambient area growth factor not attributable to any particular development and the traffic estimated to be generated by another mixed-use development to be locate at 8057 Skokie Boulevard. 3. Year 2029 Total Projected Conditions – Analyze the capacity of the future roadway system using the projected traffic volumes that include the existing traffic volumes, ambient traffic growth, and the traffic estimated to be generated by the full buildout of the proposed development. Proposed Apartment Development Skokie, Illinois 1  SITE Site Location Figure 1 Proposed Apartment Development Skokie, Illinois 2  SITE Aerial View of Site Figure 2 Proposed Apartment Development Skokie, Illinois 3 2. Existing Conditions Existing transportation conditions in the vicinity of the site were documented in order to obtain a database for projecting future conditions. The following provides a description of the geographical location of the site, physical characteristics of the area roadway system including lane usage and traffic control devices, and existing peak hour traffic volumes. Site Location The site is located at 8101 Skokie Boulevard in the northeast quadrant of the intersection of Skokie Boulevard with Keeney Street in Skokie, Illinois. The site is bounded by Skokie Boulevard to the west, Keeny Street to the south, a public alley to the east, and a building to the north. Land uses in the vicinity of the site are primarily residential with commercial land uses located along Skokie Boulevard. The Oakton-Skokie Chicago Transit Authority (CTA) Yellow Line station is located on the west side of Skokie Boulevard across the road from the subject site. Existing Roadway System Characteristics The characteristics of the existing roadways near the development are described below and illustrated in Figure 3. Skokie Boulevard (US Route 41) is a north-south, other principal arterial roadway that in the vicinity of the site provides two travel lanes in each direction divided by a median. At its signalized “T” intersection with Searle Parkway, Skokie Boulevard provides an exclusive left-turn lane and two through lanes on the northbound approach and two through lanes and an exclusive right-turn lane on the southbound approach. All the legs at this intersection provide a standard style crosswalk and pedestrian signal. At its unsignalized “T” intersection with Keeney Street, Skokie Boulevard provides a through lane and a shared through/right-turn lane on the northbound approach and an exclusive left-turn lane and two through lanes on the southbound approach. Skokie Boulevard is under the jurisdiction of the Illinois Department of Transportation (IDOT), is not classified as an Strategic Regional Arterial (SRA), carries an annual average daily traffic (AADT) volume of 17,700 vehicles (IDOT 2021), and has a speed limit of 35 miles per hour Keeney Street is an east-west, local roadway that provides one travel lane in each direction. At its unsignalized “T” intersection with Skokie Boulevard, Keeney Street provides an exclusive left- turn lane and an exclusive right-turn lane on the westbound approach that are under stop sign control. A standard style crosswalk is provided on the east leg at this intersection. At its unsignalized intersections with the alley and Keating Avenue, Keeney Street does not provide any exclusive turn lanes. Keeney Street is under the jurisdiction of the Village of Skokie. Proposed Apartment Development Skokie, Illinois 4  LEGEND SKO KI E N 35 - TRAVEL LANE - TRAFFIC SIGNAL P NOT TO SCALE BO ULEVARD P - STOP SIGN XX - SPEED LIMIT P - NO PARKING SEARLE - BUS STOP PARKWAY - BUS STOP WITH SHELTER - STANDARD CROSSWALK - RAILROAD CROSSING 35 41 P P ALLEY IGNITE KEATI NG AVENU E SITE RESIDENTIAL 15 7AM-7PM EXCEPT ZONE 6 P P PERMIT KEENEY P P 7AM-7PM STREET EXCEPT ZONE 6 P PERMIT 7AM-7PM EXCEPT FIRST BANK ZONE 6 & TRUST RESIDENTIAL PERMIT OAKTON- SKOKIE STATION P Proposed Apartment Development Existing Roadway Characteristics Kenig,Lindgren,O'Hara,Aboona,Inc. Skokie, Illinois Job No: 23-216 Figure: 3 Keating Avenue is a north-south, local roadway that provides one travel lane in each direction. At its unsignalized intersection with Keeney Street, Keating Avenue provides a shared left- turn/through/right-turn lane that is under stop sign control on both approaches. Keating Avenue is under the jurisdiction of the Village of Skokie. The Public Alley extends in a north-south direction and provides garage access to the buildings located on both sides of the alley. The alley has a 15 mile per hour speed limit. Public Transportation The area is served via the following public transportation: • CTA Bus Route 54A provides weekday service from the Skokie Courthouse to Irving Park and has several bus stops along Skokie Boulevard. A notable stop includes the Skokie Boulevard with Keeney Street intersection, which will benefit the proposed development. • The CTA Yellow rapid transit line extends from the Dempster-Skokie station in Skokie to the Howard station in Chicago. Local access is provided via the Oakton-Skokie station, which is located across Skokie Boulevard from the proposed development. Existing Traffic Volumes In order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. conducted peak period traffic counts utilizing Miovision Scout Collection Units on Thursday, August 17, 2023, during the weekday morning (7:00 to 9:00 A.M.) and evening (4:00 to 6:00 P.M.) peak periods at the following intersections: • Skokie Boulevard with Searle Parkway • Skokie Boulevard with Keeney Street • Keeney Street with Keating Avenue • Keeney Street with the alley The results of the traffic counts indicated that the weekday morning peak hour of traffic occurs from 7:45 A.M. to 8:45 A.M. and the weekday evening peak hour of traffic occurs from 4:30 P.M. to 5:30 P.M. Figure 4 illustrates the existing peak hour traffic volumes. Copies of the traffic count summary sheets are included in the Appendix. Crash Data Summary KLOA, Inc. obtained crash data 1 for the most recent available past five years (2018 to 2022) for the intersections of Skokie Boulevard with Searle Parkway and Keeney Street and the intersection of Keeney Street with Keating Avenue. The crash data is summarized in Tables 1 through 3. A review of the crash data indicated that no fatalities were reported at any of the intersections during the review period. 1 IDOT DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of Transportation. The author is responsible for any data analyses and conclusions drawn. Proposed Apartment Development Skokie, Illinois 6  LEGEND SKO KI E N 00 - AM PEAK HOUR (7:45-8:45 AM) (00) - PM PEAK HOUR (4:30-5:30 PM) 618 ( 943) NOT TO SCALE BO ULEVARD 66 ( 54) SEARLE PARKWAY 48 ( 105) 44 ( 143) 84 ( 851 ( 44) 612) 41 ALLEY KEATI NG AVENU E SITE 643 ( 1030) 11 ( 9) 9 ( 10) 13 ( 52) 1( 2) 0 ( 1) 1( 3 ( 4) 1) 0 (2) 2 (5) 59 ( 78) 81 ( 104) 60 ( 85) 37 ( 32) 1 (0) 3 (3) KEENEY STREET 0 (1) 4 (7) 47 ( 92) 41 ( 50) 0) 77) 1) 0 ( 35 ( 2 ( 11 ( 4 ( 7) 1( 2) 12) 1 (9) 5 (9) 4 (4) 581) 878 ( OAKTON- SKOKIE STATION Proposed Apartment Development Existing Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc. Skokie, Illinois Job No: 23-216 Figure: 4 Table 1 SKOKIE BOULEVARD WITH SEARLE PARKWAY – CRASH SUMMARY Type of Crash Frequency Year Angle Head On Object Rear End Sideswipe Turning Other Total 2018 0 0 0 2 0 2 0 4 2019 0 0 0 3 0 3 0 6 2020 0 0 1 0 0 1 1 3 2021 1 0 0 0 0 1 0 2 2022 0 0 0 1 0 1 0 2 Total 1 0 1 6 0 8 1 17 Average <1.0 -- <1.0 1.2 -- 1.6 <1.0 3.4 Table 2 SKOKIE BOULEVARD WITH KEENEY STREET – CRASH SUMMARY Type of Crash Frequency Year Angle Head On Object Rear End Sideswipe Turning Other Total 2018 0 0 0 1 0 1 0 2 2019 0 0 0 0 0 0 0 0 2020 0 0 0 0 0 0 0 0 2021 0 0 0 0 0 0 0 0 2022 0 0 1 0 0 1 0 2 Total 0 0 1 1 0 2 0 4 Average -- -- <1.0 <1.0 -- <1.0 -- <1.0 Proposed Apartment Development Skokie, Illinois 8 Table 3 KEENEY STREET WITH KEATING AVENUE – CRASH SUMMARY Type of Crash Frequency Year Angle Head On Object Rear End Sideswipe Turning Other Total 2018 0 0 0 0 0 0 0 0 2019 0 0 0 0 0 0 0 0 2020 0 0 0 0 0 0 0 0 2021 0 0 0 0 0 0 0 0 2022 1 0 0 0 0 0 0 1 Total 1 0 0 0 0 0 0 1 Average <1.0 -- -- -- -- -- -- <1.0 Proposed Apartment Development Skokie, Illinois 9 3. Traffic Characteristics of the Proposed Development In order to properly evaluate future traffic conditions in the surrounding area, it was necessary to determine the traffic characteristics of the proposed development, including the directional distribution and volumes of traffic that it will generate. Proposed Site and Development Plan As proposed, the site is to be developed with a five-story building that is to contain 20 three- bedroom residential units and approximately 5,275 square feet of commercial space on the first floor. Parking is to be provided via five surface parking spaces and a 20-space lower-level parking garage. Access to the parking garage will be provided via a full-movement access drive on the alley approximately 55 feet north of Keeney Street. Access to the proposed five surface parking spaces will be provided off the alley. A site plan depicting the proposed site and development plan is included in the Appendix. 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. Figure 5 illustrates the directional distribution of the development-generated traffic. Proposed Apartment Development Skokie, Illinois 10  LEGEND SKO KI E N 00% - PERCENT DISTRIBUTION 50% 00' - DISTANCE IN FEET NOT TO SCALE BO ULEVARD SEARLE PARKWAY 41 ALLEY KEATI NG AVENU E SITE 55' 5% KEENEY STREET 45% OAKTON- SKOKIE STATION Proposed Apartment Development Directional Distribution Kenig,Lindgren,O'Hara,Aboona,Inc. Skokie, Illinois Job No: 23-216 Figure: 5 Peak Hour Traffic Volumes The number of peak hour trips estimated to be generated by the proposed development was based on vehicle trip generation rates contained in Trip Generation Manual, 11th Edition, published by the Institute of Transportation Engineers (ITE). The “Multifamily Housing – Mid Rise” (Land-Use Code 221) rate was utilized for the proposed residential units and the “Strip Retail” (Land-Use Code 822) rate was utilized for the proposed commercial space. Copies of the ITE trip generation sheets are included in the Appendix. Due to the proximity of the site to the Oakton-Skokie CTA station and CTA bus route 54A, the number of vehicle trips generated by the proposed development will be reduced due to the utilization of public transportation. Based on census data for the residences within one-half mile of the Oakton-Skokie CTA station, approximately 13 percent of residents commute to work via public transportation, bicycle, or walk. Further, it is anticipated the number of trips generated by the commercial space will be reduced due to pass-by trips. However, in order to provide a conservative analysis, no reductions were applied to the trip generation estimates. Table 4 summarizes the number of trips estimated to be generated by the full buildout of the proposed development. Table 4 ESTIMATED SITE-GENERATED TRAFFIC VOLUMES ITE Weekday Morning Weekday Evening Daily Land Peak Hour Peak Hour Two- Type/Size Use Way Code In Out Total In Out Total Trips Multifamily Housing 221 2 5 7 5 3 8 92 (20 Units) 822 Strip Retail (5,280 s.f.) 7 5 12 17 18 35 288 Total Development Trips 9 10 19 22 21 43 380 Proposed Apartment Development Skokie, Illinois 12 4. Projected Traffic Conditions The total projected traffic volumes include the existing traffic volumes, increase in background traffic due to growth, and the traffic estimated to be generated by the proposed subject development. Development Traffic Assignment The estimated weekday morning and weekday evening peak hour traffic volumes that will be generated by the proposed development were assigned to the roadway system in accordance with the previously described directional distribution (Figure 5). Figure 6 illustrates the traffic assignment of the new passenger vehicle trips for the development. It should be noted that in order to present a conservative analysis, all the site traffic accessing the garage off the alley was assigned to/from Keeney Street Background (No-Build) Traffic Conditions The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for the increase in existing traffic related to regional growth in the area (i.e., not attributable to any particular planned development). Based on Annual Average Daily Traffic (AADT) projections provided by the Chicago Metropolitan Agency for Planning (CMAP), the existing traffic volumes are projected to increase by an annual compounded growth rate of approximately 0.88 percent. As such, traffic volumes were increased by five percent to represent Year 2029 no-build conditions. The background traffic also includes the traffic estimated to be generated by another mixed-use development to be located at 8057 Skokie Boulevard. The Year 2029 no-build traffic volumes are illustrated in Figure 7. A copy of the CMAP projections letter is included in the Appendix. Total Projected Traffic Volumes The development-generated traffic (Figure 6) was added to the background traffic to determine the Year 2029 projected traffic volumes, as shown in Figure 8. Proposed Apartment Development Skokie, Illinois 13  LEGEND SKO KI E N 00 - AM PEAK HOUR (7:45-8:45 AM) (00) - PM PEAK HOUR (4:30-5:30 PM) NOT TO SCALE BO ULEVARD 5 ( 11) SEARLE PARKWAY 5 ( 10) 9 ( 19) 1( 2) 41 1 (2) 8( 20) 1 0 ( 21) 9 ( 22) KEENEY STREET A LLEY @ A B @ ALLEY ACCESS DRIVE ALLEY KEATI NG AVENU E SITE 5 ( 11) B 5 (10) 4 (9) 0 (1) A KEENEY STREET 0 (1) 1 (1) 9) 3 ( 1( 1) OAKTON- SKOKIE STATION Proposed Apartment Development Site-Generated Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc. Skokie, Illinois Job No: 23-216 Figure: 6  LEGEND SKO KI E N 00 - AM PEAK HOUR (7:45-8:45 AM) 653 ( (00) - PM PEAK HOUR (4:30-5:30 PM) 993) NOT TO SCALE BO ULEVARD 69 ( 57) SEARLE PARKWAY 50 ( 110) 46 ( 150) 88 ( 901 ( 46) 653) 41 ALLEY KEATI NG AVENU E SITE 675 ( 1082) 12 ( 9) 9 ( 11) 18 ( 68) 1( 2) 0 ( 1) 1( 3 ( 4) 1) 0 (2) 2 (5) 69 ( 92) 86 ( 111 ) 64 ( 91) 34 ( 44) 1 (0) 3 (3) KEENEY STREET 0 (1) 4 (7) 50 ( 99) 44 ( 66) 0) 83) 1) 0 ( 41 ( 2 ( 12 ( 4 ( 7) 1( 2) 13) 1 (9) 5 (9) 4 (4) 610) 922 ( OAKTON- SKOKIE STATION Proposed Apartment Development Year 2029 No-Build Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc. Skokie, Illinois Job No: 23-216 Figure: 7  LEGEND SKO KI E N 00 - AM PEAK HOUR (7:45-8:45 AM) 658 ( 1004) (00) - PM PEAK HOUR (4:30-5:30 PM) NOT TO SCALE BO ULEVARD 69 ( 57) SEARLE PARKWAY 50 ( 110) 46 ( 150) 88 ( 906 ( 46) 663) 10 ( 2) 0 ( 1) 2 ( 3) 1 (4) 86 ( 111 ) 1 (0) 41 8 (21) 1 0 ( 21) 50 ( 99) 0) 9 ( 22) 1) 0 ( 2 ( 1 (9) 4 (4) KEENEY STREET A LLEY @ A B @ ALLEY ACCESS DRIVE ALLEY KEATI NG AVENU E SITE 675 ( 1082) 12 ( 9) 23 ( 9 ( 11) 79) 3 ( 4) B 2 (5) 74 ( 102) 64 ( 92) 38 ( 53) 3 (3) A KEENEY STREET 4 (7) 44 ( 75) 84) 44 ( 13 ( 4 ( 7) 1( 2) 14) 6 (10) 610) 922 ( OAKTON- SKOKIE STATION Proposed Apartment Development Year 2029 Total Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc. Skokie, Illinois Job No: 23-216 Figure: 8 5. Traffic Analysis and Recommendations The following provides an evaluation conducted for the weekday morning and weekday evening peak hours. The analysis includes conducting capacity analyses to determine how well the roadway system and access drives are projected to operate and whether any roadway improvements or modifications are required. Traffic Analyses Roadway and adjacent or nearby intersection analyses were performed for the weekday morning, weekday afternoon, and weekday evening peak hours for the existing, Year 2029 no-build, and Year 2029 projected traffic volumes. The traffic analyses were performed using the methodologies outlined in the Transportation Research Board’s Highway Capacity Manual (HCM), 6th Edition and analyzed using Synchro/SimTraffic 11 software. The analysis for the traffic-signal controlled intersection, to determine the average overall vehicle delay and levels of service, were accomplished using actual cycle lengths and phasings. The analyses for the unsignalized intersections determine the average control delay to vehicles at an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign (includes the time required to decelerate to a stop) until its departure from the stop sign and resumption of free flow speed. The methodology analyzes each intersection approach controlled by a stop sign and considers traffic volumes on all approaches and lane characteristics. The ability of an intersection to accommodate traffic flow is expressed in terms of level of service, which is assigned a letter from A to F based on the average control delay experienced by vehicles passing through the intersection. The Highway Capacity Manual definitions for levels of service and the corresponding control delay for signalized intersections and unsignalized intersections are included in the Appendix of this report. Summaries of the traffic analysis results showing the level of service and overall intersection delay (measured in seconds) for the existing, Year 2029 no-build, and Year 2029 total projected conditions are presented in Tables 5 through 8. A discussion of each intersection follows. Summary sheets for the capacity analyses are included in the Appendix. Proposed Apartment Development Skokie, Illinois 17 Table 5 CAPACITY ANALYSIS RESULTS – SKOKIE BOULEVARD WITH SEARLE PARKWAY SIGNALIZED Peak Eastbound Northbound Southbound Overall Hour L R L T T R E E A A A A Weekday 55.4 56. 2.4 3.0 5.6 5.4 A Existing Morning 6.9 E – 55.7 A – 3.0 A – 5.6 Conditions D E A A A A Weekday 51.7 62.5 4.1 4.8 9.1 7.4 B Evening 13.9 E – 57.9 A – 4.7 A – 9.0 E E A A A A Weekday 55.4 56.2 2.5 3.1 5.8 5.4 A Morning No-Build 6.9 E – 55.8 A – 3.1 A – 5.7 Conditions D E A A A A Weekday 51.7 62.9 4.3 5.0 9.5 7.6 B Evening 14.2 E – 58.2 A – 4.9 A – 9.4 E E A A A A Weekday 55.4 56.2 2.5 3.1 5.8 5.4 A Projected Morning 6.9 E – 55.8 A – 3.1 A – 5.8 Conditions D E A A A A Weekday 51.7 62.9 4.3 5.0 9.6 7.6 B Evening 14.1 E – 58.2 A – 4.9 A – 9.5 Letter denotes Level of Service L – Left Turn R – Right Turn Delay is measured in seconds. T – Through Proposed Residential Development Skokie, Illinois 18 Table 6 CAPACITY ANALYSIS RESULTS – EXISTING CONDITIONS – UNSIGNALIZED Weekday Morning Weekday Evening Intersection Peak Hour Peak Hour LOS Delay LOS Delay Skokie Boulevard with Keeney Street1 • Westbound Left Turn D 31.1 B 14.0 • Westbound Right Turn B 13.7 B 11.1 • Southbound Left Turn B 10.7 A 9.1 Keeney Street with Keating Avenue2 • Northbound Approach A 9.9 B 10.5 • Southbound Approach A 9.7 B 10.0 • Eastbound Left Turn A 7.4 A 7.4 • Westbound Left Turn A 7.3 A 7.4 Keeney Street with Alley2 • Northbound Approach A 9.3 B 10.2 • Southbound Approach A 9.2 A 9.6 • Eastbound Left Turn A 0.1 A 7.5 • Westbound Left Turn A 7.3 A 0.1 LOS = Level of Service 1- One-Way Stop Sign Control. Delay is measured in seconds. 2- Two-Way Stop Sign Control. Proposed Residential Development Skokie, Illinois 19 Table 7 CAPACITY ANALYSIS RESULTS – NO-BUILD CONDITIONS – UNSIGNALIZED Weekday Morning Weekday Evening Intersection Peak Hour Peak Hour LOS Delay LOS Delay Skokie Boulevard with Keeney Street1 • Westbound Left Turn E 40.7 C 15.9 • Westbound Right Turn B 14.5 B 11.5 • Southbound Left Turn B 11.1 A 9.3 Keeney Street with Keating Avenue2 • Northbound Approach B 10.0 B 10.7 • Southbound Approach A 9.7 B 10.2 • Eastbound Left Turn A 7.4 A 7.5 • Westbound Left Turn A 7.3 A 7.4 Keeney Street with Alley2 • Northbound Approach A 9.3 B 10.4 • Southbound Approach A 9.2 A 9.7 • Eastbound Left Turn A 0.1 A 7.5 • Westbound Left Turn A 7.3 A 0.1 LOS = Level of Service 1- One-Way Stop Sign Control. Delay is measured in seconds. 2- Two-Way Stop Sign Control. Proposed Residential Development Skokie, Illinois 20 Table 8 CAPACITY ANALYSIS RESULTS – PROJECTED CONDITIONS – UNSIGNALIZED Weekday Morning Weekday Evening Intersection Peak Hour Peak Hour LOS Delay LOS Delay Skokie Boulevard with Keeney Street1 • Westbound Left Turn E 44.3 C 17.3 • Westbound Right Turn B 14.7 B 11.7 • Southbound Left Turn B 11.2 A 9.4 Keeney Street with Keating Avenue2 • Northbound Approach B 10.0 B 10.7 • Southbound Approach A 9.7 B 10.2 • Eastbound Left Turn A 7.4 A 7.5 • Westbound Left Turn A 7.3 A 7.4 Keeney Street with Alley2 • Northbound Approach A 9.5 B 11.1 • Southbound Approach A 9.1 A 9.4 • Eastbound Left Turn A 7.4 A 7.5 • Westbound Left Turn A 7.3 A 0.1 Alley with Proposed Access Drive1 • Eastbound Approach A 8.4 A 8.4 • Northbound Left Turn A 7.2 A 7.3 LOS = Level of Service 1- One-Way Stop Sign Control. Delay is measured in seconds. 2- Two-Way Stop Sign Control. Proposed Residential Development Skokie, Illinois 21 Discussion and Recommendations The following summarizes how the intersections are projected to operate and identifies any roadway and traffic control improvements necessary to accommodate the development-generated traffic. Skokie Boulevard with Searle Parkway The results of the capacity analysis indicate that overall, this intersection currently operates at Level of Service (LOS) A during the weekday morning and weekday evening peak hours. The eastbound movements currently operate at LOS D or E during both peak hours and the northbound and southbound movements operate at LOS A during the peak hours. The lower level of service for the eastbound movements is due in part to the long traffic signal cycle and the reduced green time provided to Searle Parkway. Under Year 2029 no-build and total projected conditions, the intersection and all its movements are projected to continue operating at generally the same existing levels of service during the weekday morning and weekday evening peak hours with increases in delay of less than one second. As such, the intersection has sufficient reserve capacity to accommodate the traffic estimated to be generated by the proposed development and no roadway improvements or traffic signal modifications will be required. Skokie Boulevard with Keeney Street The results of the capacity analysis indicate that the westbound left-turn movement operates at LOS D during the weekday morning peak hour and LOS B during the weekday evening peak hour while the westbound right-turn movement operates at LOS B during both peak hours. Additionally, the southbound left-turn movement operates at LOS B during the weekday morning peak hour and LOS A during the weekday evening peak hour. Under Year 2029 no-build conditions, the westbound left-turn movement is projected to operate on the threshold between LOS E during the weekday morning peak hour with an increase in delay of less than ten seconds and LOS C during the weekday evening peak hour with an increase in delay of less than two seconds. The southbound left-turn movement is projected to continue operating at the same existing levels of service during both peak hours with increases in delay of less than one second. Under Year 2029 total projected conditions, the westbound left-turn movement is projected to continue to operate on the threshold of LOS E during the weekday morning peak hour with an increase in delay of less than four seconds over no-build conditions and LOS C during the weekday evening peak hour with an increase in delay of less than two seconds over no-build conditions. The southbound left-turn movement is projected to continue operating at the same existing levels of service during both peak hours with increases in delay of less than one second. Additionally, the 95th percentile for the southbound left-turn is projected to be one to two vehicles during both peak hours which can be accommodated by the existing left-turn lane. As such, this intersection has sufficient reserve capacity to accommodate the traffic estimated to be generated by the Proposed Residential Development Skokie, Illinois 22 proposed development and no roadway improvements or traffic signal modifications will be required. Keeney Street with Keating Avenue The results of the capacity analysis indicate that the northbound and southbound approaches currently operate at LOS B or better during the weekday morning and weekday evening peak hours while the eastbound and westbound left-turn movements operate at LOS A during both peak hours. Under Year 2029 no-build and total projected conditions, the northbound and southbound approaches are projected to continue operating at LOS B or better during both peak hours with increases in delay of less than one second. The eastbound and westbound left-turn movements are projected to continue operating at LOS A during both peak hours. As such, this intersection has adequate reserve capacity to accommodate the traffic estimated to be generated by the proposed development and no roadway improvements or traffic control adjustments will be required. Keeney Street with Alley The results of the capacity analysis indicate that the northbound and southbound approaches currently operate at LOS A during the weekday morning and weekday evening peak hours except for the northbound approach, which operates at LOS B during the weekday evening peak hour. In addition, the eastbound and westbound left-turn movements operate at LOS A during both peak hours. Under Year 2029 no-build and total projected conditions, the northbound and southbound approaches are projected to continue operating at the existing levels of service during both peak hours with increases in delay of less than one second. The eastbound and westbound left-turn movements are projected to continue operating at LOS A during both peak hours. As such, this intersection has adequate reserve capacity to accommodate the traffic estimated to be generated by the proposed development and no roadway improvements or traffic control adjustments will be required. Alley with Proposed Access Drive The results of the capacity analysis indicate that the eastbound approach and the northbound left- turn movement are projected to operate at LOS A during the weekday morning and weekday evening peak hours. As such, this access drive will be adequate to accommodate the traffic estimated to be generated by the proposed development and will ensure flexible access to the site. Proposed Residential Development Skokie, Illinois 23 Parking Evaluation As previously indicated, the plans call for developing the site with a five-story building with 20 residential units and approximately 5,280 square feet of commercial space. Parking will be provided via a 20-space basement parking garage and five surface parking spaces. In order to determine if the parking supply is sufficient, the peak parking demand of the development was estimated based on the Village of Skokie Code and parking rates published in the Institute of Transportation Engineers’ (ITE) Parking Generation Manual, 5th Edition. The following summarizes the estimated parking demand of the proposed development. Parking Requirements of Proposed Development per Village Code • Residential (20 units) o 25 parking spaces (Residential multifamily units with three bedrooms which are located within close proximity of rapid transit hubs are required to provide one parking space per unit and 0.25 guest parking space per unit) • Retail (5,275 s.f.) o 18 parking spaces (Retail uses are required to provide one space for each 300 square feet) Based on the above, the proposed parking supply meets the Village of Skokie requirements for the apartments. The parking need of the proposed retail space will be met by the available on-street parking within the vicinity of the site. ITE Parking Generation Manual • Multifamily - Midrise (LUC 221; 20 Units) o 27 parking spaces; Monday-Friday (1.31 per unit) o 25 parking spaces; Saturday (1.22 per unit) • Retail (LUC 820; 5,275 s.f.) o 11 parking spaces; Monday - Thursday (1.95 per 1,000 square feet) o 14 parking spaces; Friday (2.61 per 1,000 square feet) o 16 parking spaces; Saturday (2.91 per 1,000 square feet) Based on the above, the proposed parking supply generally meets the parking requirements for the apartments. The parking demand for the proposed retail spaces is less than the Village requirements and will be met by the available on-street parking in the vicinity of the site. Proposed Residential Development Skokie, Illinois 24 6. Conclusion Based on existing conditions and the traffic capacity analyses for the full buildout of the development, the findings and recommendations of this study are outlined below: • The total volume of traffic that will be generated by the proposed development will be reduced due to the proximity to public transportation and pass-by trips. • The results of the capacity analyses indicated that the existing roadway system has sufficient reserve capacity to accommodate the traffic that will be generated by the proposed development. • The proposed access drive will be adequate in accommodating the traffic estimated to be generated by the proposed development and will ensure efficient and flexible access is provided. • The proposed parking supply of 25 spaces will be adequate in meeting the parking needs of the proposed development. Proposed Residential Development Skokie, Illinois 25  BOARD OF COMMISSIONERS Kari K. Steele President Marcelino Garcia Chairman of Finance Yumeka Brown Cameron Davis Patricia Theresa Flynn Daniel Pogorzelski Eira L. Corral Sepúlveda Mariyana T. Spyropoulos 100 EAST ERIE STREET CHICAGO, ILLINOIS 60611 -3154 312.751.5600 June 21, 2023 Mr. Gerald V. Kotowski Project Manager IG Consulting, Inc. 300 Marquardt Drive Wheeling, IL 60090 Dear Mr. Kotowski: Subject: Watershed Management Ordinance Permit Applicability Mixed Use Retail/Residential Building 8105 Skokie Boulevard Skokie, IL This is in response to your letter, dated June 2, 2023, requesting whether a Metropolitan Water Reclamation District (MWRD) Watershed Management Ordinance (WMO) permit will be required for the subject project. As described in your letter and shown on the submitted exhibit, the proposed project includes a new mixed-use building for retail and residential use. Per your electronic correspondence, the area of property holdings seems to be less than 0.50 acre, and the proposed development area is less than 0.50 acre. Sanitary sewers are proposed. Since the proposed project includes qualified sewer construction, a WMO permit will be required. §502 runoff and §503 volume control requirements do not apply to property holdings less than 0.50 acre. §504 detention requirements do not apply to non-residential or multi-family residential property holdings less than 3.0 acres. Please submit a permit application, plan set, and applicable fees for our review and approval. Schedule K should be included with the permit application to document whether the property holdings are less than 0.50 acre. Permit and plan documents shall be submitted electronically via our WPASS system. The procedures for electronic submissions, along with the WMO, Technical Guidance Manual, and permit forms can be found at www.mwrd.org/wmo. This permit determination is dependent on the information provided and may change if the project scope is modified. If you have any questions, please email me at MihalacheC@mwrd.org. Sincerely, Constance Mihalache, PhD, P.E. Senior Civil Engineer CM cc: Mayor George Van Dusen, Village of Skokie PD#83