Board of Trustees — Skokie, IL
Date: 2012-04-16

MONDAY, APRIL 16, 2012 – 8:00 P.M.



 1. Pledge of Allegiance led by Village Clerk Marlene Williams.

 2. Call meeting to order and roll call.

 3. Approve Consent Agenda.

* 4. Approve, as submitted, minutes of regular meeting held April 2, 2012.

* 5. Approve Voucher List #23-FY12 of April 16, 2012.

* 6. Proclamations and Resolutions.
 A. Proclamations:
 Skokie Volunteer Week – April 15-21, 2012
 Administrative Professionals Week – April 22-28, 2012
 Arbor Day – April 27, 2012
 Dystonia Awareness Week – May 5-13, 2012
 Cultural Awareness Month – May 2012
 Osteoporosis Month – May 2012

 7. Recognition, Presentations and Awards.
 A. Presentation: Public Health Partners in Excellence Awards

 8. Appointments, Reappointments and Resignations.
 A. Swearing in of the following personnel by the Board of Fire and Police:
 Name Old Position New Position
 Timothy Witkus New Hire Firefighter
 Mitchell Dehm New Hire Firefighter
 * B. Reappointment:
 Public Safety Commission (Two-Year Term): Carol R. Arkin

 9. Report of the Village Manager.
 A. Bid Report – Oakton Station Waiting Area Lot – Schroeder & Schroeder Inc., Skokie,
 IL - $386,189.10.
 * B. Bid Report – Computer Equipment and Software Replacement – Dell Marketing,
 Round Rock, TX - $435,177.92 & The Purchase of 75, Microsoft Office 2010
 Licenses – CDW Government, Vernon Hills, IL - $24,822.75.

 10. Report of the Corporation Counsel.
 CONSENT:
 * A. An ordinance amending Chapter 106, Section 106-110(d), of the Skokie Village
 Code establishing the Zone 6 Residential Permit Parking Area and providing for
 restrictive parking in Zone 6. This item is on the agenda for second reading and
 adoption.
 * B. An ordinance amending Chapter 118, Sections 118-5, 118-94, and 118-141, of the
 Skokie Village Code pertaining to automatic teller machines and outside uses (2012-
 2P). This item is on the agenda for second reading and adoption.

 11. Unfinished Business.

 12. New Business.

401080
 13. Plan Commission.
 A. Plan Commission Case 2012-4P – Zoning Map Amendment (M3 Industry to B2
 Commercial)
 B. Plan Commission Case 2012-5P – Subdivision
 C. Plan Commission Case 2012-6P – Planned Development: 3530-3714 Touhy
 Avenue, except 3700 Touhy Avenue
 D. Plan Commission Case 2012-7P – Special Use Permit: 3636 Touhy Avenue (Drive-
 through facility)
 E. Plan Commission Case 2012-8P – Special Use Permit: 3654 Touhy Avenue (Drive-
 through facility)
 F. Plan Commission Case 2012-9P – Special Use Permit: 3626 Touhy Avenue (Liquor
 Sales)
 G. Plan Commission Case 2012-10P – Special Use Permit: 3626 Touhy Avenue
 (Seasonal garden and plant sales)

 14. Citizen Comments.

 15. Adjournment.




401080
 WHEREAS, the giving of oneself in service to another empowers the giver
and the recipient; and

 WHEREAS, Skokie is home to hundreds of engaged citizens contributing to
the well being of our community; and

 WHEREAS, every day Skokie volunteers connect with our most vulnerable
residents empowering and changing lives; and

 WHEREAS, these volunteers contribute to the vitality of Skokie; and

 WHEREAS, during this week all over the nation, volunteers are being
recognized for their commitment to service; and

 WHEREAS, experience teaches us that government by itself cannot solve all
of our social problems; and

 WHEREAS, Skokie’s volunteer force is a great treasure; and

 WHEREAS, volunteers are vital to our future as a caring and productive
community.

 NOW, THEREFORE, I, GEORGE VAN DUSEN, do hereby proclaim
the week of April 15 – 21, 2012, as


 “SKOKIE VOLUNTEER WEEK”
in the Village of Skokie, and do hereby urge my fellow citizens to volunteer and to
recognize those who serve, as we seek to continue our legacy as the Village of Vision,
 replacing disconnection with understanding and compassion.

 Passed this 16th day of April 2012

 __________________________________________
 George Van Dusen
 Mayor

_________________________________
Marlene Williams, Village Clerk




VOSDOCS-#400686-v1-Proc__Skokie_Volunteer_Week
 WHEREAS, administrative professionals bring the qualities of efficiency,
loyalty and trust to their jobs; and


 WHEREAS, administrative professionals often serve as the only link
between the company and the public; and


 WHEREAS, the administrative professional is recognized world-wide; and

 WHEREAS, the week of April 22 through April 28, 2012, has been
designated Professional Secretaries Week by International Association of
Administrative Professionals, its originator and sponsor.


 NOW, THEREFORE, I, GEORGE VAN DUSEN, Mayor of the Village of
Skokie, do hereby proclaim the week of April 22 - April 28, 2012, be designated as


 "ADMINISTRATIVE PROFESSIONALS WEEK"

and ask that management everywhere join in recognizing the outstanding
professionals in their employ, especially on April 25, 2012, as ADMINISTRATIVE
PROFESSIONAL DAY.


 Dated this 16th day of April 2012



 __________________________________________
 George Van Dusen
 Mayor


______________________________
Marlene Williams, Village Clerk



#1389
 WHEREAS, in 1872, J. Sterling Morton proposed to the Nebraska Board of
Agriculture that a special day be set aside for the planting of trees; and

 WHEREAS, this holiday, called Arbor Day, was first observed with the
planting of more than a million trees in Nebraska; and

 WHEREAS, Arbor Day is now observed throughout the nation and the
world; and

 WHEREAS, trees can reduce the erosion of our precious topsoil by wind
and water, cut heating and cooling costs, moderate the temperature, clean the air,
produce oxygen and provide habitat for wildlife; and

 WHEREAS, trees are a renewable resource, giving us paper, wood for our
homes, fuel for our fires and countless other wood products; and

 WHEREAS, trees in our Village increase property values, enhance the
economic vitality of business areas and beautify our community; and

 WHEREAS, trees, wherever they are planted, are a source of joy and
spiritual renewal; and

 WHEREAS, the Village of Skokie has been recognized as a Tree City USA
by the National Arbor Day Foundation and desires to continue its tree-planting
ways.

 NOW, THEREFORE, I, GEORGE VAN DUSEN, Mayor of the Village of
Skokie, do hereby proclaim April 27, 2012, as

 "ARBOR DAY"

in the Village of Skokie, and I urge all citizens to support efforts to protect our
trees and woodlands and to support our Village's urban forestry program; and

 FURTHER, I urge all citizens to plant trees to gladden the hearts and
promote the well-being of present and future generations.

Passed this 16th day of April 2012

 _______________________________________
 George Van Dusen
 Mayor

_____________________________________
Marlene Williams, Village Clerk

1335
 WHEREAS, Dystonia is a neurological disorder in which powerful,
involuntary muscle spasms twist parts or all of the body; and

 WHEREAS, such spasms are always disabling and often very
painful; and

 WHEREAS, the cause of Dystonia is unknown and there is no cure;
and

 WHEREAS, those who suffer from Dystonia, their families, and their
friends have formed the Dystonia Medical Research Foundation to help each
other and to seek the cause and cure; and

 WHEREAS, the public knows little about Dystonia, which may affect
as many as 300,000 people in North America; and

 WHEREAS, many citizens react to the physical manifestations of
Dystonia by avoiding those who have this disorder, causing them to
experience isolation and often deep psychological distress; and

 WHEREAS, greater recognition and understanding of Dystonia both
in the medical and the lay communities is highly desirable; and

 WHEREAS, widespread public support of efforts to find the causes
and cure of Dystonia is needed.

 NOW, THEREFORE, I, GEORGE VAN DUSEN, Mayor of the
Village of Skokie, do hereby proclaim the week of May 5-13, 2012, as


 "DYSTONIA AWARENESS WEEK"

in Skokie, Illinois, and urge all citizens to learn everything they can about this
disorder and to aid and support to the best of their ability those who suffer
from it.

 Passed this 16thday of April 2012

 ___________________________________
 George Van Dusen
 Mayor
ATTEST:
________________________________________
1353
Marlene Williams, Village Clerk




1353
 WHEREAS, the Village of Skokie is a community with many cultures, races,
religions, and nationalities, welcoming with open heart people from all over the
world; and


 WHEREAS, the Village of Skokie through all of its branches of government
promotes goodwill and understanding; and


 WHEREAS, the Skokie schools, library, and park district provide many
programs to stimulate good relations among all people living here; and


 WHEREAS, the VOICES initiative, the Human Relations Commission, the
Festival of Cultures, and other organizations create harmony, understanding, and
friendship among members of our ethnic, national, religious, and cultural groups;
and


 WHEREAS, the Village of Skokie wishes to strongly support and continue to
build this wonderful Spirit of cooperation, understanding, harmony, and goodwill.


 NOW, THEREFORE, I, GEORGE VAN DUSEN, Mayor of the Village of
Skokie, do hereby proclaim the month of May 2012, as


 "CULTURAL AWARENESS MONTH"

and I urge all citizens to carry on this inspiring Skokie Spirit.

 Date this 16th day of April 2012


 _____________________________________
 George Van Dusen
 Mayor

_________________________________
Marlene Williams, Village Clerk




1160
 WHEREAS, Osteoporosis is a debilitating bone-thinning disease in which the
skeleton becomes so fragile that the slightest movement can cause a bone fracture.
Osteoporosis affects 28 million Americans, 80 percent of whom are women. It takes a
terrible human toll of death, pain, impaired mobility, and disruption of daily activities and
costs our country nearly $14 billion every year. Its victims lose their independence, and
their families share in the heartache; and

 WHEREAS, Osteoporosis stands as a foremost problem in women's health
issues. The disease is more prevalent among women, and has risk factors and
interventions which are different for women. Because of generally lower income and lack
of health care reimbursement for necessary testing, women encounter significant barriers
to early diagnosis. And because women have a longer life expectancy, the likelihood of
developing fractures associated with Osteoporosis is greatly increased; and

 WHEREAS, one out of every two women and one out of every eight men over the
age of 50 will suffer an osteoporosis-related fracture; and

 WHEREAS, building peak bone mass during childhood and young adulthood is
critical to reducing the chance of developing Osteoporosis later in life and a healthy
lifestyle, including a balanced diet rich in calcium and vitamin D, weight bearing exercises,
a healthy lifestyle with no smoking and limited alcohol intake, and medication when
appropriate can help prevent osteoporosis; and

 WHEREAS, methods do exist to detect the disease before fractures occur and
people will take preventive action to reduce their risk of Osteoporosis if they are informed;
and

 WHEREAS, the American public is called upon to observe National Osteoporosis
Prevention Month, May 2012, with appropriate programs and activities.

 NOW, THEREFORE, I, GEORGE VAN DUSEN, Mayor of the Village of
Skokie, do hereby proclaim the month of May 2012, as

 "OSTEOPOROSIS MONTH"
and urge all civic, scientific, medical, educational, voluntary, governmental, and health care
organizations and professionals to recognize the importance of osteoporosis prevention
with education and information programs and activities for the citizens of the Village of
Skokie.

 Dated this 16th day of April 2012

 George Van Dusen, Mayor
____________________________________
Marlene Williams, Village Clerk
1339
 JPH: 4/2/12 Manager’s Report
 A
 *4/16/12


 THIS ORDINANCE MAY BE CITED AS
 VILLAGE ORDINANCE NUMBER

 12-4-C-

 AN ORDINANCE AMENDING CHAPTER 106, SECTION 106-110(d), OF
 THE SKOKIE VILLAGE CODE ESTABLISHING THE ZONE 6
 RESIDENTIAL PERMIT PARKING AREA AND PROVIDING FOR
 RESTRICTIVE PARKING IN ZONE 6

 1 WHEREAS, Chapter 106, Section 106-110, of the Skokie Village Code authorizes the
 2 Village Manager or designee, subject to the approval of the Mayor and Board of Trustees, to
 3 determine and designate zoned permit residential parking restrictions; and

 4 WHEREAS, at the present time, there are five Residential Permit Parking Zones within
 5 the Village and with the upcoming opening of the CTA Oakton Street Station (the “Station”),
 6 the Director of Engineering has recommended the implementation of a new Residential
 7 Permit Parking Zone 6 (hereinafter “Zone 6”); and

 8 WHEREAS, the Zone 6 area is depicted on Exhibit “A”, a copy of which is attached
 9 hereto, and is described, in general, as: (i) the area east of the Station in an area bounded by
10 Oakton Street, Main Street, Skokie Boulevard and Kenton Avenue, (ii) the area west of the
11 Station including Warren Street, Niles Avenue, and Elmwood Street, and (iii) the area south of
12 Oakton Street, north of Hull Street, and between LaCrosse and Babb Avenues; and

13 WHEREAS, in an effort to address potential occurrences and concerns of commuter
14 parking in the Zone 6 area, and pursuant to his memorandum dated March 28, 2012, the
15 Director of Engineering has recommended that parking will be restricted on most streets in
16 Zone 6, specifically during the hours the CTA Yellow Line is in operation; and

17 WHEREAS, there will be three types of restrictions on parking in Zone 6, as follows:

18 (i) the primary restriction will prohibit parking on streets adjacent to
19 residential properties, seven days a week including Holidays, from 7:00
20 am to 7:00 pm, except for vehicles displaying a Zone 6 Permit issued to
21 residents and their guests. This restriction will apply to the streets
22 shown in red on Exhibit “A”; and

23 (ii) certain commercial streets will continue with existing parking meters
24 and time restrictions. These streets are shown in green on Exhibit “A”;
25 and

26 (iii) other streets, more commercial in nature, will have time restrictions
27 without the need for a permit or use of meters. These streets are shown
28 in blue on Exhibit “A”. The Village Manager is authorized to determine
29 the appropriate time restrictions for these streets and may revise the

 Page 1 of 3

 VOSDOCS-#400666-v1-Ordinance__Code_Amendment__Section_106-
 110__&_Parking_Restriction__Residential_Permit_Parking_Zone_6
 1 restrictions as circumstances and experience warrant, however, the
 2 finally determined restrictions shall be filed with the Clerk and Village
 3 Board no later than January 1, 2013.

 4 WHEREAS, streets in Zone 6 will receive signage with the appropriate restrictions;
 5 and

 6 WHEREAS, Residential Permit Parking for Zone 6 will go into effect on Monday, April
 7 30, 2012, with signage placed throughout the entire area; and

 8 WHEREAS, the Village Manager recommended to the Mayor and Board of Trustees
 9 that Chapter 106, Section 106-110(d) of the Skokie Village Code be amended to implement
10 Residential Permit Parking Zone 6, and that restrictions as shown on Exhibit “A” be adopted;
11 and

12 WHEREAS, the Mayor and Board of Trustees at a public meeting duly held on April 2,
13 2012, concurred in the aforesaid recommendation of the Village Manager; and

14 NOW, THEREFORE, BE IT ORDAINED, by the Mayor and Board of Trustees of the
15 Village of Skokie, Cook County, Illinois;

16 Section 1: That Chapter 106, Section 106-110(d) of the Skokie Village Code be
17 and the same is hereby amended in the manner hereinafter indicated. The new material is
18 highlighted in bold and the material to be deleted is highlighted and stricken through.

19 Sec. 106-110. Permit parking in residential areas.
20 …
21 (d) Applicability of parking time restrictions. The posted time limitation on any street in the
22 area shall not pertain to an automobile displaying a current permit for the applicable zone, if
23 the sign has a supplemental plate indicating that vehicles bearing a Zone 1, Zone 2, or Zone
24 3, Zone 4, or Zone 5, or Zone 6, whichever is applicable, permit are exempt. All other
25 parking regulations shall be complied with.

26 Section 2: That pursuant to Section 106-110 of the Skokie Village Code, the
27 boundaries for Residential Permit Parking Zone 6 are hereby established as shown on Exhibit
28 “A”, a copy of which is attached hereto and incorporated herein. (The boundaries are
29 generally described as follows: (i) the area east of the Station in an area bounded by Oakton
30 Street, Main Street, Skokie Boulevard and Kenton Avenue, (ii) the area west of the Station
31 including Warren Street, Niles Avenue, and Elmwood Street, and (iii) the area south of
32 Oakton Street, north of Hull Street, and between LaCrosse and Babb Avenues.)

33 Section 3: That pursuant to Section 106-110 of the Skokie Village Code,
34 Residential Permit Parking restrictions be and the same are hereby established for Zone 6.

35 Section 4: That pursuant to Chapter 106, Article II, Section 106-96 of the Skokie
36 Village Code, the Village Manager is hereby directed and authorized to have signs erected
37 throughout Zone 6 for the streets affected by Residential Permit Parking restrictions with the
38 legend indicated below:

 Page 2 of 3
 VOSDOCS-#400666-v1-Ordinance__Code_Amendment__Section_106-
 110__&_Parking_Restriction__Residential_Permit_Parking_Zone_6
 1 LEGEND
 2 NO PARKING
 3 7:00 A.M. – 7:00 P.M. ENTIRE BLOCK
 4 EXCEPT VEHICLES DISPLAYING
 5 ZONE 6 PERMIT

 6 Section 5: That the Village Manager is authorized to determine the appropriate
 7 time restrictions for streets in Zone 6, other than those affected by Residential Permit Parking
 8 restrictions, and erect signage specifying appropriate time restrictions. The Village Manger
 9 may revise the time restrictions as circumstances and experience warrant, however, the
10 finally determined time restrictions shall be filed with the Clerk and Village Board no later than
11 January 1, 2013.

12 Section 6: That pursuant to Chapter 106, Article II, Section 106-103(a)(13) of the
13 Skokie Village Code, the operator of a vehicle shall not park such a vehicle in the areas and
14 contrary to the times and days specified on signage erected pursuant to this Ordinance.

15 Section 7: That any person who parks in violation of any provision of this
16 Ordinance shall be subject to the penalty provided in the Skokie Village Code.

17 Section 8: That this Ordinance shall be in full force and effect from and after its
18 passage, approval and publication in pamphlet form as provided by law.

19
 ADOPTED this day of , 2010.

 Ayes:
 Nays: Village Clerk
 Absent:

 Attested and filed in my office Approved by me this day of
 this day of , 2010; , 2010.
 and published in pamphlet form
 according to law from
 , 2010 to , 2010.
 Mayor, Village of Skokie


 Village Clerk
20
21
22
23
24




 Page 3 of 3
 VOSDOCS-#400666-v1-Ordinance__Code_Amendment__Section_106-
 110__&_Parking_Restriction__Residential_Permit_Parking_Zone_6
Exhibit A
 JPH: *4/16/12
 B
 PC: 2012-2P


 THIS ORDINANCE MAY BE CITED AS
 VILLAGE ORDINANCE NUMBER

 12-4-C-

 AN ORDINANCE AMENDING CHAPTER 118, SECTIONS 118-5, 118-94,
 AND 118-141 OF THE SKOKIE VILLAGE CODE PERTAINING TO
 AUTOMATIC TELLER MACHINES AND OUTSIDE USES

 1 WHEREAS, Chapter 118 (hereinafter the “Zoning Chapter”) of the Skokie Village
 2 Code (the “Code”) provides for zoning districts within the Village of Skokie and the permitted
 3 and special uses and regulations pertaining to those districts; and

 4 WHEREAS, in a continuing effort to modernize and simplify the Zoning Chapter, the
 5 Community Development staff, pursuant to direction from the Plan Commission, has reviewed
 6 certain outside uses, including outdoor walk-up automatic teller machines (“ATM’s”); and

 7 WHEREAS, certain aspects of ATM usage are regulated by the Illinois Automated
 8 Teller Machine Security Act which prohibits the licensing of ATMs and preempts any security
 9 requirements the Village may apply. Consequently, the Plan Commission recommendation
10 includes general conditions for outdoor usage of ATMs as a special use in districts that allow
11 banks; and

12 WHEREAS, the Plan Commission also considered outdoor storage and sale of
13 propane. It was recommended that the outdoor storage and sale of propane be allowed with
14 a special use permit in business districts; and

15 WHEREAS, subsequent to the Plan Commission meeting, the Code Committee
16 discussed propane sales and concluded that the mechanical vending of propane should not
17 be allowed. It was further determined that many of the site and control concerns could be
18 accommodated as conditions to a special use permit; and

19 WHEREAS, the Skokie Plan Commission, at a public meeting duly held March 1,
20 2012, for which proper notice was achieved and no interested parties appeared, concurred in
21 the Staff’s recommendations and voted to recommend to the Mayor and Board of Trustees
22 that Chapter 118, Sections 118-5, 118-94, and 118-141, of the Skokie Village Code be
23 amended as outlined in the Plan Commission Report dated March 19, 2012; and

24 WHEREAS, the Mayor and Board of Trustees at a public meeting duly held on March
25 19, 2012, concurred in the aforesaid recommendation of the of the Skokie Plan Commission;
26 and

27 NOW, THEREFORE, BE IT ORDAINED, by the Mayor and Board of Trustees of the
28 Village of Skokie, Cook County, Illinois;

29 Section 1: That Chapter 118, Sections 118-5, 118-94, and 118-141, of the Skokie
30 Village Code, be and the same are hereby amended in the manner hereinafter indicated. The

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 VOSDOCS-#400590-v1-Ordinance__2012-2P__Code_Amendment__Chapter_118__ATM_s_&_Outside_Uses
 1 new material is highlighted in bold and the material to be deleted is highlighted and stricken
 2 through.

 3 Chapter 118 ZONING
 4 …
 5 ARTICLE I. IN GENERAL
 6 …
 7 Sec. 118-5. Definitions.
 8 …
 9 Automated teller machine (ATM) means an electronic information device as
10 defined in the Illinois Automated Teller Machine Security Act, 205 ILCS 695/1 et seq.
11 …
12 Vending machine means a machine for dispensing merchandise or services
13 designed to be operated by the customer. For the purposes of this chapter, an
14 automated teller machine is not a vending machine.
15 …
16 ARTICLE III. DISTRICT REGULATIONS
17 …
18 Sec. 118-94. Automatic teller machines (ATMs).
19 (a) Principal use. If the primary purpose of a building is to house an ATM, the use
20 is considered a bank, and the building is subject to all building codes and
21 requirements of this chapter.
22 (b) Indoor ATMs. An ATM that is accessed within a completely enclosed principal
23 building is permitted in all districts with a use that is allowed in that district.
24 (c) Requirements for outdoor ATMs. An ATM that is accessed outside a
25 completely enclosed principal building is allowed only under the following
26 conditions:
27 (1) Use. An ATM is allowed with a special use permit, but only in districts
28 where a bank is a permitted or special use. An ATM may be part of a
29 drive-though facility that has a special use permit.
30 (2) Appearance Commission. An ATM and any associated structures and
31 signage are subject to the review and approval of the Appearance
32 Commission.
33 (3) Customer standing area. Each ATM shall have a minimum of a 3-foot by
34 3-foot customer standing area, centered in front of the face of the ATM.
35 (4) Obstructions. An ATM, customer standing area, and any structure
36 surrounding the ATM shall be interpreted as an obstruction with respect
37 to sight distance triangles, required parking spaces, effective walkway
38 widths, vehicle overhangs, or other requirements of this chapter.



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 VOSDOCS-#400590-v1-Ordinance__2012-2P__Code_Amendment__Chapter_118__ATM_s_&_Outside_Uses
 1 (5) Use of public right-of-way. No ATM or structure housing an ATM may
 2 be in a public right-of-way. The customer standing area may be in a
 3 public right-of-way with a permit from the Village.
 4 (d) Parking. An ATM is exempt from off-street parking requirements.
 5 …
 6 Sec. 118-141. Generally.
 7 …
 8 (b) General requirements. General requirements are as follows:
 9 …
10 (2) Outside uses. All business, servicing, storing, or processing shall be
11 conducted within completely enclosed principal buildings, except as otherwise
12 provided by this chapter, other applicable Village codes, or as follows:
13 a. Activities needing a special use permit, if the activity is conducted with
14 a principal use in the district:
15 1. Outside vending machines and propane sales.
16 2. Garden and plant material sales in a roofed area that is at least
17 40 percent enclosed by walls.
18 3. Outside storage, display, sales, or rental of motor vehicles or boats.

19 Section 2: That this Ordinance shall be in full force and effect from and after its
20 passage, approval and publication in pamphlet form as provided by law.

 ADOPTED this day of April, 2012.

 Ayes:
 Nays: Village Clerk
 Absent:

 Attested and filed in my office Approved by me this day of
 this day of April, 2012; April, 2012.
 and published in pamphlet form
 according to law from April
 , 2012 to April , 2012.
 Mayor, Village of Skokie


 Village Clerk
21
22




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 VOSDOCS-#400590-v1-Ordinance__2012-2P__Code_Amendment__Chapter_118__ATM_s_&_Outside_Uses
PLAN COMMISSION REPORT 2012-4P: Zoning Map Amendment
Plan Commission Council Chambers, 8:00 PM, April 16, 2012


To: Mayor and Board of Trustees
From: Paul Luke, Chairman
Case: 2012-4P: Zoning Map Amendment
 3600-3650 and 3710-3714 Touhy Avenue, 3649 Chase Avenue, and 7229 &
 7254 St. Louis Avenue

 Related Cases – 2012-5P: Subdivision
 2012-6P: Site Plan Approval for a Planned Development
 2012-7P: Special Use Permit
 2012-8P: Special Use Permit
 2012-9P: Special Use Permit
 2012-10P: Special Use Permit

PLAN COMMISSION ANALYSIS
At its March 15, 2012 meeting, the Plan Commission heard the request of CSD Touhy
LLC, for a zoning map amendment from M3 Industry to B2 Commercial for the property
at 3600-3650 and 3710-3714 Touhy Avenue, 3649 Chase Avenue and 7229 & 7254 St.
Louis Avenue.
Staff supported the proposed zoning map amendment. The subject site has been
zoned M3 since 1956. The trend in development along Touhy Avenue, in both
Lincolnwood and Skokie, has been towards commercial and retail type uses.
Lincolnwood Town Center, Wendy’s, the former Chicago Cycle, and Lowe’s superstore
are examples of the retail trend. The properties of 3200 and 3700 Touhy have already
been rezoned from M3 Industry to B2 Commercial.
The Plan Commission concurred with the staff recommendation to grant the zoning map
amendment subject to the condition that prior to the issuance of building permits, the
petitioner must submit a draft of the plat of dedication of a portion of the parcel located
at 7229 St. Louis (PIN 10-26-402-019-0000) in order to create a 66-foot-wide right-of-
way within that part of St. Louis Avenue between 2 commonly-owned parcels.
Staff recommends that this condition be removed from the zoning map amendment
case and be added as a condition to case 2012-6P: Site Plan Approval for a Planned
Development.




VOSDOCS-#400873-v1-Master_Plan_Commission_Report_for_2012-4P_-_Zoning_Map_Amendment_from_M3_to_B2_for_3600-
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 1 of 7
INTERESTED PARTIES
Legal notice was properly posted, advertised and delivered to all property owners in the
area of the subject site and all occupants within the subject site as prescribed by the
Zoning Chapter. No interested parties spoke at the hearing regarding this case.


PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommends by a vote of 8 ayes and 0 nays, with 1 member
absent, that the petitioner’s request to amend the zoning map to change the zoning of
3600-3650 and 3710-3714 Touhy Avenue, 3649 Chase Avenue, and 7229 & 7254 St.
Louis Avenue from M3 Industry to B2 Commercial be GRANTED, based on the positive
findings of fact.

ATTACHMENTS
1. Plan Commission Positive Findings of Fact for 2012-4P
2. Staff Report for 2012-4P
3. Minutes for Plan Commission meeting for 2012-4P
4. Land Use and Zoning Map




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 2 of 7
PLAN COMMISSION
POSITIVE FINDINGS OF FACT 2012-4P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, March 15, 2012


 1 Consideration Existing use of property within the general area of the property in
 question.
 Findings The subject site consists of vacant undeveloped land. The
 surrounding uses consist of mixed manufacturing and warehouses
 uses, a limited service restaurant, home improvement superstore,
 detached residences, and a shopping center. The uses in the general
 area should not be negatively impacted if the subject site and adjacent
 right-of-ways are properly developed.
 2 Consideration The zoning classification of property within the general area of the
 property in question.
 Findings Skokie, IL – Adjacent property north, east and west of the site is
 zoned M3 Industry. 3200-50 and 3700 Touhy are zoned B2
 Commercial.
 Lincolnwood, IL – Adjacent property south of the site is zoned
 Manufacturing. Southeast of the site is zoned Light
 Manufacturing/Business.
 3 Consideration The suitability of the property in question to the uses permitted under
 the existing zoning classification
 Findings The site is suited for permitted uses in the M3 Industry district. If
 redeveloped appropriately the site can be suited for permitted uses in
 the B2 Commercial district. Right-of-way improvements would have to
 be made along Touhy Avenue and access to the Southeast Industrial
 Area would have to be maintained and or improved.
 4 Consideration The trend of development, if any, in the general area on the property
 in question, including changes, if any, which have taken place since
 the day the property in question was placed in its present zoning
 classification.




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 Findings The entire site was zoned M3 Industry in approximately 1956, after
 being zoned Heavy Industry, Light Industry and Single Family from
 1946-1956. The site has been predominantly used for manufacturing
 and warehouse uses. A special use permit was obtained for a
 recreation facility, north of the subject site, at 3701 Chase Avenue.
 The trend in the surrounding area has been towards retail and service
 uses, such as the Lincolnwood Town Center, Lowe’s superstore, the
 shopping center located at 3200-50 Touhy Avenue, Wendy’s limited
 service restaurant, Citgo motor vehicle gas station and Chicago Cycle
 motor vehicle sales. The proposed zoning map amendment will
 coincide with redevelopment trends along Touhy Avenue.




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STAFF REPORT 2012-4P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, March 15, 2012


To: Paul Luke, Chairman, Skokie Plan Commission
From: Brian J. Augustine, Zoning Administrator
Re: Zoning Map Amendment of 3600-3650 and 3710-3714 Touhy Avenue, 3649
 Chase Avenue and 7229 & 7254 St. Louis Avenue

 Related Cases – 2012-5P: Subdivison
 2012-6P: Site Plan Approval for a Planned Development
 2012-7P: Special Use Permit
 2012-8P: Special Use Permit
 2012-9P: Special Use Permit
 2012-10P: Special Use Permit

General Information
Location 3600-3650 and 3710-3714 Touhy Avenue, 3649 Chase Avenue
 and 7229 & 7254 St. Louis Avenie
Purpose To amend the zoning of the site from M3 Industry to B2
 Commercial
Petitioner CSD Touhy, LLC
Size of Site Approximately 695,978 square feet (15.977 acres) with
 approximately 975.49 feet of frontage on Touhy Avenue,
 807.63 feet of frontage on Chase Avenue, and 489.59 feet of
 frontage on St. Louis Avenue
Existing Zoning & M3 Industry – vacant undeveloped land
Land Use
Adjacent Zoning & North M3 Industry – mixed industrial uses, school bus
Land Use transportation company
 South MB Light Manufacturing/Business (Village of
 Lincolnwood) – home improvement center, mixed
 industrial uses
 East M3 Industry – abandoned railroad right-of-way, mixed
 industrial uses
 West M3 Industry – mixed industrial uses
 B2 Commercial – fast-food restaurant
Comprehensive Plan The site is designated manufacturing/service employment.

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STAFF ANALYSIS
Petitioner’s submittal
The petitioner is requesting a zoning map amendment for the property at 3600-3650
and 3710-3714 Touhy Avenue, 3649 Chase Avenue and 7229 & 7254 St. Louis Avenue
from M3 Industry to B2 Commercial. The change is necessary to redevelop the site
from an obsolete manufacturing site to a new commercial/retail planned development.
The proposed development is similar to other new commercial developments along
Touhy Avenue, namely the Lowe’s Home Store. The property at the southwest corner of
McCormick Boulevard and Touhy Avenue in Lincolnwood was converted from industrial
to an indoor commercial mall.
Comments
Staff Comment and Review sheets were sent to all pertinent departments. Other
departments had comments for the related cases, but no comments were received for
the zoning map amendment.
Planning Division
The Planning Division has reviewed the submitted material and supports the proposed
zoning map amendment to allow for the proposed site plan approval for the planned
development (case 2012-6P). The proposed map amendment is consistent with the
trend of development along Touhy Avenue.
The subject site has been zoned M3 Industry since 1956 and was formerly used for
manufacturing and warehousing. In 1946 the site was zoned Heavy Industry, Light
Industry and Single Family Residential. The site has traditionally been used for
industrial related uses.
The uses surrounding the site vary from, warehouse and manufacturing to motor
vehicle sales, limited service restaurant, retail sales, and single-family residential. The
trend along Touhy Avenue, on both the Lincolnwood and Skokie sides, has been
towards retail sales and service and away from manufacturing and wholesale trade.
3700 Touhy was re-zoned from M3 Industry to B2 Commercial in 2011. A recreation
facility did obtain a Special Use Permit to operate at 3701 Chase Avenue (cases 75-22P,
76-22P, and 84-8P). The property at 3450 Touhy Avenue was a tennis facility that was
converted to a motorcycle sales facility.
The subject site can be used for manufacturing and wholesale trade uses. Other
properties in the Southeast Industrial district have redeveloped and modernized to
accommodate new industrial tenants. However, this is not a typical site in the
Southeast Industrial district. The site has significant frontage along Touhy Avenue,
where the trend has been towards retail sales and service related uses. The proposed
site plan offers improved access from Touhy Avenue to the Southeast Industrial district
and a chance to improve the Touhy Avenue right-of-way.


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The B2 Commercial district is the recommended zoning if the property is to change to a
Business/Commercial zoning district. The B1 Service Commercial district is too
restrictive in terms of permitted uses and bulk regulations. The B3 Business district
would not be suited for the site either, because of the potential for mixed use
residential developments.
As a condition of the rezoning case, the Planning Division requests that a portion of the
parcel located at 7229 St. Louis Avenue (PIN 10-26-402-019-0000) be dedicated in
order to create a 66-foot-wide right-of-way within that part of St. Louis Avenue
between the commonly owned parcels. The west side of St. Louis Avenue is being
dedicated as part of the Touhy Marketplace Subdivision in case 2012-5P. Staff requests
that the dedication of right-of-way at the 7229 St. Louis parcel be part of this case, as
the parcel is not included in any of the other related cases. The petitioner must submit
a draft of the plat of dedication for staff review prior to the issuance of any building
permits.


STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request to amend the zoning map to change the
zoning of the subject site from M3 Industry to B2 Commercial be GRANTED, based on
the proposed positive findings of fact and subject to the recommended zoning map
amendment condition.


RECOMMENDED ZONING MAP AMENDMENT CONDITION
Prior to the issuance of building permits, the petitioner must submit a draft of the plat
of dedication of a portion of the parcel located at 7229 St. Louis Avenue (PIN 10-26-
402-019-0000) in order to create a 66-foot-wide right-of-way within that part of St.
Louis Avenue between 2 commonly-owned parcels.


ATTACHMENTS
1. Proposed Positive Findings of Fact for 2012-4P
2. Land Use and Zoning Map




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 Plan Commission Meeting Minutes
 Date: March 15, 2012

For this meeting, Chairman Paul Luke was absent; the meeting was chaired by Vice-
Chairman, Larry Stasica. A motion to approve the minutes of the March 1, 2012 meeting
was made by Plan Commissioner Marek and seconded by Commissioner Mitchell. All
voted aye.

Case Description

2012-4P – Zoning Map Amendment
CSD Touhy, LLC, requests a zoning map amendment from M3 Industry to B2
Commercial for the following PIN numbers: 10-26-318-020, 10-26-318-029, 10-26-318-
032, 10-26-318-033, 10-26-318-034, 10-26,318-035, 10-26-402-019, 10-26-402-025, 10-
26-402-032, 10-26-402-034, 10-26-402-035, and 10-26-402-055, commonly known as
3600-3650 and 3710-3714 Touhy Avenue, 3649 Chase Avenue, and 7229 & 7254 St.
Louis Avenue.

Discussion and Interested Parties

Legal Notice was properly posted, advertised, and delivered to all property owners in the
area of the subject site as prescribed by the Zoning Chapter.

Mr. Steven Elrod of the law offices of Holland & Knight, Peter Eisenberg of Clark Street
Development, civil engineers Tracy Richard of Manhard and Bernie Bono of Bono
Consulting, Inc., landscape architect, Nicholas Patera of Teska, architects Mike
Fitzgerald from OKW, Richard Hayes from Reisberger, Inc., Tim Meseck from TAP
spoke on the Chase Bank signage, and Luay Aboona, traffic consultant from KLOA all
gave testimony regarding the Touhy Marketplace cases.

The subject site was the topic of discussion presented to the Plan Commission in 2007 as
the Touhy Centre. The cases never moved forward despite Village Board approval so the
site reverted back to the previous zoning classification. Presented now is the same
zoning change from M3 to B2 by a different development group for a slightly larger site.

Mr. Elrod and Peter Eisenberg gave a brief overview of the development. The 15 acre
subject site is located on Touhy and St. Louis Avenues and will consist of a 5 building
arrangement. Walmart will be the anchor, 2 strong banks, a strip of retail shops and a
medical office building complete the development. The team is aware of the previous
development that was presented for this site in 2007. The petitioner was complimentary
of working with staff and their recommendations.

There were no questions from commissioners or the audience regarding this case.

Staff mentioned that the aerial map included in the staff report had an incorrect boundary.
The error has since been corrected.

398794 Plan Commission meeting minutes 3/15/2012 Case 2012-4P
Recommendation and Voting

The Plan Commission moved to recommend approval of this case based on positive
findings of fact. This motion was approved with a vote of 8 ayes and 0 nays with one
absence.


Motion: Mitchell Second: Laxpati Absent: Luke

Ayes: 8
Nays: 0




398794 Plan Commission meeting minutes 3/15/2012 Case 2012-4P
PLAN COMMISSION REPORT 2012-5P: Subdivision
Plan Commission Council Chambers, 8:00 PM, April 16, 2012


To: Mayor and Board of Trustees
From: Paul Luke, Chairman
Case: 2012-5P: Subdivision
 3600-3650 and 3710-3714 Touhy Avenue, 3649 Chase Avenue, and 7254 St.
 Louis Avenue

 Related Cases – 2012-4P: Zoning Map Amendment
 2012-6P: Site Plan Approval for a Planned Development
 2012-7P: Special Use Permit
 2012-8P: Special Use Permit
 2012-9P: Special Use Permit
 2012-10P: Special Use Permit

PLAN COMMISSION ANALYSIS
At its March 15, 2012 meeting, the Plan Commission heard the request of CSD Touhy,
LLC for a subdivision of 11 existing parcels into 5 lots in a B2 Commercial district. The
subdivision is necessary to bring the property into compliance with the Skokie Village
Code since the existing property occupies multiple subdivisions.
A dedication of varying widths is requested along the north side of Touhy Avenue in
order to widen the Village’s portion of Touhy to a 50-foot-wide right-of-way, thereby
increasing the parkway’s width and enabling the construction of right-hand turn lanes
into the proposed shopping center. The dedication of Touhy would be directed to the
Illinois Department of Transportation as it has jurisdiction over the Touhy right-of-way
in this area. A dedication of Chase Avenue along the north side of Lot 1 is requested in
order to widen the south half of Chase to a 33-foot-wide right-of-way from centerline.
This dedication would also include a new 13-foot-wide portion of Chase east of Central
Park Avenue that is intended for the future construction and connection of Chase to St.
Louis Avenue so as to improve traffic circulation in the area. Additionally, dedications of
varying widths are requested by Staff along the west side of St. Louis in order to create
a 33-foot-wide right-of-way from centerline.
The Plan Commission concurred with the staff recommendation to grant the subdivision
subject to conditions.

INTERESTED PARTIES
Legal notice was properly posted, advertised and delivered to all property owners in the
area of the subject site and all occupants within the subject site as prescribed by the
Zoning Chapter. No interested parties spoke at the hearing.



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PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommends by a vote of 8 ayes and 0 nays, with 1 member
absent, that the petitioner’s request for a subdivision of 3600-3650 and 3710-3714
Touhy Avenue, 3649 Chase Avenue, and 7254 St. Louis Avenue into 5 lots be
APPROVED, subject to the recommended conditions.

ATTENDANCE AYES NAYS ABSENT
 Marek X
 O’Donnell X
 Stasica X
 Paradise (Moved) X
 Carandang (Second) X
 Laxpati X
 Berman X
 Mitchell X
 Luke X

ATTACHMENTS
1. Plan Commission Meeting Minutes for March 15, 2012
2. Plat of Touhy Marketplace Subdivision, dated March 28, 2012
3. Staff Report, dated March 15, 2012
4. Land Use and Zoning Map




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PLAN COMMISSION
RECOMMENDED CONDITIONS 2012-5P: Subdivision
Plan Commission Council Chambers, 8:00 PM, April 16, 2011


RECOMMENDED CONDITIONS FOR APPROVAL
1. The property must be subdivided and land must be dedicated pursuant to the Touhy
 Marketplace Subdivision dated February 16, 2012 , revised March 28, 2012, 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 Touhy
 Marketplace Subdivision must be submitted to the Village with all signatures other
 than Village staff or elected officials.
3. The Touhy Marketplace Subdivision shall be effective upon its recording by the
 Village in the Office of the Recorder of Deeds of Cook County, Illinois.
4. All monuments must be set no later than 1 year after the date of the recording of
 the plat.
5. The petitioner must submit to the Planning Division electronic files of the plat of
 subdivision in approved and finalized form. The files must be scaled drawing files in
 AutoCAD format (version 2010 or older). The drawings must be formatted to SPCS,
 NAD83, HARN 2007, with SPCS north being straight up, and the primary units in
 U.S. Survey Feet. All elements must be contained within a single file, no XREF or
 PDF attachment files shall be used.
6. If work is to be performed on public property or if public property is utilized or
 impacted during construction and or development, the owner must provide, or must
 cause the developer and/or contractor to provide, the Village of Skokie with a
 certificate of insurance naming the Village of Skokie as additionally insured for any
 and all claims related to any and all work. The owner shall hold, and shall cause the
 developer and/or contractor to hold, the Village of Skokie harmless and indemnify
 the Village for any and all claims for property damage or personal injury related to
 work on or use of public property.
7. The petitioner must comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.




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 Plan Commission Meeting Minutes
 Date: March 15, 2012

For this meeting, Chairman Paul Luke was absent; the meeting was chaired by Vice-
Chairman, Larry Stasica. A motion to approve the minutes of the March 1, 2012 meeting
was made by Plan Commissioner Marek and seconded by Commissioner Mitchell. All
voted aye.

Case Description

2012-5P – Subdivision
CSD Touhy, LLC, requests a subdivision of the following PIN numbers: 10-26-318-020,
10-26-318-029, 10-26-318-032, 10-26-318-033, 10-26-318-034, 10-26-318-035, 10-26-
402-019, 10-26-402-025, 10-26-402-032, 10-26-402-034, 10-26-402-035, and 10-26-
402-055, commonly known as 3600-3650 and 3710-3714 Touhy, 3649 Chasse, and 7229
& 7254 St. Louis.

Discussion and Interested Parties

Legal Notice was properly posted, advertised, and delivered to all property owners in the
area of the subject site as prescribed by the Zoning Chapter.

Mr. Steven Elrod of the law offices of Holland & Knight, Peter Eisenberg of Clark Street
Development, civil engineers Tracy Richard of Manhard and Bernie Bono of Bono
Consulting, Inc., landscape architect, Nicholas Patera of Teska, architects Mike
Fitzgerald from OKW, Richard Hayes from Reisberger, Inc., Tim Meseck from TAP
spoke on the Chase Bank signage, and Luay Aboona, traffic consultant from KLOA all
gave testimony regarding the Touhy Marketplace cases.

There are 11 existing parcels spanning multiple subdivisions to be consolidated into 5
separate lots to bring the property into compliance with Skokie Village Code. A Walmart
store, associated parking lots and access drives to Touhy and St. Louis Avenues will be
located on Lot 1. Lot 2 will enclose a bank with a drive-through facility. Lot 3 will
surround a Chase Bank and drive-through facility. A strip of retail spaces will be
contained in Lot 4 and Lot 5 will include a medical office building.

There were no questions from commissioners or the audience regarding this case.

It was brought to staffs attention that there are 2 industrial lots located at the northeast
corner of the site which are completely encircled by the subject site. Staff was unsure if
an easement is in place for ingress and egress and would like to amend the subdivision to
add one if necessary. The petitioner stated that if there is an existing easement, CSD will
honor it.




398895 Plan Commission meeting minutes 3/15/2012 Case 2012-5P
Recommendation and Voting

The Plan Commission moved to recommend approval, as amended, of this case based on
positive findings of fact. This motion was approved with a vote of 8 ayes and 0 nays
with one absence.


Motion: Paradise Second: Carandang Absent: Luke

Ayes: 8
Nays: 0




398895 Plan Commission meeting minutes 3/15/2012 Case 2012-5P
 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 TOUHY MARKETPLACE SUBDIVISION
 PROJ. ASSOC.:


OF SHEET VILLAGE OF SKOKIE, ILLINOIS

 PRELIMINARY PLAT OF SUBDIVSION
 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 TOUHY MARKETPLACE SUBDIVISION
 PROJ. ASSOC.:


OF SHEET VILLAGE OF SKOKIE, ILLINOIS

 PRELIMINARY PLAT OF SUBDIVSION
 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 TOUHY MARKETPLACE SUBDIVISION
 PROJ. ASSOC.:


OF SHEET VILLAGE OF SKOKIE, ILLINOIS

 PRELIMINARY PLAT OF SUBDIVSION
 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 TOUHY MARKETPLACE SUBDIVISION
 PROJ. ASSOC.:


OF SHEET VILLAGE OF SKOKIE, ILLINOIS

 PRELIMINARY PLAT OF SUBDIVSION
STAFF REPORT 2012-5P: Subdivision
Community Development Department Council Chambers, 7:30 PM, March 15, 2012


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Case: 2012-5P: Subdivision
 3600-3650 and 3710-3714 Touhy Avenue, 3649 Chase Avenue, and 7254 St.
 Louis Avenue

 Related Cases – 2012-4P: Zoning Map Amendment
 2012-6P: Site Plan Approval for a Planned Development
 2012-7P: Special Use Permit
 2012-8P: Special Use Permit
 2012-9P: Special Use Permit
 2012-10P: Special Use Permit

General Information
Location 3600-3650 and 3710-3714 Touhy Avenue, 3649 Chase Avenue,
 and 7254 St. Louis Avenue
Purpose A subdivision of 11 parcels into 5 lots and dedications of land for
 the purpose of adding right-of-way for Touhy Avenue, Chase
 Avenue, and St. Louis Avenue.
Petitioner CSD Touhy, LLC
Size of Site 694,246 square feet (15.937 acres) with 975.49 feet of frontage
 on Touhy Avenue, 807.63 feet of frontage on Chase Avenue, and
 489.59 feet of frontage on St. Louis Avenue.
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2012-4P – vacant undeveloped property
Adjacent Zoning & North M3 Industry – mixed industrial uses, school bus
Land Use transportation company
 South MB Light Manufacturing/Business (Village of
 Lincolnwood) – home improvement center, mixed
 industrial uses
 East M3 Industry – abandoned railroad right-of-way, mixed
 industrial uses
 West M3 Industry – mixed industrial uses
 B2 Commercial – fast-food restaurant
Comprehensive Plan The site is designated as manufacturing/service employment.

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SITE INFORMATION
• Public sidewalks are located along Touhy Avenue, St. Louis Avenue and Chase
 Avenue. There is no sidewalk present along the Touhy Avenue and Chase Avenue
 sides of the property at 3610 Touhy Avenue.
• Overhead utilities run along a portion of the south side of the subject site along
 Touhy Avenue and a portion of the east side of the subject site along St. Louis
 Avenue.
• The site is served by the Pace 290 Touhy Avenue bus.
• The site has been recently cleared of all buildings.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting the subdivision of 11 existing parcels into 5 lots in a B2
Commercial district. The subdivision is necessary to bring the property into compliance
with the Skokie Village Code since the existing property occupies multiple subdivisions.
The subdivision is requested as part of the Touhy Marketplace shopping center
development (case 2012-6P). A Walmart department store, associated parking lots,
and access driveways to Touhy and St. Louis will be located on Lot 1. Lot 2 will contain
a to-be-named bank with drive-through facility. Lot 3 will contain a Chase bank with
drive-through facility. Lot 4 will contain a strip of commercial tenant spaces. Lot 5 will
contain a medical building.
A dedication of varying widths is requested along the north side of Touhy Avenue in
order to widen the Village’s portion of Touhy to a 50-foot-wide right-of-way, thereby
increasing the parkway’s width and enabling the construction of right-hand turn lanes
into the proposed shopping center. The dedication of Touhy will be directed to the
Illinois Department of Transportation as it has jurisdiction over the Touhy right-of-way
in this area. A dedication of Chase Avenue along the north side of Lot 1 is requested in
order to widen the south half of Chase to a 33-foot-wide right-of-way from centerline.
This dedication will also include a new 13-foot-wide portion of Chase east of Central
Park Avenue that is intended for the future construction and connection of Chase to St.
Louis Avenue so as to improve traffic circulation in the area. Additionally, dedications of
varying widths are requested by Staff along the west side of St. Louis in order to create
a 33-foot-wide right-of-way from centerline.
The subdivision is necessary to bring the property into compliance with the Skokie
Village Code because the land that the petitioner owns occupies multiple lots of record
and the lots are within different subdivisions.
Staff Comment and Review sheets were sent to all pertinent departments, which either
had no comment or were in favor of the proposed subdivision.



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Planning Division
The Planning Division recommends the granting of the subdivision. The subdivision will
meet all requirements of the Village Code, and Map Data Policy. Prior to the dedication
of Chase Avenue, the property owner must provide proof to the Village that the land is
environmentally clean and that no remediation is necessary and must sign an
agreement to be responsible for grading the land within the dedicated area to match
the existing street grade.


STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request to subdivide the subject site be
GRANTED subject to conditions listed below:
1. Prior to a hearing of the subject case before the Board of Trustees, the petitioner
 must:
 A. Provide proof to the Village that the land below that part of Chase Avenue that is
 to be dedicated is environmentally clean and that no remediation is necessary.
 B. Sign an agreement to be responsible for grading the land within that part of
 Chase Avenue that is to be dedicated to match the existing street grade.
2. The property must be subdivided and land must be dedicated pursuant to the Touhy
 Marketplace Subdivision dated February 16, 2012 , revised March 12, 2012, and as
 may be further revised with the approval of the Village Manager, or designee, and
 Corporation Counsel.
3. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the Touhy
 Marketplace Subdivision must be submitted to the Village with all signatures other
 than Village staff or elected officials.
4. The Touhy Marketplace Subdivision shall be effective upon its recording by the
 Village in the Office of the Recorder of Deeds of Cook County, Illinois.
5. All monuments must be set no later than 1 year after the date of the recording of
 the plat.
6. The petitioner must submit to the Planning Division electronic files of the plat of
 subdivision in approved and finalized form. The files must be scaled drawing files in
 AutoCAD format (version 2010 or older). The drawings must be formatted to SPCS,
 NAD83, HARN 2007, with SPCS north being straight up, and the primary units in
 U.S. Survey Feet. All elements must be contained within a single file, no XREF or
 PDF attachment files shall be used.
7. If work is to be performed on public property or if public property is utilized or
 impacted during construction and or development, the owner must provide, or must
 cause the developer and/or contractor to provide, the Village of Skokie with a
 certificate of insurance naming the Village of Skokie as additionally insured for any
 and all claims related to any and all work. The owner shall hold, and shall cause the
 developer and/or contractor to hold, the Village of Skokie harmless and indemnify
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 the Village for any and all claims for property damage or personal injury related to
 work on or use of public property.
8. The petitioner must comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.


ATTACHMENTS
1. Plat of Touhy Marketplace Subdivision (Revised March 12, 2012)
2. Land Use and Zoning Map




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PLAN COMMISSION REPORT 2012-6P: Site Plan Approval
Plan Commission Council Chambers, 8:00 PM, April 16, 2012


To: Mayor and Board of Trustees
From: Paul Luke, Plan Commission Chairperson
Case: 2012-6P: Site Plan Approval
 Touhy Marketplace
 Related Cases – 2012-4P: Zoning Map Amendment
 2012-5P: Subdivision
 2012-6P: Site Plan Approval
 2012-7P: Special Use Permit
 2012-8P: Special Use Permit
 2012-9P: Special Use Permit
 2012-10P: Special Use Permit

PLAN COMMISSION ANALYSIS
During its March 15, 2012 meeting, the Plan Commission heard a request by CSD
Touhy, LLC, (Clark Street Development) for site plan approval for a planned
development that will include the construction of 4 buildings on 5 lots totaling
approximately 195,000 ft2, including a 150,000 ft2 prototype Walmart, a 20,000 ft2
medical office building, 16,100 ft2 of divisible retail, and 2 banks with drive-through
facilities, to be called Touhy Marketplace.
Relief from the Village Code is needed 1) to allow a second Walmart wall sign
facing a mall, parking lot or public access area for an occupancy without street
frontage facing the western parking lot, 2) to allow 2 rather than 1 ground sign
for the development, excluding ground signs for directional purposes, and to
allocate sign space other than by the use’s proportionate share of the sign based
on its proportion of the linear footage of building frontage, 3) to allow the
Walmart wall sign to be larger than 200 ft2 that was approved by the Appearance
Commission, and 4) to allow grass seeding rather than installing sod in areas not
planted by other landscaping.
The revised plan has 703 vehicle parking spaces and 46 bicycle parking spaces. The
petitioner will be making many roadway and intersection improvements to St. Louis
Avenue, Touhy Avenue and adding driveway access to Chase Avenue, and contributing
to the annual maintenance costs for the Lawndale/Touhy signal. There is a condition
recommended by Staff and approved by the Plan Commission requesting a contribution
of $50,000 for future intersection improvements due to the petitioner’s traffic study
indicating increased site traffic north of the site.



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The petitioner complied with every modification to the site and landscaping plan that
was requested by Staff at the Plan Commission hearing and restored both bus stop
locations on Touhy.
Discussion by the Commission focused mostly on the location of the outdoor vending
machines and seasonal sales area that are the subject of the special use request in
2012-10P. There was also some discussion about the location of the loading area that
serves the multitenant retail on Lot 4. The Commission asked Staff to reexamine the
truck movements and circulation for this location. Staff concluded that although large
trucks would not be able to use this loading area, the site should not need to be
modified for this level of service. Like many places in Skokie, smaller trucks would need
to be used.
There was a condition in the 2012-4P zoning map amendment case requiring that prior
to the issuance of building permits, the petitioner must submit a draft of the plat of
dedication of a portion of the small triangular parcel on the east side of St. Louis that is
owned by the petitioner but was not part of this site plan approval. That condition was
agreed to by the petitioner and was part of the Plan Commission’s recommendation for
that case. Staff would prefer that the condition be included in this ordinance rather
than as a condition of the zoning map amendment. It has been added to the attached
Plan Commission Recommended Conditions.


INTERESTED PARTIES
Legal notice was properly posted, advertised, and delivered as prescribed by the Zoning
Ordinance. Two neighbors, both of which work in the industrial area just north of the
site and one of whom also lives in the neighborhood just west of the site, had concerns
about truck traffic on Chase and Hamlin Avenues and conflicts with trucks and cars with
existing users in the Southeast Industrial Area. One specifically stated that he was still
supportive of the development. The petitioner’s traffic report did indicate that 20% of
the traffic from the site would exit and move northward. Staff also pointed out the
direct access onto Chase Avenue was desired by the Village because it would allow
workers in the Southeast Industrial Area to use the traffic light at Lawndale and Touhy.

APPEARANCE COMMISSION
On March 14, 2012, the Appearance Commission approved elevations for the retail
space adjacent to the Walmart and Lot 1 signage package (2012-012A), the Chase
elevations and signage (2012-013A), and Walmart elevations and signage (2012-014A).
The proposed unnamed bank on Lot 2 and the medical office building on Lot 5 will need
to be approved by the Appearance Commission at a later date. Included in their
recommendations were the larger walls signs, design of the monument sign, and the
requested relief.


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PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommends, by a vote of 8 ayes, 0 nays, and one member
absent, that the petitioner’s request for site plan approval for a planned development at
3530-3714 Touhy Avenue, except 3700 Touhy Avenue in a B2 Commercial district be
APPROVED based on the Plan Commission Positive Findings of Fact and subject to the
Recommended Site Plan Approval Conditions.
The Plan Commission further recommends that relief be granted from §82-
28(b)(1)b. to allow Walmart wall signage to face both Touhy Avenue and the
western parking lot.
The Plan Commission further recommends that relief be granted from §82-
28(b)(2) to allow a Walmart wall larger than 200 ft2 that was approved by the
Appearance Commission.
The Plan Commission further recommends that relief be granted from §82-
28(c)(1)a. to allow 2 rather than 1 ground sign excluding ground signs for
directional purposes as shown on the final approved site plan for the
development and to allocate sign space other than by the use’s proportionate
share of the sign based on its proportion of the linear footage of building
frontage, in accordance with a sign package approved by the Appearance
Commission and the locations determined by the Plan Commission.
The Plan Commission further recommends relief from §118-283(d)to allow grass
seeding rather than installing sod in areas not planted by other landscaping.


ATTACHMENTS
1. Plan Commission Positive Findings of Fact for 2012-6P, dated April 16, 2012
2. Plan Commission Recommended Conditions for 2012-6P, dated April 16, 2012
3. Staff Report for 2012-6P, dated March 15, 2012
4. Plan Commission minutes for March 15, 2012 for 2012-6P
5. Appendix 4: “Petition for Development Special Use Permit/Stie Plan Approval Effects
 of Proposed Use Narrative, Site Plan and Commercial Planned Development, Touhy
 Market Place”
6. Preliminary Site Plan (Alternate No. 23), revised April 4, 2012
7. Preliminary Landscape Plan, revised April 4, 2012
8. Land Use and Zoning Map




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PLAN COMMISSION
POSITIVE FINDINGS OF FACT 2012-6P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, April 16, 2012


1 Consideration The site plan and any requested relief will not unduly aggravate
 traffic conditions or burden public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, public safety, and public welfare in general.
 Findings The site plan will not unduly aggravate traffic conditions if the
 recommended modifications are made to the adjacent roadways
 and intersections. On-site stormwater detention will provide the
 necessary drainage so that stormwater does not negatively impact
 neighboring properties. Other public utilities will not be unduly
 burdened by the development.
2 Consideration The site design will permit the development and use of neighboring
 properties in accordance with the applicable district regulations.
 Findings With the recommended roadway modifications, the proposed site
 design will not impede the development and use of neighboring
 properties. Sufficient parking is provided on site to accommodate
 the intensification of the use, and the proposed landscaping will
 enhance the aesthetic appeal of the site.




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PLAN COMMISSION
RECOMMENDED CONDITIONS 2012-6P: Site Plan Approval
Plan Commission Council Chambers, 8:00 PM, April 16, 2012


1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated XXX, engineering plans dated XXX,
 landscape plans dated XXX, sign plans dated XXX, and building elevations dated
 XXX. [dates to be added] (Standard)
2. Prior to the issuance of building permits, the petitioner will submit to the
 Engineering Division:
 a. Formal approval by IDOT of the right-in only driveway off of Touhy between the
 signalized intersections. The site plan must be corrected to the specifications of
 that approval.
 b. A more specific design of the pedestrian crossings in front of the Walmart at the
 handicapped spaces that address safety concerns.
 c. Evidence of issuance of permits for the construction and operation of the water
 main and associated equipment by the Illinois Environmental Protection Agency
 (IEPA) or provide a determination by IEPA that such permits are not required. A
 custodial agreement for the water main and related appurtenance will also be
 required with the Village.
 d. The petitioner must submit a draft of the plat of dedication of a portion of the
 parcel located at 7229 St. Louis Avenue (PIN 10-26-402-019-0000) in order to
 create a 66-foot-wide right-of-way within that part of St. Louis Avenue between
 2 commonly-owned parcels.
3. No required parking space on the site may be for the exclusive use of any tenant.
4. All roadway improvements in adjacent rights-of-way shall be made in accordance
 with this plan at the petitioner’s expense.
5. The new traffic signals shall have pedestrian actuation and pedestrian signal heads,
 emergency vehicle pre-emption (EVP), and meet IDOT’s requirements. Pedestrian
 crossings shall be provided at intersections.
6. The petitioner shall pay ¼ of the annual maintenance costs for the Lawndale/Touhy
 traffic signal.
7. Storage containers or other accessory buildings, other than a seasonal sales tent
 with a special use permit, are specifically prohibited.
8. The parking of trucks, commercial vehicles, and recreational vehicles shall only be in
 accordance with the Village Code.
9. A contribution of $50,000 will be made to the Village for future intersection
 improvements on Howard Street due to the increased traffic from this site as
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 indicated in the petitioner’s traffic study.
10. The petitioner is required to provide concrete pads for bus shelters and any other
 connecting paving required for any bus stop adjacent to this site as required by
 Pace. The final location of the pads shall be determined by the Village.
11. 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. (Standard)
12. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Village Code. (Standard)
13. All existing damaged public sidewalks or sidewalks damaged due to the
 implementation of this plan shall be replaced. (Standard)
14. All objects and landscaping within a 15-foot sight distance triangle shall not exceed
 30 inches in height, except traffic control devices listed in the Manual on Uniform
 Traffic Control Devices. (Standard)
15. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage,
 landscaping, structures, and any other facilities or infrastructure on the Subject
 Property shall be maintained in a good state of repair, and when needed, be
 repaired or replaced in a timely manner. (Standard)
16. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other
 objects that may impede travel. (Standard)
17. Trash shall only be allowed within designated trash enclosures and shall be screened
 from public view in an enclosure. All trash shall be contained in such a way as to
 remain out of sight at all times, except for waste receptacles referenced in Condition
 Number <insert per final numbering> below. (Standard)
18. Waste receptacles shall be placed on the Subject Property for the use of customers,
 and that the Health Department shall determine the size, type, and location of these
 units. (Standard)
19. All off-street parking spaces shall be legibly striped and maintained. (Standard)
20. Any plan to modify parking lot striping must be approved by the Director of
 Engineering. (Standard)
21. Vehicles shall not be allowed to be parked in or otherwise block common driveways,
 sidewalks, aisles, or other points of access at any time, shall only be parked in
 designated parking spaces, and shall not overlap the striped lines of designated
 parking spaces. (Standard)
22. The owner of the Subject Property and its tenants shall ensure that employees park
 on the Subject Property. (Standard)
23. All overhead utilities on the Subject Property or in adjacent right-of-way along
 Touhy Avenue shall be placed or relocated underground. The petitioner shall bear
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 the full cost of any utility relocation and/or conflicts. (Standard)
24. The petitioner shall sign an "Agreement for Installation and Maintenance of
 Landscaping" to assure that the Subject Property and parkway landscaping is
 completed and maintained, including trimming, watering, and replacing of dead
 plant materials in a timely manner in accordance with the final approved landscape
 plan. A copy of said Agreement is attached hereto, marked Exhibit “A” and hereby
 made part of this Ordinance. This “Agreement for Installation and Maintenance of
 Landscaping" shall be recorded at the petitioner’s expense. (Standard)
25. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended. (Standard)
26. The petitioner shall obtain all required permits and approvals for improvements to
 County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)
27. The Subject Property must conform to the Village's storm water control requirements
 as contained in the Skokie Village Code. (Standard)
28. All signage shall conform to the Skokie Village Code, except as provided in this case.
 Any sign on the Subject Property that is in violation of that Code must be removed
 or modified to conform with the Village Code prior to the issuance of an occupancy
 permit. (Standard)
29. All modifications to building elevations, signage, and landscaping shall be subject to
 the review and approval of the Skokie Appearance Commission. (Standard)
30. The petitioner shall submit to the Planning Division electronic files of the plat of
 survey, site plan, and landscape plan in their approved and finalized form. The files
 shall be scaled 2 dimensional drawing files on non-compressed, non-read only CD-
 ROM .dwg AutoCAD format. (Standard)
31. Prior to the issuance of building permits, the petitioner shall submit to the Planning
 Division of the Community Development Department the name, address, and
 telephone number of the company and contact person responsible for site
 maintenance in compliance with the special use permit. (Standard)
32. If work is to be performed on public property or if public property is utilized or
 impacted during construction and/or development, the owner shall provide, or shall
 cause the developer and/or contractor to provide, the Village of Skokie with a
 certificate of insurance naming the Village of Skokie as additionally insured for any
 and all claims related to any and all work. The owner shall hold, and shall cause the
 developer and/or contractor to hold, the Village of Skokie harmless and indemnify
 the Village for any and all claims for property damage or personal injury related to
 work on or use of public property. (Standard)
33. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
34. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
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 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing. (Standard)




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STAFF REPORT 2012-6P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, March 15, 2012


To: Paul Luke, Plan Commission Chairperson
From: Steve Marciani, AICP, Planning Supervisor
Case: 2012-6P: Site Plan Approval
 Touhy Marketplace
 Related Cases – 2012-4P: Zoning Map Amendment
 2012-5P: Subdivision
 2012-7P: Special Use Permit
 2012-8P: Special Use Permit
 2012-9P: Special Use Permit
 2012-10P: Special Use Permit

General Information
Location 3530-3714 Touhy Avenue, except 3700 Touhy Avenue
Purpose A request for an approximately 195,000 ft2 planned development to be
 known as Touhy Marketplace and relief from the Skokie Village Code to
 have a Walmart wall sign facing Touhy Avenue, to allow 2 rather than
 1 ground signs for the development, to allocate sign space other than
 as prescribed in that section, to allow 2 buildings to exceed the
 maximum building height 30’ in the district, and any other relief that
 may be discovered during the review of this case.
Petitioner CSD Touhy, LLC
Size of Site 694,246 square feet (15.937 acres) with 975.49 feet of frontage on
 Touhy Avenue, 807.63 feet of frontage on Chase Avenue, and 489.59
 feet of frontage on St. Louis Avenue.
Existing Zoning & M3 Industry, with zoning map amendment request to B2 Commercial in
Land Use 2012-4P – vacant undeveloped property
Adjacent Zoning & North M3 Industry – mixed industrial uses, school bus transportation
Land Use company
 South MB Light Manufacturing/Business (Village of Lincolnwood) –
 home improvement center, mixed industrial uses
 East M3 Industry – abandoned railroad right-of-way, mixed
 industrial uses
 West M3 Industry – mixed industrial uses
 B2 Commercial – fast-food restaurant
Comprehensive Plan The site is designated manufacturing/service employment.

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SITE INFORMATION
• Public sidewalks are located along Touhy Avenue, St. Louis Avenue and Chase
 Avenue. There is no sidewalk present along the Touhy Avenue and Chase Avenue
 sides of the property at 3610 Touhy Avenue.
• Overhead utilities run along a portion of the south side of the subject site along
 Touhy Avenue and a portion of the east side of the subject site along St. Louis
 Avenue.
• The site is served by the Pace 290 Touhy Avenue bus.
• The site has been recently cleared of all buildings.


PETITIONER’S SUBMITTAL
Clark Street Development is requesting site plan approval for a planned
development that will include the construction of 4 buildings on 5 lots totaling
approximately 195,000 ft2, including a 150,000 ft2 prototype Walmart, a 20,000
ft2 medical office building, 16,100 ft2 of divisible retail, and 2 banks with drive-
through facilities, to be called Touhy Marketplace. The petitioner is also
requesting certain relief from the Village Code for the following items:
 1. §82-28(b)(1)b. to allow a second Walmart wall sign facing a mall, parking
 lot or public access area for an occupancy without street frontage facing
 the western parking lot. This was mistakenly advertised as the Touhy
 facing sign, but further review revealed it was actually the parking lot
 facing sign that needed the relief.
 2. §82-28(c)(1)a. to allow 2 rather than 1 ground sign for the development,
 excluding ground signs for directional purposes and to allocate sign space
 other than by the use’s proportionate share of the sign based on its
 proportion of the linear footage of building frontage, in accordance with a
 sign package approved by the Appearance Commission and the locations
 determined by the Plan Commission.
 3. §118-143(1) to allow 2 buildings to exceed 30 feet in height.
 4. Any other relief discovered during the review of this case.
Please refer to the attached “Appendix 4” for the petitioner’s submittal narrative.
KLOA also submitted a traffic study analyzing the traffic impact and circulation of the
proposed site plan.


STAFF ANALYSIS
Staff Comment and Review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Water and Sewer, Forestry,
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Engineering, and Planning Divisions and the Health Department. All other departments
returned the sheets with no comments.


Planning and Engineering Divisions
Because of the overlap in comments for this case, Planning and Engineering comments
will be addressed together. Both divisions are generally supportive of the petitioner’s
request, including granting the relief for the signage and building height.
The petitioner was responsive to the Site Plan Review Committee comments prior to
Plan Commission submission; however, there are still some items on the site and
landscaping plans that are of concern.
Vehicle Parking: Without specific floor plans, actual required parking cannot be
calculated, but based on gross floor areas and using a general retail parking
requirement of 1 space per 300 ft2, 686 vehicle parking spaces would be required. Any
use with a higher requirement like a restaurant or salon would increase the required
parking. There are 704 spaces provided, not including cart corral spaces.
Bike parking: To accommodate the maximum mix of uses, the required bicycle parking
should be based on the 704 spaces provided, or 35 bike parking spaces. The landscape
plan indicates 19 racks with 38 spaces at 6 locations. Bike parking does not meet the
distance requirements from entrance doors, but because of the nature of this
multitenant center, the Community Development Director may approve reasonable
alternate locations. No bike parking is provided on Lot 5. There should be at least 5
bike parking spaces on Lot 5.
Adjacent Roadway Improvements: The petitioner will be widening and making lane and
channelization improvements to St. Louis Avenue and Touhy Avenue, intersection
improvements and traffic signal installation along Touhy at both St. Louis and
Lawndale, adding driveway access to Chase Avenue, and installing a right-in only
driveway off of Touhy between the signalized intersections (not yet approved by IDOT).
The petitioner will pay ¼ of the annual maintenance costs for the Lawndale/Touhy
signal because the north leg is serving private property. The Village is also asking for a
contribution of $50,000 for future intersection improvements due to the petitioner’s
traffic study indicating increased site traffic using Howard Street.
Public sidewalks will be provided along the entire Touhy Avenue site frontage, on the
south side of Chase Avenue from the western property line to just west of Central Park
Avenue, and on the east and west side of St. Louis Avenue.
Circulation and Chase Avenue access: As with the previously approved site plan for this
location, access to Chase Avenue is required and is being provided. Unlike the
previous site plan, there is not direct circulation access to the traffic signal at Lawndale.
Staff is concerned about cars cutting across the parking lot between the Chase access
and the traffic light. Because the parking geometries for the 2 parking rows that
contain the handicapped spaces on Lot 1 are extra deep to accommodate handicapped
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access to the Walmart, Staff is recommending adding two 7-foot wide landscaping
medians across the length of the parking lot beginning west of the handicapped parking
banks to the westernmost drive aisle. This will prevent dangerous cut-throughs across
the parking lot.
Handicapped Safety: Staff applauds the design concept of providing safe passage from
vehicles west of the Walmart to the entrances. However, we are concerned about
pedestrians not being seen emerging from the middle of landscape islands. Stop signs
at these types of intersections are frequently not obeyed placing the stop signs at the
middle of the islands will also be confusing. Engineering is concerned about the yield
signs indicated on the site plan and would like the issue looked at more closely.
Lot 2 Unnamed Bank: A recent revision to the site plan indicates one-way
counterclockwise vehicular circulation around the west, south, and east sides of the lot.
The buffer landscaping shown on the landscaping plan is on Wendy’s property, caused
by an inadequate landscape buffer area on the western portion of the lot. To correct
this, the western driveway should be reduced in width and/or the building rotated
slightly to create a consistent minimum landscaping width of at least 4 feet along the
western edge of the lot. Pedestrian access should also be provided from the Lawndale
intersection to the bank via a sidewalk on the west side of the Lawndale driveway and
the landscape strip widened to a minimum of 3 feet on the east side of the lot. The
eastern driveway access must maintain a minimum of 14-feet aisle width. All sidewalk
widths should be dimensioned. Perimeter parking stall depths should be reduced to 16
feet with a 2-foot overhang added to the landscaping buffer or sidewalk widths. A
sidewalk connection has been added along the north end of the lot. The petitioners
should work with Wendy’s to provide a sidewalk connection between Wendy’s and Lot 2
along the north side of the lot.
Lot 3 Chase Bank: All parking spaces, aisle widths, and sidewalks need dimensions.
All sidewalks on-site should be a minimum of 5 feet wide or 7 feet wide against 16-foot
parking stall depths. A trash location and enclosure is needed. All parking stall depths
should be reduced to 16 feet with the 2-foot overhang added to the landscaping buffer
or sidewalk widths. The landscaping setback on the southern edge of the lot appears
to be substandard and needs to be increased to a minimum of 6 feet.
Lot 5 Medical Building: The layout of Lot 5 is particularly problematic. Staff is
requesting that the drop-off be one-way eastbound, and other circulation improvements
provided. Staff is also requesting handicapped and pedestrian access from the parking
lot through the landscape median to the main entrance. It looks like there is an
unlabeled monument sign on this lot. It should be noted that no ground signs will be
permitted other than the 2 monument signs for the development.
Truck Loading: All truck loading requirements are met.
Buses: At the time of the writing of this report, Pace has yet to comment on the
proposed consolidation of two bus stops to a mid-block location. Generally staff is not
supportive of mid-block bus stops because passengers boarding and alighting tend to
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also cross the street mid-block. The petitioner will be required to provided necessary
infrastructure to accommodate full shelter facilities as required by Pace.


Water and Sewer
The petitioner is advised that an Illinois Environment Protection Agency (IEPA)
construction permit is required prior to installation of any water main. Procurement of
the permit may require the property owner to establish a Public Water Supply for the
water mains and appurtenances located on the subject property with the IEPA and a
custodial agreement with the Village.


Forestry
Forestry’s full list of recommendations and changes were forwarded to the petitioner.
They included updating the existing tree survey and the trees to be preserved on the
landscaping plan, notes about trees infested with Emerald Ash Borer, pruning and
maintenance of preserved trees, and changing some of the plant species that do not
perform well in parking lots.


Health
Health noted that detailed plans for permit review with specifications on all food service
areas within the facility will be required.


Relief
Staff is generally supportive of the requested relief. The second Walmart sign facing
Touhy is of reasonable scale. For a development of this size the second monument
sign is also reasonable as long both are moved outside the site distance triangle. No
other monument signs will be permitted for the development. It was determined during
the review of this case that the relief for building height is not necessary.
Staff also determined 2 additional items of relief. First, the petitioner indicated that sod
will not be installed as required by our ordinance, but instead seed will be used. This is
consistent with environmental best practices and is supported by staff.
There is sign relief needed for the Chase bank on Lot 3, but this issue will be addressed
in the special use case 2012-7P.


APPEARANCE COMMISSION
On March 14, 2012, the Appearance Commission reviewed elevations for the retail
space adjacent to the Walmart and Lot 1 signage package (2012-012A), the Chase

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elevations and signage (2012-013A), and Walmart elevations and signage (2012-014A).
The results of that hearing were not available at the time of the publication of this
report. Please note that the relief requested by the petitioner from the Chapter 82 of
the Village Code is dependent on the approval of the Appearance Commission. The
Appearance Commission decision will be discussed at the Plan Commission public
hearing for this case. Site landscaping was reviewed by Staff. The proposed unnamed
bank on Lot 2 and the medical office building on Lot 5 will need to be approved by the
Appearance Commission at a later date.


STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for site plan approval for a planned
development at 3530-3714 Touhy Avenue, except 3700 Touhy Avenue and the number,
location, and sizes of site signage subject to the approval of the Appearance
Commission in a B2 Commercial district be APPROVED subject to the attached Positive
Findings of Fact and Recommended Site Plan Approval Conditions listed below.
Staff further recommends that relief be granted from §82-28(b)(1)b. to allow
Walmart wall signage to face both Touhy Avenue and the western parking lot.
Staff further recommends that relief be granted from §82-28(c)(1)a. to allow 2
rather than 1 ground sign excluding ground signs for directional purposes as
shown on the final approved site plan for the development and to allocate sign
space other than by the use’s proportionate share of the sign based on its
proportion of the linear footage of building frontage, in accordance with a sign
package approved by the Appearance Commission and the locations determined
by the Plan Commission.
Staff further recommends relief from §118-283(d)to allow grass seeding rather
than installing sod in areas not planted by other landscaping.


RECOMMENDED SITE PLAN APPROVAL CONDITIONS
1. Prior to the hearing before the Board of Trustees, the petitioner will submit to the
 Planning Division modifications to the site and landscaping plans:
 a. Add the bike parking spaces to the site plan and adjust the locations on the
 landscape plan per the direction of the Community Development Director.
 b. All sidewalks need to be indicated on the plan with the same graphic pattern.
 c. Add sidewalk, parking stall, driveways, drive aisles, and landscape setback
 dimensions to all Lots.
 d. Add dimensions to lanes, turning radii, and sidewalk widths, etc. to off-site road
 improvements.
 e. Provide two 7-foot wide landscaping medians across the length of the west Lot 1
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 parking lot beginning west of the handicapped parking banks to the westernmost
 drive aisle.
 f. Add pedestrian access from the Lawndale intersection to the building on Lot 2
 via a sidewalk on the west side of the Lawndale driveway and a pedestrian
 crosswalk south of the drive-through lanes.
 g. Reduce the western driveway width to a minimum of 14 feet on Lot 2 and/or
 rotate or shift the building slightly to create a consistent minimum landscaping
 area width of at least 4 feet along the western edge of the lot.
 h. Widen the landscape strip to a minimum of 3 feet on the east side of Lot 2 while
 maintaining a minimum circulation aisle width of 14 feet.
 i. Widen the sidewalk on the north side of the building on Lot 2 to a minimum of 3
 feet.
 j. Work with Wendy’s to provide a sidewalk connection between Wendy’s and Lot
 2, if Wendy’s is willing, along the north side of the lot.
 k. All parking stall depths should be reduced to 16 feet with a 2-foot overhang
 added to the landscaping buffer or sidewalk widths on Lots 2 and 3.
 l. All sidewalks on Lot 3 should be a minimum of 5 feet wide or 7 feet wide against
 16 foot parking stall depths.
 m. Locate screened trash enclosure constructed of the same material as the building
 for Lot 3.
 n. Increase the required landscaping setback to a minimum of 6 feet along the
 south property lines of Lots 3 and 4.
 o. Make all circulation and signage improvements for Lots 4 and 5 as indicated in
 Engineer’s memo to Paul Luke, dated March 12, 2012.
 p. The ground sign at Lawndale must be moved outside the site distance triangle.
 q. Indicate the removal of the north-south portions of public sidewalk in front of
 Wendy’s along Touhy Avenue.
 r. Add public sidewalk, depressed curb, and ramp along the property line west of
 the westernmost driveway in common alignment with the sidewalk to the east,
 remove the existing depressed curb and ramp west of that driveway, and add a
 north-south section of sidewalk, similar to the existing condition in front of
 Wendy’s.
 s. Modify the landscape plan and tree survey to accommodate the concerns of the
 Forestry Division.
2. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated XXX, engineering plans dated XXX,
 landscape plans dated XXX, sign plans dated XXX, and building elevations dated

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 XXX. [dates to be added] (Standard)
3. Prior to the issuance of building permits, the petitioner will submit to the
 Engineering Division:
 a. Formal approval by IDOT of the right-in only driveway off of Touhy between the
 signalized intersections. The site plan must be corrected to the specifications of
 that approval.
 b. More specific design of the pedestrian crossings in front of the Walmart at the
 handicapped spaces that address safety concerns.
 c. Evidence of issuance of permits for the construction and operation of the water
 main and associated equipment by the Illinois Environmental Protection Agency
 (IEPA) or provide a determination by IEPA that such permits are not required. A
 custodial agreement for the water main and related appurtenance will also be
 required with the Village.
4. No required parking space on the site may be for the exclusive use of any tenant.
5. All roadway improvements in adjacent rights-of-way shall be made in accordance
 with this plan at the petitioner’s expense.
6. The new traffic signals shall have pedestrian actuation and pedestrian signal heads,
 emergency vehicle pre-emption (EVP), and meet IDOT’s requirements. Pedestrian
 crossings shall be provided at intersections.
7. The petitioner shall pay ¼ of the annual maintenance costs for the Lawndale/Touhy
 traffic signal.
8. Storage containers or other accessory buildings, other than a seasonal sales tent
 with a special use permit, are specifically prohibited.
9. The parking of trucks, commercial vehicles, and recreational vehicles shall only be in
 accordance with the Village Code.
10. A contribution of $50,000 will be made to the Village for future intersection
 improvements on Howard Street due to the increased traffic from this site as
 indicated in the petitioner’s traffic study.
11. The petitioner is required to provide concrete pads for bus shelters and any other
 connecting paving required for any bus stop adjacent to this site as required by
 Pace. The final location of the pads shall be determined by the Village.
12. 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. (Standard)
13. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Village Code. (Standard)
14. All existing damaged public sidewalks or sidewalks damaged due to the

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 implementation of this plan shall be replaced. (Standard)
15. All objects and landscaping within a 15-foot sight distance triangle shall not exceed
 30 inches in height, except traffic control devices listed in the Manual on Uniform
 Traffic Control Devices. (Standard)
16. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage,
 landscaping, structures, and any other facilities or infrastructure on the Subject
 Property shall be maintained in a good state of repair, and when needed, be
 repaired or replaced in a timely manner. (Standard)
17. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other
 objects that may impede travel. (Standard)
18. Trash shall only be allowed within designated trash enclosures and shall be screened
 from public view in an enclosure. All trash shall be contained in such a way as to
 remain out of sight at all times, except for waste receptacles referenced in Condition
 Number <insert per final numbering> below. (Standard)
19. Waste receptacles shall be placed on the Subject Property for the use of customers,
 and that the Health Department shall determine the size, type, and location of these
 units. (Standard)
20. All off-street parking spaces shall be legibly striped and maintained. (Standard)
21. Any plan to modify parking lot striping must be approved by the Director of
 Engineering. (Standard)
22. Vehicles shall not be allowed to be parked in or otherwise block common driveways,
 sidewalks, aisles, or other points of access at any time, shall only be parked in
 designated parking spaces, and shall not overlap the striped lines of designated
 parking spaces. (Standard)
23. The owner of the Subject Property and its tenants shall ensure that employees park
 on the Subject Property. (Standard)
24. All overhead utilities on the Subject Property or in adjacent right-of-way along
 Touhy Avenue shall be placed or relocated underground. The petitioner shall bear
 the full cost of any utility relocation and/or conflicts. (Standard)
25. 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. (Standard)
26. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended. (Standard)

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27. The petitioner shall obtain all required permits and approvals for improvements to
 County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)
28. The Subject Property must conform to the Village's storm water control
 requirements as contained in the Skokie Village Code. (Standard)
29. All signage shall conform to the Skokie Village Code, except as provided in this case.
 Any sign on the Subject Property that is in violation of that Code must be removed
 or modified to conform with the Village Code prior to the issuance of an occupancy
 permit. (Standard)
30. All modifications to building elevations, signage, and landscaping shall be subject to
 the review and approval of the Skokie Appearance Commission. (Standard)
31. The petitioner shall submit to the Planning Division electronic files of the plat of
 survey, site plan, and landscape plan in their approved and finalized form. The files
 shall be scaled 2 dimensional drawing files on non-compressed, non-read only CD-
 ROM .dwg AutoCAD format. (Standard)
32. Prior to the issuance of building permits, the petitioner shall submit to the Planning
 Division of the Community Development Department the name, address, and
 telephone number of the company and contact person responsible for site
 maintenance in compliance with the special use permit. (Standard)
33. If work is to be performed on public property or if public property is utilized or
 impacted during construction and/or development, the owner shall provide, or shall
 cause the developer and/or contractor to provide, the Village of Skokie with a
 certificate of insurance naming the Village of Skokie as additionally insured for any
 and all claims related to any and all work. The owner shall hold, and shall cause the
 developer and/or contractor to hold, the Village of Skokie harmless and indemnify
 the Village for any and all claims for property damage or personal injury related to
 work on or use of public property. (Standard)
34. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
35. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing. (Standard)


ATTACHMENTS
1. Proposed Positive Findings of Fact for 2011-21P

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2. Appendix 4: “Petition for Development Special Use Permit/Stie Plan Approval
 Effects of Proposed Use Narrative, Site Plan and Commercial Planned
 Development, Touhy Market Place”
3. Memo from Traffic Engineering, dated March 12, 2012
4. Preliminary Site Plan, revised March 8, 2012
5. Preliminary Landscape Plan, revised March 2, 2012
6. Land Use and Zoning Map




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 Plan Commission Meeting Minutes
 Date: March 15, 2012

For this meeting, Chairman Paul Luke was absent; the meeting was chaired by Vice-
Chairman, Larry Stasica. A motion to approve the minutes of the March 1, 2012 meeting
was made by Plan Commissioner Marek and seconded by Commissioner Mitchell. All
voted aye.

Case Description

2012-6P – Planned Development: 3530-3714 Touhy Avenue, except 3700 Touhy
 Avenue
CSD Touhy, LLC, requests a planned development for an approximately 195,000 ft²
development to be known as Touhy Marketplace on 5 lots in a B2 Commercial district
and relief from the Skokie Village Code to have a Walmart wall sign facing Touhy
Avenue, to allow 2 rather than 1 ground signs for the development, to allocate sign space
other than as prescribed in that section, to allow 2 buildings to exceed the maximum
building height of 30’in the district, and any other relief that may be discovered during
the review of this case.

Discussion and Interested Parties

Legal Notice was properly posted, advertised, and delivered to all property owners in the
area of the subject site as prescribed by the Zoning Chapter.

Mr. Steven Elrod of the law offices of Holland & Knight, Peter Eisenberg of Clark Street
Development, civil engineers Tracy Richard of Manhard and Bernie Bono of Bono
Consulting, Inc., landscape architect, Nicholas Patera of Teska, architects Mike
Fitzgerald from OKW, Richard Hayes from Reisberger, Inc., Tim Meseck from TAP
spoke on the Chase Bank signage, and Luay Aboona, traffic consultant from KLOA all
gave testimony regarding the Touhy Marketplace cases.

Clark Street Development is requesting site plan approval for a planned development of 4
buildings including a “supercenter” Walmart store as the anchor, a row of smaller retail
shops to the south of Walmart, 2 banks with drive-through facilities bordering the main
access drive and a 2-story medical office building. Since the Walmart component will be
150,000 sq. feet containing a full grocery store and a full general merchandise store, the
Appearance Commission accepted the larger than allowed 290 sq. ft. wall sign facing the
parking lot. Relief for a 2nd wall sign facing Touhy Avenue, a 2nd monument sign and
location designation as part of the site plan approval is sought after as well as additional
wall signs for Chase Bank and finally, planting seed rather than putting in sod. The
request for building height relief is no longer necessary.

The petitioners stated that they are aware of the history of the site and their vision is
similar in sq. footage to the previous development proposed. Off-site improvements are
the same with the exception of no right turn out onto Touhy Avenue from a second drive
west of St. Louis Avenue.
400328 Plan Commission meeting minutes 3/15/2012 Case 2012-6P
Staff is concerned about safety with the openness of the parking lot and is recommending
landscape medians to alleviate traffic from cutting through the parking lot. Bike racks
are not distributed properly and their location should be moved to 40 ft. from the front
entrances. Discussion with PACE is underway to consolidate the (2) 290 bus stops on
Touhy Avenue; however a mid-block stop is not supported by staff because of the safety
concern of people crossing the street mid-block. The petitioner will be responsible for
the installation of the concrete pad and PACE will put up the shelter.

Staff is asking for better handicapped and pedestrian access to the building entrance in
Lot 5, the medical office building, so that they do not walk through landscaping.

Luay Alboona, traffic engineer from KLOA did the traffic study for the previous
development in 2007 as well as a current study, which acts as an update. He stated that
his counts and analysis are very consistent with the last study. There will be traffic and
intersection improvements made at Touhy, Lawndale, St. Louis, and Chase Avenues.

After reviewing the site plan, one commissioner was concerned about what looks like a
safety issue regarding how semis travel in and out through to the loading area; especially
when deliveries are made to the smaller stores. He suggested that the developers work
with staff on the circulation concerns of Lot 4. He also questioned whether a condition
should be made to limit the size of loading trucks. The petitioner stated that they made
sure that turning movements can be made by the large semis to get out the same way they
came in and most likely would not be used to make deliveries to the smaller stores.

Richard Block, an area business owner at 7300 Monticello, stated that he is very pleased
with the development but does have truck traffic concerns with the back-end of the site,
namely Chase and Hamlin Avenues. There are long wait times now getting onto Touhy
Avenue with the semi trucks, moving vans, and school buses which cause traffic to back-
up in the area. He believes that drivers, whether they be truckers or shoppers will access
the development any way that they could and he would like to know how all this
additional traffic will be handled.

Mr. Alboona stated that the truck docks are located on the east side of the building and
trucks will be instructed by Walmart to access the site from Touhy to St. Louis and in to
the dock area. Business owners will have access to the traffic light on St. Louis as well.
Chase and Hamlin will not be negatively impacted.

One commissioner very familiar with the area and stated that the State of Illinois
emissions facility is also in the same area. He remembered that with the original proposal
a traffic light was requested from IDOT on Hamlin between Howard and Touhy. The
Village of Skokie has an obligation and should pursue IDOT for the traffic light. The
Community Development director stated that Lincolnwood is opposed to the traffic light
on Hamlin because of its close proximity to a residential district. A monetary
contribution is being requested of the petitioners for future roadway improvements to
Howard Street intersections due to increase in traffic from this development.


400328 Plan Commission meeting minutes 3/15/2012 Case 2012-6P
Marla Saitta, a Lincolnwood resident and employee of 7300 Monticello, agreed with Mr.
Block. They are bombarded with traffic and she doesn’t understand how the traffic study
cannot indicate that. They have to jog around the area just to get to work. She asked if
there is any way to change the traffic pattern on Chase to be one way or restrict trucks
over a certain weight.

Mr. Elrod stated that each item brought up is acceptable and will be changed per staff’s
recommendations except the 1 condition regarding the $50,000 contribution. They would
like to discuss this further with staff at the Village Board level.

Recommendation and Voting

The Plan Commission moved to recommend approval, as amended, of this case based on
positive findings of fact. This motion was approved with a vote of 8 ayes and 0 nays
with one absence.

Motion: Marek Second: Berman Absent: Luke

Ayes: 8
Nays: 0




400328 Plan Commission meeting minutes 3/15/2012 Case 2012-6P
 APPENDIX #4
 Petition for Development Special Use Permit/Site Plan Approval Effects of Proposed Use Narrative
 Site Plan Approval and Commercial Planned Development
 Touhy Marketplace


Clark Street Development, by and through CSD Touhy, LLC acquired the Subject Property in July, 2011
and has demolished six buildings that were in disrepair, removed in excess of 750 truckloads of piled
soil, and removed significant amounts of debris in an effort to clean up the blighted Subject Property.
Clark Street Development worked closely with the Project’s retailers, its consultants, and Village Staff to
develop a plan that is exciting, visually pleasing, and functional to reposition the Subject Property as an
influential and positively impactful retail/commercial destination in the Village of Skokie. Currently,
retail exists in the eastern Touhy Avenue corridor outside of the Village boundaries. The 195,000 square
foot proposed Project, Touhy Marketplace, will be anchored by a 150,000 square foot prototype
Walmart, the largest retailer in the world. In addition, two of the largest US banks, including JPMorgan
Chase, will flank the gateway entrance to the Project. Several other premier retailers and service
providers have expressed a strong interest in becoming complementary uses within the Project as well.

Touhy Marketplace will be a high quality, well-executed, dynamic development with world class
retailers/commercial uses that provides goods and services to the community of Skokie. In addition,
Touhy Marketplace will serve as Skokie's first signature anchor retail project in the eastern Touhy
Avenue corridor. Not only will it contribute significant sales tax revenue to the Village, but it will also be
catalytic for other retail activity on Touhy in Skokie.

In the process of developing and maintaining Touhy Marketplace, Clark Street Development will address
important matters pertaining to the public health, safety, morals and general welfare of the Village such
as; access to the property, traffic conditions, roadway and sidewalk improvements, utilities, storm water
detention, and trash/landscaping. Without question, all fencing, walls, sidewalks, driveways, curbs,
wheel stops, parking areas, signage, landscaping, structures, infrastructure, or other facilities in the
Project will be maintained in a good state of repair, including repair and replacement in a timely
manner, when necessary. In addition, all buildings will meet current International Building and NFPA
Life Safety Codes.

Access to the Property/Traffic Conditions/Roadway and Sidewalk Improvements

-Clark Street Development will obtain all necessary permits and approvals for improvements to County,
State, and Federal rights-of-way from the respective governing jurisdictions.
-Clark Street Development will provide or cause its contractors to provide the necessary insurance and
certificate naming the Village of Skokie as an additional insured if work is to be performed on public
property or if public property is used or impacted during construction. Clark Street Development and/or
its contractors will hold the Village of Skokie harmless and indemnify the Village for any and all claims
for property damage or personal injury related to work that involves public property.
-The main entrance to Touhy Marketplace will be from Touhy Avenue at its signalized intersection with
Lawndale Avenue.
-The traffic signals for the Touhy Avenue/Lawndale intersection will be modified for the proposed
entrance and exit. Clark Street Development will be responsible for the costs associated with the
modifications. Clark Street Development will be responsible for a portion of the annual electricity and
maintenance costs of the traffic signal.
-Additional access will be provided through (i) a 2 way drive at Touhy Avenue on the far west side of the
Project; (ii)a 2 way drive entrance at Touhy Avenue located west of St. Louis Avenue with right turn
access in and out only; and (iii) three 2 way drives from St. Louis Avenue on the east side of the Project,
with the southernmost drive providing access to Lot 5 only.
-Clark Street Development will install public sidewalks along Touhy and St. Louis Avenues and along the
south side of Chase Avenue from the west property line to Central Park.

Access to the Property/Traffic Conditions/Roadway and Sidewalk Improvements con’t

-The Touhy/Lawndale Avenue intersection will be modified to include a north leg and protected
pedestrian crossing on the north leg.
-Clark Street Development will provide for an increased turn radius on the northeast corner of the
Touhy/St. Louis Avenue intersection.
-The Project will include a redesign of St. Louis Avenue adjacent to the site in order to accommodate a
northbound drive lane at the southernmost site entrance from St. Louis Avenue, with channelization so
that the northbound left turn lanes are provided.
-The proposed driveways and drive lanes will be compatible with the westbound right turn lanes on the
north side of Touhy Avenue, the transition west of the Touhy Lawndale intersection for traffic turning
westbound on Touhy Avenue from the north leg of the intersection, and eastbound left turn lanes at the
Touhy/Lawndale Avenue and St. Louis Avenue intersections.
-Existing Access Agreements with adjacent properties on the westernmost access drive will remain in
effect.
-All driveways and internal turn radii will be designed to provide for proper vehicular movements
including delivery trucks and fire department vehicles.
-In order to help insure proper vehicular traffic movement, regulatory signage or pavement markings
will be provided.
-All public sidewalks abutting the Project and private sidewalks will be maintained free of snow, ice,
sleet, or other objects that might impede travel.
-Stop signs and bars will be provided at exit drives.
-Clark Street Development will remove all railroad ties and bed from the Subject Property.
-Clark Street Development will remove existing railroad track from St. Louis Avenue and the roadway
and parkway will be restored.
-All existing damaged public sidewalks abutting the Project or sidewalks damaged due to the execution
of the proposed plan will be replaced.
-The north side of Touhy Avenue abutting the Subject Property will be resurfaced by Clark Street
Development to IDOT standards.
-The Project will meet or exceed the minimum parking requirements for motor vehicles, bicycles, and
handicapped spaces as stated in the Village Code.
-The handicapped parking spaces will be installed and maintained by Clark Street Development in
compliance with Village Code and State of Illinois Accessibility Standards.
-The handicapped ramps will be provided as necessary and meet the Village Code and State of Illinois
Accessibility Standards.
-All off-street parking spaces will be striped and maintained in accordance with applicable Village and
State law.
-Parking lot and exterior lighting will be directed away from adjacent properties, will meet IES standards,
and will be full cut-off design.
Utilities/Storm Water Detention
-Clark Street Development will obtain operating permits from the IEPA for the privately-owned water
main system and associated facilities serving the buildings within the Project.
-All proposed utilities on and serving the Subject Property as well as all existing overhead utility lines
located on the Subject Property will be relocated underground and Clark Street Development will be
responsible for the full cost of any utility relocations.
-All water mains and associated facilities on the Subject Property will be under the ownership of the
property owner and the property owner will be responsible for their maintenance.
-The Project will conform to the Village’s Storm Water Control Ordinance.


Trash/Landscaping

-Trash will be allowed within designated enclosures and screened from public view in a material that
matches the buildings.
-Landscaping will be maintained to a maximum height of 30 inches for a distance of 15 feet from any
vehicular access point or intersection in order to maintain adequate sight visibility.
-Clark Street Development will sign an “Agreement for Installation and Maintenance of Landscaping” in
order to insure that the Project and parkway landscaping is completed and maintained.

Consent to Site Plan and Planned Development Conditions

Clark Street Development will consent to the codification and inclusion of all of the provisions,
commitments, and agreements set forth in this Application into the ordinance granting site plan
approval and the special use permit for a planned development.
 DRAIN




 WUP




 WUP




 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 PROPOSED TOUHY MARKETPLACE DEVELOPMENT
 PROJ. ASSOC.:


OF SHEET VILLAGE OF SKOKIE, ILLINOIS

 PRELIMINARY SITE PLAN (ALTERNATE NO. 23)
 DRAWN BY

 CENTRAL PARK
 TWO MONTICELLO

 TWO N. LAWNDALE
 AVENUE
 AVENUE
 WAY
 EXISTING INDUSTRIAL CENTRE ON TOUHY - CONCEPT PLANT SCHEDULE (includes Lots 1-5)
 EXISTING INDUSTRIAL

 WAY AVENUE
 EXISTING INDUSTRIAL VILLAGE OF SKOKIE
 VILLAGE OF SKOKIE ZONED M3
 Trees
 VILLAGE OF SKOKIE ZONED M3 TWO BOTANICAL NAME COMMON NAME
 ZONED M3 WAY SHADE TREE 1 (2.5" cal. minimum, B&B)


 REVISIONS
 Acer x freemanii 'Marmo' 'Marmo' Freeman Maple
 Gleditsia triacanthos var. inermis Thornless Honeylocust
 Ulmus x 'Accolade' 'Accolade' Elm

 CHASE AVENUE SHADE TREE 2 (2.5" cal. minimum, B&B)
 Acer miyabei 'Miyabe' Maple
 SHADE TREES FOLLOW FUTURE
 R.O.W. PARKWAY LINE Gleditsia triacanthos var. inermis Thornless Honeylocust
 Ulmus x 'Frontier' 'Frontier' Elm
 ORNAMENTAL 1 (8'-10' in height minimum, multi-trunk, B&B)
 Malus 'Spring Snow' 'Spring Snow' Crabapple
 Syringa reticulata Japanese Tree Lilac
 EXISTING TREE TO REMAIN
 ORNAMENTAL 2 (2.5" cal. minimum, B&B)
 FLOWERING ORNAMETAL
 TREES TO DEFINE ENTRY DRIVE Pyrus calleryana 'Chanticleer' 'Chanticleer' Callery Pear
 Acer x freemanii 'Armstrong' 'Armstrong' Freeman Maple DATE

 Cornus mas 'Golden Glory' 'Golden Glory' Cornelian Cherry
 9 BIKE RACKS (17 SPACES)
 EXISTING INDUSTRIAL CART STORAGE ACCESS ORNAMENTAL 3* (5' in height, B&B)
 TM
 VILLAGE OF SKOKIE Syringa meyeri 'Palibin' 'Palibin' Lilac Standard
 ZONED M3 EXISTING TREE TO REMAIN *Storefront planting in raised pre-cast concrete planters.
 EVERGREEN 1 (6' in height minimum, B&B)
 Picea abies Norway Spruce
 SHRUB HEDGE (TYP.) EXISTING INDUSTRIAL
 COLUMNAR Picea pungens Green Colorado Spruce
 ORNAMENTAL
 TREES AT ENDS
 VILLAGE OF SKOKIE
 Shrubs, Ornamental Grasses, Perennials & Groundcovers
 ZONED M3

 TRUCK DOCK
 OF DRIVE AISLES
 BOTANICAL NAME COMMON NAME
 N.I.C. FOUNDATION PLANTING - mixed planting at building foundations (30" minimum for all shrubs, Container/B&B)
 Taxus x media 'Densiformis' Dense Yew
 LOT 1
 Hydrangea paniculata 'Unique' 'Unique' Hydrangea
 PROPOSED ANCHOR Cornus sericea 'Isanti' 'Isanti' Redtwig Dogwood
 Euonymus alataus 'Compactus' Compact Burning Bush
 3
 L-1 Callicarpa dichotoma 'Issai' 'Issai' Beautyberry
 Spiraea betulifolia 'Tor' 'Tor' Birchleaf Spirea
 Rhus aromatica 'Gro-Low' 'Gro-Low' Fragrant Sumac
 RAISED SEAT WALL PLANTER (TYP.) Syringa meyeri 'Palibin' Dwarf Korean Lilac
 RAISED CURB PLANTER (TYP.)
 Physocarpus opulifolius 'Seward' 'Summer Wine' Ninebark
 Weigelia florida 'Alexandra' 'Wine & Roses' Weigelia
 Euonymus fortunei 'Coloratus' Purpleleaf Wintercreeper
 4
 L-1 Pachysandra terminalis 'Green Carpet' 'Green Carpet' Japanese Spurge
 OUTDOOR SALES AREA




 TRUCK DOCK
 HEDGE PLANTING - plantings to screen parking areas; alternating species every 5-15 plants (36" height minimum, Container/B&B)
 CART STORAGE ACCESS Taxus x media 'Densiformis' 'Mount Batten' Juniper
 FLOWERING ORNAMETAL 4 BIKE RACKS
 Cotoneaster lucidus Hedge Cotoneaster
 TREES TO DEFINE ENTRY DRIVE (8 SPACES)
 Syringa meyeri 'Palibin' Dwarf Korean Lilac
 Syringa patula 'Miss Kim' 'Miss Kim' Manchurian Lilac
 SPECIAL USE PERMIT Myrica pensylvanica Nothern Bayberry
EXISTING INDUSTRIAL
 VILLAGE OF SKOKIE Viburnum dentatum 'Blue Muffin' 'Blue Muffin' Arrowwood Viburnum
 VILLAGE OF SKOKIE ZONED M3 Spiraea betulifolia 'Tor' 'Tor' Birchleaf Spirea
 ZONED M3 Ribes alpinum 'Green Mound' 'Green Mound' Alpine Currant
 Rhus aromatica Fragrant Sumac
 LOT 2 Calamagrostis brachytricha Korean Feather Reed Grass
 BANK PARKING ISLAND PLANTING - plantings at center of parking islands (1 gal. minimum, Container)
 Pennisetum alopecuroides 'Hameln' 'Hameln' Dwarf Fountain Grass

 ST.
 LOT 4
 LOT 3 3 BIKE RACKS (5 SPACES)

 LO
 RETAIL B 2 BIKE RACKS
 BANK (3 SPACES) LOT 5
 MEDICAL OFFICE UIS
 1 BIKE RACK
 AVE
 NU
 (2 SPACES)
 EXISTING INDUSTRIAL
 E
 2 BIKE RACKS STOREFRONT PLANTING IN RAISED
 2 BIKE RACKS
 (4 SPACES)
 (3 SPACES) PRECAST CONCRETE PLANTERS (TYP.) VILLAGE OF SKOKIE
 ZONED M3
 EXISTING TREE TO REMAIN




 PROPOSED RETAIL DEVELOPMENT
 MONUMENT SIGN




 PRELIMINARY LANDSCAPE PLAN
 W/ FOUNDATION 60'-0" 60'-0"
 2 4' HIGH SHRUB HEDGE TO MONUMENT SIGN




 VILLAGE OF SKOKIE, ILLINOIS
 PLANTING (TYP.) L-1 STREET TREE PLANTINGS SCREEN PARKING AREAS (TYP.) W/ FOUNDATION
 AT 30' SPACING (TYP.) PLANTING (TYP.)



 TOUHY AVENUE




 Community Planning Development Economics
 Site Design Landscape Architecture

 1 SITE PLAN - TOUHY MARKETPLACE 627 Grove Street
 Evanston, Illinois 60201
 L-1 SCALE: 1" = 60'-0" Tel 847.869.2015
 Fax 847.869.2059




 CANOPY/SHADE TREES UPRIGHT SHADE TREE
 IN GROUPS OF THREE
 STREET TREE PARKING LOT ISLAND




 - PROPOSED COMMERCIAL BUSINESS -
 CANOPY/SHADE TREE
 BEYOND
 PRECAST PLANTERS




 SHRUB HEDGE LOW ORNAMENTAL
 GRASS IN CENTER SHRUB HEDGE
 PLANTING PLANTING




 PROJ. MGR.:
 13'-4" 5'-0" 7'-0" 15'-0"
 PROJ. ASSOC.:
 TOUHY AVENUE PARKWAY PUBLIC LANDSCAPE 90 DEGREE PARKING TWO-WAY DRIVE AISLE 90 DEGREE PARKING STOREFRONT WALK DRIVE AISLE TURF AT EARTH BERM CROWN WITHIN PARKING LOT ISLAND TURF AT DRIVE AISLE LOADING AREA LANDSCAPE 90 DEGREE PARKING DRIVE AISLE
 SIDEWALK BUFFER PERIMETER PERIMETER DRIVE AISLE BUFFER AT MEDICAL OFFICE BUILDING DRAWN BY:

 DATE:

 SCALE:



 2 SECTION - TOUHY AVENUE RETAIL SHOPS 3 SECTION - LOT 1 LARGE PARKING ISLAND 4 SECTION - PARKING ISLAND AT LOADING SHEET


 L-1 NTS L-1 NTS L-1 NTS
 CENTRAL PARK AVE.
 AVE. AVE. AVE.

 M3 M3 M3 AVENUE


 MONTICELLO
 M3



 RIDGEWAY LAWNDALE
 INDUSTRY INDUSTRY INDUSTRY INDUSTRY

 M3
 INDUSTRY
 AVENUE
 CHASE




 M3 SUBJECT SITE
 INDUSTRY
 B2
 COMMERCIAL

 IS M3
 B2 LO
 U INDUSTRY
 ST.
 VILLAGE OF SKOKIE AVENUE
 TOUHY VILLAGE OF LINCOLNWOOD




RIDGEWAY AVE. LAWNDALE AVE.
 M HOME IMPROVEMENT CENTER
 M
 MANUFACTURING MANUFACTURING

 NORTH

 Planned Development: 3530-3714 Touhy Avenue,
 2012-6P: except 3700 Touhy Avenue
PLAN COMMISSION REPORT 2012-7P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, April 16, 2012


To: Mayor and Board of Trustees
From: Paul Luke, Plan Commission Chairperson
Case: 2012-7P: Special Use Permit
 3636 Touhy Avenue (4-lane drive-through facility)
 Touhy Marketplace
 Related Cases: 2012-4P: Zoning Map Amendment (from M3 to B2)
 2012-5P: Subdivision (including Lot 3 for this case)
 2012-6P: Planned Development (Touhy Marketplace)
 2012-7P: SUP: 4-Lane Drive-Through
 2012-8P: SUP: 3-Lane Drive-Through
 2012-9P: SUP: Beer, Wine, and Liquor Sales
 2012-10P: SUP: Temp. Seasonal Garden and Plant Material Sales

PLAN COMMISSION ANALYSIS
During its March 15, 2012, meeting, the Plan Commission heard a request from Clark
Street Development, by and through CSD Touhy, LLC, for a bank with a 4-lane drive-
through facility at 3636 Touhy Avenue, and for any relief that may be discovered during
the review of the case.
The proposal is located on Lot 3 and is part of the larger proposed Touhy Marketplace
development, anchored by Walmart (Lot 1). Other potential occupants of Touhy
Marketplace include a second bank with a 3-lane drive-through facility (Lot 2), smaller
retail tenants (Lot 4), and a medical office building (Lot 5).
Although a bank is a permitted use in B2 Commercial, a special use permit is being
requested because drive-through lanes are a special use in the B2 district.
The subject bank is to be occupied and operated by JPMorgan Chase with a 4-lane
drive-through facility and is proposed to be located in a new 4,335 square-foot building
to the east of the main Touhy/Lawndale entrance to the Touhy Marketplace
development. The 4 remote drive-through lanes will be located to the east of the
building. Vehicles would enter the bank property from the north or east. The traffic
consultant has reviewed the bank property traffic circulation, including the drive-
throughs, in relation to the overall Project, and believes that sufficient parking,
circulation, and stacking has been accommodated. JPMorgan Chase will implement any
necessary operational procedures to insure that stacking of vehicles within the drive-
through lanes will be contained on the bank site and not interfere with pedestrian or
vehicular movements at other locations within the Project.
The petitioner is providing 31 parking spaces (a minimum of 15 is required), and drive-
through stacking to accommodate 4 cars per drive-through lane (for a total of 16 drive-
through spaces). Bicycle parking is addressed in Case 2012-6P.



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The overall Touhy Marketplace development will operate as one entity; therefore, items
such as driveway access, motor vehicle and pedestrian circulation, and motor vehicle
and bicycle parking, will be shared.
Staff recommended approval of the proposed 4-lane drive-through facility subject to
conditions being addressed. The Plan Commission concurred with the staff
recommendation, including relief for additional wall and directional signs.


APPEARANCE COMMISSION
The Appearance Commission approved the proposed building and signage design,
subject to the removal of the blue Chase logos from the four building corners, the
reduction of the directional signs to meet Sign Code requirements, and the
recommendation of providing relief to allow 4 wall signs (1 for each building elevation).


INTERESTED PARTIES
Legal notice was properly posted, advertised, and delivered as prescribed by the Zoning
Ordinance. There were no questions from commissioners or the audience regarding
this case.

PLAN COMMISSION RECOMMENDATIONS AND VOTING
Staff recommends that the petitioner’s request for a special use permit to operate 4-
lane drive-through facility at 3636 Touhy Avenue be APPROVED, subject to the
attached Plan Commission Positive Findings of Fact and Plan Commission
Recommended Conditions, including relief from Section 82-7(12) to allow an increased
number of directional signs, and relief from Section 82-28(b)(1)b to allow wall signs on
the north, east, and west sides of the building in addition to the allowed wall sign on
the south side of the building facing Touhy Avenue.


ATTACHMENTS
1. Plan Commission Positive Findings of Fact for 2012-7P, dated April 16, 2012
2. Plan Commission Recommended Conditions for 2012-7P, dated April 16, 2012
3. Plan Commission Meeting Minutes dated March 15, 2012
4. Master Site Plan, dated April 4, 2012
5. Building Elevations, dated March 23, 2012
6. Staff Report and Select Attachments for 2012-7P, dated March 15, 2012




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Plan Commission
Positive Findings of Fact 2012-7P: Special Use Permit
Community Development Department Council Chambers, 8:00 PM, April 16, 2012


1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the pubic health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.

 Findings A new bank use with drive-through lanes will not endanger the
 public health, safety, morals, or general welfare. The building, site
 plan, and use will contribute to the community by providing
 convenient financial services for motor vehicles, pedestrians, and
 bicyclists.



2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.

 Findings The proposed bank and drive-through facility will not substantially
 change the character of the neighborhood, since they are located
 along a commercial corridor. The proposed development will not
 have an adverse affect upon adjacent property or property values in
 the neighborhood. In addition, the traffic conditions will be
 negligible compared to the overall volumes for the Touhy
 Marketplace development.




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3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.

 Findings The proposed bank and drive-through have been designed to
 accommodate the adjacent properties by working with the on-site
 circulation system of Touhy Marketplace, including sidewalks for
 pedestrians and shared parking with the other adjacent uses.



4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The B2 Commercial district is established to accommodate the
 needs of a larger consumer population than that serviced by B1
 Service Commercial district, and whose service area may extend
 outside the immediate neighborhood of the facility. A bank with
 drive-through lanes can service both the neighborhood and the
 community at-large.



5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings The site is designated as manufacturing/service employment in the
 Comprehensive Plan. Although the proposed use does not conform
 to the general intent of the Comprehensive Plan, a determination
 has been made that the site is better suited for a commercial use,
 and a change from M3 Industry to B2 Commercial is recommended
 in Case 2012-4P.




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Plan Commission
Recommended Conditions 2012-7P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, April 16, 2012


In addition to the recommended and standard special use permit conditions for cases
2012-4P through 2012-10P, the following shall apply:
1. Prior to applying for building permits, a direct pedestrian connection from the north
 sidewalk to the bank building must be added to the site plan.


STANDARD SPECIAL USE PERMIT CONDITIONS
Site and Use
2. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plan dated April 4, 2012; landscape plans dated April
 4, 2012; building elevations dated March 23, 2012; sign package dated March 9,
 2012, (and as amended by the Appearance Commission); and floor plan dated
 February 8, 2012. (Standard)
3. The proposed development shall have a maximum floor area of 4,335 square feet.
 (Standard)

Parking
4. The proposed development shall have a minimum of 15 off-street parking spaces
 including 1 handicapped parking space. Additional parking spaces shall be available
 for use by the shopping center tenants. (Standard)
5. The handicapped parking spaces shall be installed and maintained in compliance with
 State of Illinois Accessibility Standards and the Skokie Village Code. (Standard)
Governance
6. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
7. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing. (Standard)
Drive-through
8. The petitioner shall implement any necessary operational improvements to ensure
 that stacking of vehicles within the drive-through facility will be contained on-site
 and not impede or obstruct pedestrian or vehicular movements. (Standard)




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 Plan Commission Meeting Minutes
 Date: March 15, 2012

For this meeting, Chairman Paul Luke was absent; the meeting was chaired by Vice-
Chairman, Larry Stasica. A motion to approve the minutes of the March 1, 2012
meeting was made by Plan Commissioner Marek and seconded by Commissioner
Mitchell. All voted aye.

Case Description

2012-7P – Special Use Permit: 3636 Touhy Avenue
CSD Touhy, LLC, requests a special use permit for a 4-lane drive-through facility for
Chase Bank in a B2 Commercial district and any relief that may be discovered during
the review of this case.


Discussion and Interested Parties

Legal Notice was properly posted, advertised, and delivered to all property owners in
the area of the subject site as prescribed by the Zoning Chapter.

Mr. Steven Elrod of the law offices of Holland & Knight, Peter Eisenberg of Clark Street
Development, civil engineers Tracy Richard of Manhard and Bernie Bono of Bono
Consulting, Inc., landscape architect, Nicholas Patera of Teska, architects Mike
Fitzgerald from OKW, Richard Hayes from Reisberger, Inc., Tim Meseck from TAP spoke
on the Chase Bank signage, and Luay Aboona, traffic consultant from KLOA all gave
testimony regarding the Touhy Marketplace cases.

A JP Morgan Chase Bank will be located in a lot flanking the east side of the main
Touhy/Lawndale entrance. The 4-lane drive-through component will be situated east of
the building. Although the bank is a permitted use in a B2 district, a special use is
required because of the drive-through lanes.

Tim Meseck stated that they are in agreement to the staff recommendation of removing
the 4 octagon wall signs on the corners of the building. One wall sign is allowed
because the building fronts Touhy Avenue. However, they are asking for relief for 3
wall signs; one on each of the façades in addition because the stand alone building has
4 fronts. The Appearance Commission deemed it appropriate. He also added that
Chase will place trash enclosures at the northeast corner of the parcel.

There were no questions from commissioners or the audience regarding this case.




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Recommendation and Voting

The Plan Commission moved to recommend approval, as amended, of this case based
on positive findings of fact. This motion was approved with a vote of 8 ayes and 0 nays
with one absence.


Motion: O’Donnell Second: Laxpati Absent: Luke

Ayes: 8
Nays: 0




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 DRAIN




 WUP




 WUP




 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 PROPOSED TOUHY MARKETPLACE DEVELOPMENT
 PROJ. ASSOC.:


OF SHEET VILLAGE OF SKOKIE, ILLINOIS

 PRELIMINARY SITE PLAN (ALTERNATE NO. 23)
STAFF REPORT 2012-7P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, March 15, 2012

To: Paul Luke, Chairman, Skokie Plan Commission
From: Carrie Haberstich, AICP, Planner/CDBG Administrator
Re: Special Use Permit: 3636 Touhy Avenue

 Related Cases: 2012-4P: Zoning Map Amendment (from M3 to B2)
 2012-5P: Subdivision (including Lot 3 for this case)
 2012-6P: Planned Development (Touhy Marketplace)
 2012-7P: SUP: 4-Lane Drive-Through
 2012-8P: SUP: 3-Lane Drive-Through
 2012-9P: SUP: Beer, Wine, and Liquor Sales
 2012-10P: SUP: Temp. Seasonal Garden and Plant Material Sales


General Information
Location 3636 Touhy Avenue
Purpose A request for a special use permit for a 4-lane drive-through
 facility for Chase Bank in a B2 Commercial district (see 2012-
 4P) and any relief that may be discovered during the review of
 this case.
Petitioner CSD Touhy, LLC
Size of Site Lot 3 (see 2012-5P) is 34,919 square feet (0.802 acre) with
 172.5 feet of east-west frontage on Touhy Avenue.
Existing Zoning & M3 Industry – Vacant Lot
Land Use
Adjacent Zoning & North Existing: M3 Industry – Vacant Lot
Land Use Proposed: B2 Commercial – Department store, warehouse
 club, or superstore
 South MB Light Manufacturing / Business – Construction material
 sales center (Village of Lincolnwood)
 East Existing: M3 Industry – Vacant Lot
 Proposed: B2 Commercial – general sales or services
 West Existing: M3 Industry – Vacant Lot
 Proposed: B2 Commercial – Bank with a 3-lane drive-
 through facility
Comprehensive Plan The subject site is designated as manufacturing/service
 employment.



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SITE INFORMATION
  This proposal is part of a planned development to be known as Touhy
 Marketplace, located on 5 lots in a B2 Commercial district.
  The site is served by the Pace Bus 290 (Touhy) route.


STAFF ANALYSIS
Petitioner’s Submittal
Clark Street Development, by and through CSD Touhy, LLC, acquired the Subject
Property in July 2011, and has demolished 6 buildings that were in disrepair, removed
in excess of 750 truckloads of piled soil, and removed significant amounts of debris in
an effort to clean up the blighted Subject Property. Clark Street Development worked
closely with the Project’s retailers, its consultants, and Village Staff to develop a plan
that is exciting, visually pleasing, and functional to reposition the Subject Property as an
influential and positively impactful retail/commercial destination in the Village of Skokie.
Currently, retail exists in the eastern Touhy Avenue corridor outside the Village
boundaries. The 195,000 square-foot proposed Project, Touhy Marketplace, will be
anchored by a 150,000 square-foot prototype Walmart, the largest retailer in the world.
In addition, two of the largest US banks, including JPMorgan Chase, will flank the
gateway entrance to the Project. Several other premier retailers and service providers
have expressed a strong interest in becoming complementary uses within the Project as
well.
Specifically, a bank occupied and operated by JPMorgan Chase, with a 4-lane drive-
through facility is proposed to be located in a new 4,335 square-foot building in a lot to
the east of the main Touhy/Lawndale entrance. The 4 remote drive-through lanes will
be located to the east of the building. Vehicles would enter the bank property from the
north or east. The traffic consultant has reviewed the bank property traffic circulation,
including the drive-throughs, in relation to the overall Project, and believes that
sufficient parking, circulation, and stacking has been accommodated. JPMorgan Chase
will implement any necessary operational procedures to insure that stacking of vehicles
within the drive-through lanes will be contained on the bank site and not interfere with
pedestrian or vehicular movements at other locations within the Project.
In the process of developing and maintaining the JPMorgan Chase lot, JPMorgan Chase
shall address important matters pertaining to the public health, safety, morals, and
general welfare such as: access to the property, traffic conditions, roadway and
sidewalk improvements, utilities, and trash/landscaping. To begin, all fencing, walls,
sidewalks, driveways, curbs, wheel stops, parking areas, signage, landscaping,
structures, infrastructure, or other facilities on the bank lot shall be maintained in a
good state of repair, including repair and replacement in a timely manner, when
necessary. In addition, the bank building shall meet current International Building and
NFPA Life Safety Codes.



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Additionally, the Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA) Traffic Study notes the
following:
  20% of site traffic will be pass-by, or traffic generated internally from the
 shopping center or diverted from existing traffic on area roadways.
  Stacking of 4 vehicles per drive-through lane (for a total of 16 vehicles).
  Typical demand at drive-through banks is 1 to 2 vehicles per lane (based on
 KLOA’s observations).
  The bank should provide 14 parking spaces per Village requirements and 17
 parking spaces per the Institute of Transportation Engineers (ITE) requirements.
 The proposed supply of 31 parking spaces will provide an excess of 14 to 17
 parking spaces.
  The parking spaces north of the building should be designated for employee
 parking.
Infrastructure and stormwater management is part of a comprehensive design for the
planned development, and some of this infrastructure passes through Lot 3 parking
area.


Comments
Staff Comment and Review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Engineering Division. All other
departments returned the sheets with no comments.


Engineering Division
The Engineering Division has reviewed the site plan dated March 2, 2012, and traffic
study dated March 5, 2012, and offers the following comments:
 1. Fully dimension the site plan to indicate all parking space widths, aisles,
 driveways, lanes, sidewalk widths, landscape setbacks, etc.
 2. Provide a 7-foot wide sidewalk fronting the north and east sides of the bank
 building [parking areas that need to accommodate bumper overhangs].
 3. Provide the required landscape setback [6 feet] along Touhy Avenue frontage.
All parking spaces provided on-site must be shared. In addition, bicycle parking at a
minimum of 5% of the number of vehicle parking spaces must be provided on-site.
The Engineering Division recommends approval of the proposed development, subject
to finalizing and implementing the aforementioned revisions. Staff desires that a site
plan function efficiently, needed roadway improvements are provided or planned for so
that the street and intersections are not negatively affected now and in the future, and
the needs of the adjacent Southeast Industrial District and the general area are


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addressed. This has been done with this proposed development’s site plan and
proposed roadway/intersection improvements and access system.
The remaining aspects that need to be addressed, and the aspects that need
concurrence, are outlined above. Resubmittal of a revised site plan, when finalized, is
requested. The Illinois Department of Transportation (IDOT) may require certain
changes affecting the site. Since IDOT requires review and approval (of the
improvements to accommodate this proposed development), building permits cannot be
issued until an IDOT permit is received.


Planning Division
The Planning Division recommends approval of the special use permit for a 4-lane drive-
through facility for the proposed bank at 3636 Touhy Avenue. Although the bank is a
permitted use in B2 Commercial, a special use permit is being requested because drive-
through lanes are a special use in the B2 district. This recommendation is subject to
the following:
 1. Excess parking spaces will be shared with other uses in the planned
 development.
 2. Pedestrian circulation will be provided to, from, and through the Subject
 Property. A direct connection from the north sidewalk to the building is
 recommended.
 3. Per the proposed landscape plan dated revised March 2, 2012, one bicycle rack
 accommodating 2 bicycle parking spaces is provided.
 4. Ensure proper handicap access to/from the building and the site.
 5. Design a dumpster enclosure with materials that match the new building.
The proposed building is 21 feet in height and 4,335 gross square feet in area. The
building setback from the widened Touhy right-of-way is 15 feet (a minimum of 6 feet
is required).
Staff calculations identify the need for a minimum of 14.5 parking spaces. A traffic
impact study by KLOA was provided by the petitioner. The petitioner is providing 31
parking spaces and stacking to accommodate 4 cars per drive-through lane, for a total
of 16 drive-through spaces.


APPEARANCE COMMISSION
The petitioner has requested approval of all exterior elevations and signage at the
Appearance Commission meeting to be held on Wednesday, March 14, 2012. The
Appearance Commission members’ recommendation will be provided verbally at the
Plan Commission meeting.
Chase has submitted a sign package for the building and its site. Staff has no
objections to the appearance of any of the signs; however, the STOP, DO NOT ENTER,
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and HANDICAPPED PARKING signs must be replaced with signs that are in compliance
with the State of Illinois Manual for Uniform Traffic Control Devices. Directional signs 30
and 31 on the sign plan are oversized. Staff recommends that the increased number
and size be approved as allowed in Section 82-7(12). Relief is also required from
Section 82-28(b)(1)b to allow wall signs on the north, east, and west sides of the
building in addition to the allowed wall sign on the south side of the building facing
Touhy Avenue. Signs will be subject to final review and approval during the building
permit stage to determine that they do not create a sight distance obstruction.

Additional staff comments regarding the sign package are as follows:
  Since the bank building has 4 “front” facades, the Appearance Commission could
 deem 1 wall sign per façade as appropriate for this location.
  The blue Chase logos at the four building corners must be removed.


STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit to operate 4-
lane drive-through facility at 3636 Touhy Avenue be APPROVED, based upon the
Proposed Positive Findings of Fact and subject to the recommended and standard
special use permit conditions. In addition, staff recommends relief from Section 82-
7(12) to allow the increased number and size of directional signs, and relief from
Section 82-28(b)(1)b to allow wall signs on the north, east, and west sides of the
building in addition to the allowed wall sign on the south side of the building facing
Touhy Avenue.


RECOMMENDED SPECIAL USE CONDITIONS
In addition to the recommended and standard special use permit conditions for cases
2012-4P through 2012-10P, the following shall apply:
1. Prior to a hearing of the subject case before the Board of Trustees, the petitioner
 shall submit a revised Lot 3 Site Plan, addressing the comments from the
 Engineering Division Memo, adding a direct pedestrian connection from the north
 sidewalk to the bank building, and providing a dumpster enclosure with materials to
 match the bank building.
2. Prior to applying for building permits, the petitioner shall submit revised Exterior
 Elevations, including the removal of the individual Chase logos on the 4 building
 corners and addressing any additional requirements of the Appearance Commission.


STANDARD SPECIAL USE PERMIT CONDITIONS
Site and Use
3. The petitioner shall develop the Subject Property in substantial conformance with
VOSDOCS-#398274-v2-Staff_Report_-_2012-7P_-_Special_Use_Permit__3636_Touhy_Avenue

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 the final Village approved site plans dated [to be inserted], engineering plans dated
 [to be inserted], landscape plans dated [to be inserted], sign plans dated [to be
 inserted], and building elevations dated [to be inserted]. (Standard)
4. The proposed development shall have a maximum floor area of 4,335 square feet.
 (Standard)




Parking
5. The proposed development shall have a minimum of 15 off-street parking spaces
 including 1 handicapped parking space. Additional parking spaces shall be available
 for use by the shopping center tenants. (Standard)
6. The handicapped parking spaces shall be installed and maintained in compliance with
 State of Illinois Accessibility Standards and the Skokie Village Code. (Standard)
7. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
8. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing. (Standard)


Drive-through
9. The petitioner shall implement any necessary operational improvements to ensure
 that stacking of vehicles within the drive-through facility will be contained on-site
 and not impede or obstruct pedestrian or vehicular movements. (Standard)


ATTACHMENTS
1. Proposed Positive Findings of Fact for 2012-07P
2. Appendix #5: Petition for Special Use Permit/Site Plan Approval Effects of
 Proposed Uses Narrative: Chase Bank with Drive-Through Facility, dated
 February 10, 2012
3. Floor and Drive-Through Plan, dated February 8, 2012
4. Exterior Elevations, dated February 7, 2012
5. Sign Package by NW Sign Industries, dated March 9, 2012
6. On-Site Traffic Evaluation for Lot 3, dated February 6, 2012
7. Land Use and Zoning Map by the Planning Division, titled “2012-7P”




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Proposed Positive Findings of Fact 2012-7P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, March 15, 2012

1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the pubic health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.

 Findings A new bank use with drive-through lanes will not endanger the
 public health, safety, morals, or general welfare. The building, site
 plan, and use will contribute to the community by providing
 convenient financial services for motor vehicles, pedestrians, and
 bicyclists.



2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.

 Findings The proposed bank and drive-through facility will not substantially
 change the character of the neighborhood, since they are located
 along a commercial corridor. The proposed development will not
 have an adverse affect upon adjacent property or property values in
 the neighborhood. In addition, the traffic conditions will be
 negligible compared to the overall volumes for the Touhy
 Marketplace development.



3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.

 Findings The proposed bank and drive-through have been designed to
 accommodate the adjacent properties by working with the on-site
 circulation system of Touhy Marketplace, including sidewalks for
 pedestrians and shared parking with the other adjacent uses.




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4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The B2 Commercial district is established to accommodate the
 needs of a larger consumer population than that serviced by B1
 Service Commercial district, and whose service area may extend
 outside the immediate neighborhood of the facility. A bank with
 drive-through lanes can service both the neighborhood and the
 community at-large.



5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings The site is designated as manufacturing/service employment in the
 Comprehensive Plan. Although the proposed use does not conform
 to the general intent of the Comprehensive Plan, a determination
 has been made that the site is better suited for a commercial use,
 and a change from M3 Industry to B2 Commercial is recommended
 in Case 2012-4P.




VOSDOCS-#398274-v2-Staff_Report_-_2012-7P_-_Special_Use_Permit__3636_Touhy_Avenue

 8 of 8
 CENTRAL PARK AVE.
 AVE. AVE. AVE.

 M3 M3 M3 AVENUE


 MONTICELLO
 M3



 RIDGEWAY LAWNDALE
 INDUSTRY INDUSTRY INDUSTRY INDUSTRY

 M3
 INDUSTRY
 AVENUE
 CHASE



 M3


 M3 SUBJECT SITE
 INDUSTRY
 B2
 COMMERCIAL

 UIS M3
 B2
 LO INDUSTRY
 ST.
 VILLAGE OF SKOKIE AVENUE
 TOUHY VILLAGE OF LINCOLNWOOD




RIDGEWAY AVE. LAWNDALE AVE.
 M HOME IMPROVEMENT CENTER
 M
 MANUFACTURING MANUFACTURING

 NORTH


 2012-7P: Special Use Permit: 3636 Touhy Avenue
PLAN COMMISSION REPORT 2012-8P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, April 16, 2012


To: Mayor and Board of Trustees
From: Paul Luke, Plan Commission Chairperson
Case: 2012-8P: Special Use Permit
 3654 Touhy Avenue (3-lane drive-through facility)
 Touhy Marketplace
 Related Cases: 2012-4P: Zoning Map Amendment (from M3 to B2)
 2012-5P: Subdivision (including Lot 3 for this case)
 2012-6P: Planned Development (Touhy Marketplace)
 2012-7P: SUP: 4-Lane Drive-Through
 2012-8P: SUP: 3-Lane Drive-Through
 2012-9P: SUP: Beer, Wine, and Liquor Sales
 2012-10P: SUP: Temp. Seasonal Garden and Plant Material Sales

PLAN COMMISSION ANALYSIS
During its March 15, 2012, meeting, the Plan Commission heard a request from Clark
Street Development, by and through CSD Touhy, LLC, for a bank with a 3-lane drive-
through facility at 3654 Touhy Avenue, and for any relief that may be discovered during
the review of the case.
The proposal is located on Lot 2 and is part of the larger proposed Touhy Marketplace
development, anchored by Walmart (Lot 1). Other potential occupants of Touhy
Marketplace include Chase Bank with a 4-lane drive-through facility (Lot 3), smaller
retail tenants (Lot 4), and a medical office building (Lot 5).
Although a bank is a permitted use in B2 Commercial, a special use permit is being
requested because drive-through lanes are a special use in the B2 district.
A bank with a 3-lane drive-through facility (the occupant of which cannot currently be
disclosed) is to be located in a new 4,323 square-foot building in a lot to the west of the
main Touhy/Lawndale entrance. The 3 drive-through lanes and bypass lane will be
located to the east of the building. Vehicles would enter the bank property from the
north. The traffic consultant has reviewed the bank property traffic circulation,
including the drive-throughs, in relation to the overall Project and believes that
sufficient parking, circulation, and stacking has been accommodated. The bank shall
implement any necessary operational procedures to insure that stacking of vehicles
within the drive-through lanes will be contained on the bank site and not interfere with
pedestrian or vehicular movements at other locations within the Project.
The petitioner is providing 19 parking spaces (a minimum of 14 is required), and drive-
through stacking of 5 vehicles for the left, 4 vehicles for the middle, and 3 vehicles for
the right drive-through lanes (for a total of 12 vehicles) is provided.




VOSDOCS-#400882-v1-Master_Plan_Commission_Report_for_2012-8P_-_Special_Use_Permit_for_a_3-Lane_Drive-Through_Facility.DOC 1
The overall Touhy Marketplace development will operate as one entity; therefore, items
such as driveway access, motor vehicle and pedestrian circulation, and motor vehicle
and bicycle parking, will be shared.
The petitioner is in agreement to the recommended conditions of adding a pedestrian
connection with Wendy’s as well as adding a direct connection from Touhy Avenue to
the south of the bank building.
Staff recommended approval of the proposed 4-lane drive-through facility subject to
conditions being addressed. The Plan Commission concurred with the staff
recommendation.


APPEARANCE COMMISSION
Since no occupant has been specifically identified for this location, the Appearance
Commission will review the building, signage, and landscape design at a later date.


INTERESTED PARTIES
Legal notice was properly posted, advertised, and delivered as prescribed by the Zoning
Ordinance. There were no questions from commissioners or the audience regarding
this case.


PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommended, by a vote of 8 ayes and 0 nays with one absence,
that the petitioner’s request for a special use permit for a 3-lane drive-through facility at
3654 Touhy Avenue be APPROVED, subject to the attached Plan Commission Positive
Findings of Fact and Plan Commission Recommended Conditions listed below.


ATTACHMENTS
1. Plan Commission Positive Findings of Fact for 2012-8P, dated April 16, 2012
2. Plan Commission Recommended Conditions for 2012-8P, dated April 16, 2012
3. Plan Commission Meeting Minutes dated March 15, 2012
4. Master Site Plan, dated April 4, 2012
5. Staff Report and Select Attachments for 2012-8P, dated March 15, 2012




VOSDOCS-#400882-v1-Master_Plan_Commission_Report_for_2012-8P_-_Special_Use_Permit_for_a_3-Lane_Drive-Through_Facility.DOC 2
Plan Commission
Positive Findings of Fact 2012-8P: Special Use Permit
Community Development Department Council Chambers, 8:00 PM, April 16, 2012


1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the pubic health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.

 Findings A new bank use with drive-through lanes will not endanger the
 public health, safety, morals, or general welfare. The building, site
 plan, and use will contribute to the community by providing
 convenient financial services for motor vehicles, pedestrians, and
 bicyclists.



2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.

 Findings The proposed bank and drive-through facility will not substantially
 change the character of the neighborhood, since they are located
 along a commercial corridor. The proposed development will not
 have an adverse affect upon adjacent property or property values in
 the neighborhood. In addition, the traffic conditions will be
 negligible compared to the overall volumes for the Touhy
 Marketplace development.




VOSDOCS-#400882-v1-Master_Plan_Commission_Report_for_2012-8P_-_Special_Use_Permit_for_a_3-Lane_Drive-Through_Facility.DOC 3
3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.

 Findings The proposed bank and drive-through have been designed to
 accommodate the adjacent properties by working with the on-site
 circulation system of Touhy Marketplace, including sidewalks for
 pedestrians and shared parking with the other adjacent uses.



4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The B2 Commercial district is established to accommodate the
 needs of a larger consumer population than that serviced by B1
 Service Commercial district, and whose service area may extend
 outside the immediate neighborhood of the facility. A bank with
 drive-through lanes can service both the neighborhood and the
 community at-large.



5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings The site is designated as manufacturing/service employment in the
 Comprehensive Plan. Although the proposed use does not conform
 to the general intent of the Comprehensive Plan, a determination
 has been made that the site is better suited for a commercial use,
 and a change from M3 Industry to B2 Commercial is recommended
 in Case 2012-4P.




VOSDOCS-#400882-v1-Master_Plan_Commission_Report_for_2012-8P_-_Special_Use_Permit_for_a_3-Lane_Drive-Through_Facility.DOC 4
Plan Commission
Recommended Conditions 2012-8P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, April 16, 2012


In addition to the recommended and standard special use permit conditions for cases
2012-4P through 2012-10P, the following shall apply:
1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plan dated April 4, 2012, and return for a future public
 hearing process to receive approval for building elevations, sign plans, and
 landscape plans.


STANDARD SPECIAL USE PERMIT CONDITIONS
Site and Use
2. The proposed development shall have a maximum floor area of 4,323 square feet.
 (Standard)

Parking
3. The proposed development shall have a minimum of 14 off-street parking spaces
 including 1 handicapped parking space. Additional spaces shall be available for use
 by shopping center tenants. (Standard)
4. The handicapped parking spaces shall be installed and maintained in compliance with
 State of Illinois Accessibility Standards and the Skokie Village Code. (Standard)
Governance
5. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
6. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing. (Standard)


Drive-through
7. The petitioner shall implement any necessary operational improvements to ensure
 that stacking of vehicles within the drive-through facility will be contained on-site
 and not impede or obstruct pedestrian or vehicular movements. (Standard)




VOSDOCS-#400882-v1-Master_Plan_Commission_Report_for_2012-8P_-_Special_Use_Permit_for_a_3-Lane_Drive-Through_Facility.DOC 5
 Plan Commission Meeting Minutes
 Date: March 15, 2012

For this meeting, Chairman Paul Luke was absent; the meeting was chaired by Vice-
Chairman, Larry Stasica. A motion to approve the minutes of the March 1, 2012
meeting was made by Plan Commissioner Marek and seconded by Commissioner
Mitchell. All voted aye.

Case Description

2012-8P – Special Use Permit: 3654 Touhy Avenue
CSD Touhy, LLC, requests a special use permit for a 3-lane drive-through facility for a
bank in a B2 Commercial district and any relief that may be discovered during the
review of this case.


Discussion and Interested Parties

Legal Notice was properly posted, advertised, and delivered to all property owners in
the area of the subject site as prescribed by the Zoning Chapter.

Mr. Steven Elrod of the law offices of Holland & Knight, Peter Eisenberg of Clark Street
Development, civil engineers Tracy Richard of Manhard and Bernie Bono of Bono
Consulting, Inc., landscape architect, Nicholas Patera of Teska, architects Mike
Fitzgerald from OKW, Richard Hayes from Reisberger, Inc., Tim Meseck from TAP spoke
on the Chase Bank signage, and Luay Aboona, traffic consultant from KLOA all gave
testimony regarding the Touhy Marketplace cases.

An unnamed bank will be located in a lot flanking the west side of the main
Touhy/Lawndale entrance. The 3-lane drive-through facility will be situated on the east
side of the building. Although the bank is a permitted use in a B2 district, a special use
is required because of the drive-through lanes.

The petitioner is in agreement to the recommended conditions of adding a pedestrian
connection with Wendy’s as well as adding a direct connection from Touhy Avenue to
the south of the bank building.

There were no questions from commissioners or the audience regarding this case.


Recommendation and Voting

The Plan Commission moved to recommend approval of this case based on positive
findings of fact. This motion was approved with a vote of 8 ayes and 0 nays with one
absence.



VOSDOCS-#400882-v1-Master_Plan_Commission_Report_for_2012-8P_-_Special_Use_Permit_for_a_3-Lane_Drive-Through_Facility.DOC 6
Motion: Paradise Second: Mitchell Absent: Luke

Ayes: 8
Nays: 0




VOSDOCS-#400882-v1-Master_Plan_Commission_Report_for_2012-8P_-_Special_Use_Permit_for_a_3-Lane_Drive-Through_Facility.DOC 7
 DRAIN




 WUP




 WUP




 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 PROPOSED TOUHY MARKETPLACE DEVELOPMENT
 PROJ. ASSOC.:


OF SHEET VILLAGE OF SKOKIE, ILLINOIS

 PRELIMINARY SITE PLAN (ALTERNATE NO. 23)
STAFF REPORT 2012-8P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, March 15, 2012

To: Paul Luke, Chairman, Skokie Plan Commission
From: Carrie Haberstich, AICP, Planner/CDBG Administrator
Re: Special Use Permit: 3654 Touhy Avenue

 Related Cases: 2012-4P: Zoning Map Amendment (from M3 to B2)
 2012-5P: Subdivision (including Lot 3 for this case)
 2012-6P: Planned Development (Touhy Marketplace)
 2012-7P: SUP: 4-Lane Drive-Through
 2012-8P: SUP: 3-Lane Drive-Through
 2012-9P: SUP: Beer, Wine, and Liquor Sales
 2012-10P: SUP: Temp. Seasonal Garden and Plant Material Sales


General Information
Location 3654 Touhy Avenue
Purpose A request for a special use permit for a 3-lane drive-through
 facility for a bank in a B2 Commercial district (see 2012-4P) and
 any relief that may be discovered during the review of this
 case.
Petitioner CSD Touhy, LLC
Size of Site Lot 2 (see 2012-5P) is 25,475 square feet (0.585 acre) with
 101.06 feet of east-west frontage on Touhy Avenue.
Existing Zoning & M3 Industry – Vacant Lot
Land Use
Adjacent Zoning & North Existing: M3 Industry – Vacant Lot
Land Use Proposed: B2 Commercial – Department store, warehouse
 club, or superstore
 South MB Light Manufacturing / Business – Mail order or direct
 selling establishment (Village of Lincolnwood)
 East Existing: M3 Industry – Vacant Lot
 Proposed: B2 Commercial – Bank with a 4-lane drive-
 through facility
 West B2 Commercial – Restaurant, limited service – with drive-
 through
Comprehensive Plan The subject site is designated as manufacturing/service
 employment.




VOSDOCS-#398501-v1-Staff_Report_-_2012-8P_-_Special_Use_Permit__3654_Touhy_Avenue
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SITE INFORMATION
  This proposal is part of a planned development to be known as Touhy
 Marketplace, located on 5 lots in a B2 Commercial district.
  The site is served by the Pace Bus 290 (Touhy) route.
  No bicycle facilities are planned along the Touhy Avenue corridor per the Village
 of Skokie Bicycle Facility Plan; however, nearby east-west connections in the
 area will be a 1/4-mile to the north on Howard Street and 3/8-mile in the Village
 of Lincolnwood, south of the Lincolnwood Town Center, along the Northeast
 Parkway.

STAFF ANALYSIS
Petitioner’s Submittal
Clark Street Development, by and through CSD Touhy, LLC, acquired the Subject
Property in July 2011, and has demolished 6 buildings that were in disrepair, removed
in excess of 750 truckloads of piled soil, and removed significant amounts of debris in
an effort to clean up the blighted Subject Property. Clark Street Development worked
closely with the Project’s retailers, its consultants, and Village Staff to develop a plan
that is exciting, visually pleasing, and functional to reposition the Subject Property as an
influential and positively impactful retail/commercial destination in the Village of Skokie.
Currently, retail exists in the eastern Touhy Avenue corridor outside the Village
boundaries. The 195,000 square-foot proposed Project, Touhy Marketplace, will be
anchored by a 150,000 square-foot prototype Walmart, the largest retailer in the world.
In addition, two of the largest US banks, including JPMorgan Chase, will flank the
gateway entrance to the Project. Several other premier retailers and service providers
have expressed a strong interest in becoming complementary uses within the Project as
well.
Specifically, a proposed bank with a 3-lane drive-through facility (the occupant of which
cannot be currently be disclosed) is to be located in a new 4,323 square-foot building in
a lot to the west of the main Touhy/Lawndale entrance. The 3 drive-through lanes and
bypass lane will be located to the east of the building. Vehicles would enter the bank
property from the north. The traffic consultant has reviewed the bank property traffic
circulation, including drive-throughs, in relation to the overall Project and believes that
sufficient parking, circulation, and stacking has been accommodated. The bank shall
implement any necessary operational procedures to insure that stacking of vehicles
within the drive-through lanes will be contained on the bank site and not interfere with
pedestrian or vehicular movements at other locations within the Project.
In the process of developing and maintaining the lot, the bank shall address important
matters pertaining to the public health, safety, morals, and general welfare such as:
access to the property, traffic conditions, roadway and sidewalk improvements, utilities,
and trash/landscaping. All fencing, walls, sidewalks, driveways, curbs, wheel stops,
parking areas, signage, landscaping, structures, infrastructure, or other facilities on the
bank lot shall be maintained in a good state of repair, including repair and replacement


VOSDOCS-#398501-v1-Staff_Report_-_2012-8P_-_Special_Use_Permit__3654_Touhy_Avenue
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in a timely manner, when necessary. In addition, the bank building shall meet current
International Building and NFPA Life Safety Codes.
Additionally, the Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA) Traffic Study notes the
following:
  20% of site traffic will be pass-by, or traffic generated internally from the
 shopping center or diverted from existing traffic on area roadways.
  The proposed one-way circulation within the bank will be adequate to serve the
 bank and will reduce the number of internal conflict points.
  Exiting movements from the bank’s access drive should be under stop sign
 control.
  Stacking of 5 vehicles in left, 4 vehicles in middle, and 3 vehicles in right drive-
 through lanes (for a total of 12 vehicles) is provided.
  Typical demand at drive-through banks is 1 to 2 vehicles per lane (based on
 KLOA’s observations).
  The bank should provide 14 parking spaces per Village requirements and 17
 parking spaces per the Institute of Transportation Engineers (ITE) requirements.
 The proposed supply of 19 parking spaces will provide an excess of [2] to [5]
 parking spaces.
  The proposed drive-through stacking and number of parking spaces will be
 adequate to accommodate peak drive-through and parking demands.
  The parking spaces north of the building should be designated for employee
 parking.
Infrastructure and stormwater management is part of a comprehensive design for the
planned development, and some of this infrastructure passes through the Lot 2 parking
area.


Comments
Staff Comment and Review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Engineering Division. All other
departments returned the sheets with no comments.


Engineering Division
The Engineering Division has reviewed the site plan dated March 9, 2012, and traffic
study dated March 9, 2012, and offers the following comments:
 1. The Lot 2 area site plan as submitted on the master submitted site plan needs to
 be modified, with dimensions, following the latest site plan in the On-Site Traffic
 Evaluation for Lot 2 dated March 9, 2012.


VOSDOCS-#398501-v1-Staff_Report_-_2012-8P_-_Special_Use_Permit__3654_Touhy_Avenue
 3 of 8
 2. The bank needs to provide a sidewalk connection to the Touhy Avenue public
 sidewalk near the traffic signal.
 3. A sidewalk connection is recommended to be provided to the Wendy’s property.
 Coordination with a Wendy’s restaurant representative will be needed.
 4. Provide landscape buffer with a minimum width of 4 feet on the west side of the
 property and 3 feet on the east side of the property.
 5. The drives on both sides of the bank can be reduced to 14 feet wide to
 accommodate the above comment and are to flow one-way.
 6. The sidewalk south of the bank building must be 7 feet wide, and the sidewalk to
 the north side of the building must be a minimum of 3 feet wide.
 7. Correct the handicapped spaces layout, an aisle cannot be shared.
 8. Provide a bicycle rack near the bank entrance.
All parking spaces provided on-site must be shared. In addition, bicycle parking at a
minimum of 5% of the number of vehicle parking spaces must be provided on-site.
The Engineering Division recommends approval of the proposed development, subject
to finalizing and implementing the aforementioned revisions. Staff desires that a site
plan function efficiently, needed roadway improvements are provided or planned for so
that the street and intersections are not negatively affected now and in the future, and
the needs of the adjacent Southeast Industrial District and the general area are
addressed. This has been done with this proposed development’s site plan and
proposed roadway/intersection improvements and access system.
The remaining aspects that need to be addressed, and the aspects that need
concurrence, are outlined above. Resubmittal of a revised site plan, when finalized, is
requested. The Illinois Department of Transportation (IDOT) may require certain
changes affecting the site. Since IDOT requires review and approval (of the
improvements to accommodate this proposed development), building permits cannot be
issued until an IDOT permit is received.


Planning Division
The Planning Division recommends approval of the special use permit for a 3-lane drive-
through facility for the proposed unnamed bank at 3654 Touhy Avenue. Although the
bank is a permitted use in B2 Commercial, a special use permit is being requested
because drive-through lanes are a special use in the B2 district. This recommendation
is subject to the following:
 1. Excess parking spaces will be shared with other uses in the planned
 development.
 2. Pedestrian circulation will be provided to and from the Subject Property. A direct
 connection from the north sidewalk to the building is provided; however, a
 pedestrian access from the Lawndale intersection to the bank on Lot 2 is


VOSDOCS-#398501-v1-Staff_Report_-_2012-8P_-_Special_Use_Permit__3654_Touhy_Avenue
 4 of 8
 recommended via a sidewalk between the Lawndale driveway the bank’s south
 parking area with a pedestrian crosswalk south of the drive-through lanes.
 3. A pedestrian connection across the Lot 2 entrance driveway to the common
 property boundary with Wendy’s is recommended to facilitate walking between
 Wendy’s and the Touhy Marketplace development.
 4. Per the proposed landscape plan dated revised March 2, 2012, one bicycle rack
 accommodating 2 bicycle parking spaces is provided.
 5. Ensure proper handicap access to/from the building and the site.
 6. Design a dumpster enclosure with materials that match the new building.
The proposed building is 4,323 gross square feet in area. The building setback from
the widened Touhy Avenue right-of-way is 70 feet (a minimum of 6 feet is required).
Staff calculations identify the need for a minimum of 14.4 parking spaces. A traffic
impact study by KLOA was provided by the petitioner. The petitioner is providing 19
parking spaces and stacking to accommodate a total of 12 drive-through spaces.


APPEARANCE COMMISSION
This item will be reviewed at a future Appearance Commission meeting.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit to operate 3-
lane drive-through facility at 3654 Touhy Avenue be APPROVED, based upon the
Proposed Positive Findings of Fact and subject to the recommended and standard
special use permit conditions.


RECOMMENDED SPECIAL USE CONDITIONS
In addition to the recommended and standard special use permit conditions for cases
2012-4P through 2012-10P, the following shall apply:
1. Prior to a hearing of the subject case before the Board of Trustees, the petitioner
 shall submit a revised Lot 2 Site Plan, addressing the comments from the
 Engineering Division Memo, adding a direct pedestrian connection from the Touhy
 Avenue public sidewalk to the south of the bank building, providing a dumpster
 enclosure with materials to match the bank building, and submitting building
 elevations, landscaping, and signage designs to the Appearance Commission for
 review and approval.
2. Prior to applying for building permits, the petitioner shall submit any revised Exterior
 Elevations that address the requirements of the Appearance Commission.
3. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated [to be inserted], and return for a future

VOSDOCS-#398501-v1-Staff_Report_-_2012-8P_-_Special_Use_Permit__3654_Touhy_Avenue
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 public hearing process to receive approval for engineering plans, landscape plans,
 sign plans, and building elevations.


STANDARD SPECIAL USE PERMIT CONDITIONS
Site and Use
4. The proposed development shall have a maximum floor area of 4,323 square feet.
 (Standard)




Parking
5. The proposed development shall have a minimum of 14 off-street parking spaces
 including 1 handicapped parking space. Additional spaces shall be available for use
 by shopping center tenants. (Standard)
6. The handicapped parking spaces shall be installed and maintained in compliance with
 State of Illinois Accessibility Standards and the Skokie Village Code. (Standard)


Governance
7. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
8. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing. (Standard)


Drive-through
9. The petitioner shall implement any necessary operational improvements to ensure
 that stacking of vehicles within the drive-through facility will be contained on-site
 and not impede or obstruct pedestrian or vehicular movements. (Standard)


ATTACHMENTS
1. Proposed Positive Findings of Fact for 2012-08P
2. Appendix #6: Petition for Special Use Permit/Site Plan Approval Narrative: Bank
 with Drive-Through Facility, dated February 10, 2012
3. On-Site Traffic Evaluation for Lot 2 with Site Plan, dated March 9, 2012
4. Land Use and Zoning Map by the Planning Division, titled “2012-8P”


VOSDOCS-#398501-v1-Staff_Report_-_2012-8P_-_Special_Use_Permit__3654_Touhy_Avenue
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Proposed Positive Findings of Fact 2012-8P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, March 15, 2012

1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the pubic health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.

 Findings A new bank use with drive-through lanes will not endanger the
 public health, safety, morals, or general welfare. The building, site
 plan, and use will contribute to the community by providing
 convenient financial services for motor vehicles, pedestrians, and
 bicyclists.



2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.

 Findings The proposed bank and drive-through facility will not substantially
 change the character of the neighborhood, since they are located
 along a commercial corridor. The proposed development will not
 have an adverse affect upon adjacent property or property values in
 the neighborhood. In addition, the traffic conditions will be
 negligible compared to the overall volumes for the Touhy
 Marketplace development.



3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.

 Findings The proposed bank and drive-through have been designed to
 accommodate the adjacent properties by working with the on-site
 circulation system of Touhy Marketplace, including sidewalks for
 pedestrians and shared parking with the other adjacent uses.




VOSDOCS-#398501-v1-Staff_Report_-_2012-8P_-_Special_Use_Permit__3654_Touhy_Avenue
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4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The B2 Commercial district is established to accommodate the
 needs of a larger consumer population than that serviced by B1
 Service Commercial district, and whose service area may extend
 outside the immediate neighborhood of the facility. A bank with
 drive-through lanes can service both the neighborhood and the
 community at-large.



5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings The site is designated as manufacturing/service employment in the
 Comprehensive Plan. Although the proposed use does not conform
 to the general intent of the Comprehensive Plan, a determination
 has been made that the site is better suited for a commercial use,
 and a change from M3 Industry to B2 Commercial is recommended
 in Case 2012-4P.




VOSDOCS-#398501-v1-Staff_Report_-_2012-8P_-_Special_Use_Permit__3654_Touhy_Avenue
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 CENTRAL PARK AVE.
 AVE. AVE. AVE.

 M3 M3 M3 AVENUE


 MONTICELLO
 M3



 RIDGEWAY LAWNDALE
 INDUSTRY INDUSTRY INDUSTRY INDUSTRY

 M3
 INDUSTRY
 AVENUE
 CHASE



 M3

 SUBJECT SITE
 M3
 INDUSTRY
 B2
 COMMERCIAL

 UIS M3
 B2
 LO INDUSTRY
 ST.
 VILLAGE OF SKOKIE AVENUE
 TOUHY VILLAGE OF LINCOLNWOOD




RIDGEWAY AVE. LAWNDALE AVE.
 M HOME IMPROVEMENT CENTER
 M
 MANUFACTURING MANUFACTURING

 NORTH


 2012-8P: Special Use Permit: 3654 Touhy Avenue
PLAN COMMISSION REPORT 2012-9P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM April 16, 2012


To: Mayor and Board of Trustees
From: Paul Luke, Chairman
Case: 2012-9P: Special Use Permit
 Special use permit for packaged beer, wine, and liquor sales at 3626 Touhy
 Avenue

 Related Cases – 2012-4P: Zoning Map Amendment
 2012-5P: Subdivision
 2012-6P: Site Plan Approval for a Planned Development
 2012-7P: Special Use Permit
 2012-8P: Special Use Permit
 2012-10P: Special Use Permit

PLAN COMMISSION ANALYSIS
At its March 15, 2012 meeting, the Plan Commission heard the request of CSD Touhy,
LLC, for a special use permit for packaged beer, wine, and liquor sales at the proposed
Walmart, to be located at 3626 Touhy Avenue, in a B2 Commercial district.
The sale of packaged alcoholic beverages is common at other big box discount retailers
and grocery stores in the area. Currently, there is only 1 other business in the B2
district where packaged beer, wine, and liquor are permitted to be sold with a special
use permit, and that business is located adjacent to a residentially-zoned district. Other
businesses in the B2 district where packaged beer, wine, and liquor sales occur began
operating prior to the special use permit requirement. The subject site is not adjacent
to any residentially-zoned district and is entirely surrounded by commercial and
industrial uses. The hours of the sale of all packaged beer, wine, and liquor shall be in
accordance with all state and local laws.
The Plan Commission concurred with the staff recommendation to grant the special use
permit subject to conditions. A commissioner asked the petitioner whether the sale of
liquor would be limited to a certain amount, or whether the special use permit gave
Walmart the ability to sell as much or as little as they wanted. The petitioner
responded that, as he understood the matter, the special use permit was required in
order to allow Walmart to sell packaged beer, wine, and liquor, but did not regulate
how much could be sold since that was a matter addressed by Village Code.
The commissioner also asked if there was any discussion with Walmart regarding the
percentage of their floor space used for liquor sales. Staff replied that the permit
request was to allow the sale of alcohol, not to regulate the quantity of liquor that could
be sold. Over the past 10 years, the Village’s Liquor Commissioner has controlled the
sale process and the special use permit is used to control site issues. The Plan

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Commission does not have the authority to regulate the amount of liquor that can be
sold on any given premises.


INTERESTED PARTIES
Legal notice was properly posted, advertised, and delivered to all property owners in
the area of the subject site and all occupants within the subject site as prescribed by
the Zoning Chapter. No interested parties spoke regarding this case.


APPEARANCE COMMISSION
Appearance Commission review is not required.


PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommends by a vote of 8 ayes and 0 nays, with 1 member
absent, that the petitioner’s request for a special use permit for packaged, beer, wine,
and liquor sales at 3626 Touhy Avenue be APPROVED, subject to the recommended
conditions.


ATTENDANCE AYES NAYS ABSENT
 Marek X
 O’Donnell X
 Stasica X
 Paradise (Second) X
 Carandang X
 Laxpati (Moved) X
 Berman X
 Mitchell X
 Luke X

ATTACHMENTS
1. Proposed Positive Findings of Fact for 2012-9P
2. Staff Report, dated March 15, 2012
3. Land Use and Zoning Map




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PLAN COMMISSION
RECOMMENDED CONDITIONS 2012-9P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, April 16, 2012


RECOMMENDED CONDITIONS FOR APPROVAL
1. The special use permit shall be applicable to Walmart only.
2. The petitioners shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
3. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked.
4. The petitioners shall pay all costs related to any hearings conducted as a result of
 non-compliance with any of the provisions of the enabling ordinance. The costs
 shall include but not be limited to court reporter fees, attorney fees, and staff time
 required researching and conducting said hearing.




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PLAN COMMISSION
POSITIVE FINDINGS OF FACT 2012-9P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, April 16, 2012


1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the public health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.
 Findings The proposed sale of packaged, beer, wine, and liquor will not be
 detrimental to or endanger the public health, safety, morals, or
 general welfare. The sale of packaged alcoholic beverages is
 common at other big box discount retailers and grocery stores in
 the area.
2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.
 Findings The proposed sale of packaged, beer, wine, and liquor will not have
 an adverse impact upon or change the character of the
 neighborhood. The subject site is not adjacent to any residentially-
 zoned district and is entirely surrounded by commercial and
 industrial uses.
3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.
 Findings The proposed sale of packaged, beer, wine, and liquor will take
 place entirely within the confines of the Walmart building and will
 have no impact upon the development and use of neighboring
 property.




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4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The proposed sale of packaged, beer, wine, and liquor is not
 contrary to the primary purpose of the B2 Commercial district.
5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings Although the site is designated as manufacturing/service
 employment in the Comprehensive Plan, the overall area is trending
 toward more retail-oriented uses on both the north and south sides
 of Touhy Avenue.




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STAFF REPORT 2012-9P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, March 15, 2012


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Case: 2012-9P: Special Use Permit
 3626 Touhy Avenue
 Packaged beer, wine, and liquor sales

 Related Cases – 2012-4P: Zoning Map Amendment
 2012-5P: Subdivision
 2012-6P: Site Plan Approval for a Planned Development
 2012-7P: Special Use Permit
 2012-8P: Special Use Permit
 2012-10P: Special Use Permit

General Information
Location 3626 Touhy Avenue
Purpose Special use permit for packaged beer, wine, and liquor sales
Petitioner CSD Touhy, LLC
Size of Site Approximately 440,165 square feet (10.105 acres) with 116.01
 feet of frontage on Touhy Avenue, 807.63 feet of frontage on
 Chase Avenue, and 133.16 feet of frontage on St. Louis Avenue.
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2012-4P – vacant undeveloped property
Adjacent Zoning & North M3 Industry – mixed industrial uses, school bus
Land Use transportation company
 South MB Light Manufacturing/Business (Village of
 Lincolnwood) – home improvement center, mixed
 industrial uses
 East M3 Industry – abandoned railroad right-of-way, mixed
 industrial uses
 West M3 Industry – mixed industrial uses
 B2 Commercial – fast-food restaurant
Comprehensive Plan The site is designated as manufacturing/service employment.




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SITE INFORMATION
• Public sidewalks are located along Touhy Avenue, St. Louis Avenue and Chase
 Avenue. There is no sidewalk present along the Touhy Avenue and Chase Avenue
 sides of the property at 3610 Touhy Avenue.
• Overhead utilities run along a portion of the south side of the subject site along
 Touhy Avenue and a portion of the east side of the subject site along St. Louis
 Avenue.
• The site is served by the Pace 290 Touhy Avenue bus.
• The site has been recently cleared of all buildings.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioners are requesting a special use permit for packaged, beer, wine, and liquor
sales at the proposed Walmart, to be located at 3626 Touhy Avenue, in a B2
Commercial district. The Walmart store will be located in the proposed Touhy
Marketplace shopping center (case 2012-6P).
Comments
Staff Comment and Review sheets were sent to all pertinent departments. All
departments returned the sheets with no comments regarding the subject case.
Planning Division
The Planning Division recommends approval of the special use permit for packaged
beer, wine, and liquor sales. The sale of packaged alcoholic beverages is common at
other big box discount retailers and grocery stores in the area. Currently, there is only
1 other business in the B2 district where packaged beer, wine, and liquor are permitted
to be sold with a special use permit, and that business is located adjacent to a
residentially-zoned district. Other locations where packaged beer, wine, and liquor
sales occur in the B2 district began operating prior to the special use permit
requirement. The subject site is not adjacent to any residentially-zoned district and is
entirely surrounded by commercial and industrial uses. The hours of the sale of all
packaged beer, wine, and liquor shall be in accordance with all state and local laws.

APPEARANCE COMMISSION
Appearance Commission review is not required.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for packaged,
beer, wine, and liquor sales at 3626 Touhy Avenue be APPROVED, based upon the

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Proposed Positive Findings of Fact and subject to the recommended and standard
special use permit conditions.

RECOMMENDED SPECIAL USE CONDITIONS
1. The special use permit shall be applicable to Walmart only.
2. The petitioners shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
3. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked.
4. The petitioners shall pay all costs related to any hearings conducted as a result of
 non-compliance with any of the provisions of the enabling ordinance. The costs
 shall include but not be limited to court reporter fees, attorney fees, and staff time
 required researching and conducting said hearing.

ATTACHMENTS
1. Proposed Positive Findings of Fact for 2012-9P
2. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2012-9P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, March 15, 2012


1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the public health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.
 Findings The proposed sale of packaged, beer, wine, and liquor will not be
 detrimental to or endanger the public health, safety, morals, or
 general welfare. The sale of packaged alcoholic beverages is
 common at other big box discount retailers and grocery stores in
 the area.
2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.
 Findings The proposed sale of packaged, beer, wine, and liquor will not have
 an adverse impact upon or change the character of the
 neighborhood. The subject site is not adjacent to any residentially-
 zoned district and is entirely surrounded by commercial and
 industrial uses.
3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.
 Findings The proposed sale of packaged, beer, wine, and liquor will take
 place entirely within the confines of the Walmart building and will
 have no impact upon the development and use of neighboring
 property.
4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The proposed sale of packaged, beer, wine, and liquor is not
 contrary to the primary purpose of the B2 Commercial district.
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5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings Although the site is designated as manufacturing/service
 employment in the Comprehensive Plan, the overall area is trending
 toward more retail-oriented uses on both the north and south sides
 of Touhy Avenue.




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 CENTRAL PARK AVE.
 AVE. AVE. AVE.

 M3 M3 M3 AVENUE


 MONTICELLO
 M3



 RIDGEWAY LAWNDALE
 INDUSTRY INDUSTRY INDUSTRY INDUSTRY

 M3
 INDUSTRY
 AVENUE
 CHASE



 M3


 M3
 SUBJECT SITE
 INDUSTRY
 B2
 COMMERCIAL

 IS M3
 B2 LO
 U INDUSTRY
 ST.
 VILLAGE OF SKOKIE AVENUE
 TOUHY VILLAGE OF LINCOLNWOOD




RIDGEWAY AVE. LAWNDALE AVE.
 M HOME IMPROVEMENT CENTER
 M
 MANUFACTURING MANUFACTURING

 NORTH


 2012-9P: Special Use Permit: 3626 Touhy Avenue
PLAN COMMISSION REPORT 2012-10P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM April 16, 2012


To: Mayor and Board of Trustees
From: Paul Luke, Chairman
Case: 2012-10P: Special Use Permit
 Special use permit for temporary seasonal garden and plant material sales

 Related Cases – 2012-4P: Zoning Map Amendment
 2012-5P: Subdivision
 2012-6P: Site Plan Approval for a Planned Development
 2012-7P: Special Use Permit
 2012-8P: Special Use Permit
 2012-9P: Special Use Permit

PLAN COMMISSION ANALYSIS
At its March 15, 2012 meeting, the Plan Commission heard the request of CSD Touhy,
LLC, for a special use permit for temporary seasonal garden and plant material sales at
the proposed Walmart, to be located at 3626 Touhy Avenue, in a B2 Commercial
district.
The outdoor sales area would operate from March to October and contain potted plants
and landscaping materials. Unlike many Walmarts, this Walmart would not have a
garden center within or attached to the building. Although staff recommended approval
of the request for the special use permit for temporary seasonal garden and plant
material sales, staff was not in support of its proposed location which would have been
sited within a portion of the parking lot to the north of the main access drive from
Touhy, resulting in a loss of 37 parking spaces. Additionally, the proposed sale area
would obstruct a driveway, resulting in the creation of 2 dead-end bays of parking.
Staff suggested that the outdoor sales area be relocated into excess parking spaces to
the east of the Walmart building, where parking demand would be lower and the sales
area would have a lesser impact upon traffic circulation. Upon the opening of the
proposed medical office building, the petitioner would need to request an amendment
to the special use permit for temporary seasonal garden and plant material sales if they
wished to continue its operation due to an increased parking demand created by the
new building.
The petitioner also requested to amend their petition to include an additional request
for a special use permit for outdoor vending machines. The vending machines will
dispense soft drinks and will be located between the front entrances of the Walmart
business.
The Plan Commission concurred with the staff recommendation to grant the special use
permit subject to conditions. In response to a question from a commissioner who
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Sales at 3626 Touhy Avenue
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asked why the proposed row of retail stores to the south of Walmart couldn’t instead be
used for the outdoor sales area instead of placing it in the parking lot, the petitioner
replied that placing retail storefronts along the south end of Walmart would enhance
the appearance of the building and also offer additional retail offerings along Touhy.
The commissioner also asked why the outdoor sales area would need to be open for
such a long period during the year, the petitioner replied that a typical Walmart offers
sales of plants and landscape materials throughout the growing season.
A commissioner asked if the staff would be open to allowing the outdoor sales area to
be open for a longer period of time during the year if they chose to relocate to the site
that staff recommended. The petitioner stated that Walmart did not agree with staff’s
proposed location for the outdoor sales area, since the land where the Village requested
that it be relocated onto was not owned by Walmart. The petitioner asked for approval
for the request for temporary seasonal garden and plant material sales and stated that
Walmart would like to meet with staff prior to the Village Board meeting to determine a
more appropriate location for the outdoor sales area.
In response to another commissioner who asked whether the loss of the parking spaces
needed for the placement of the outdoor sales area would create a parking deficit on
the site, staff replied there is currently a surplus of spaces and that there would be no
parking deficit until all the required parking spaces were taken, which would not occur
until the retail stores along the south side of Walmart were occupied. At that time, the
outdoor sales area would need to be reduced in size or removed if additional required
parking spaces were needed.
Another commissioner commented that he was aware of another Walmart where the
vending machines were placed inside the vestibules and asked why the proposed
Walmart needed to place the vending machines outside as he felt that it detracted from
the appearance of the building and created the potential for litter. The petitioner
replied that Walmart indicated that outdoor vending machines were an important
component of its operation and assured that the machines would be operated in
compliance with Skokie’s codes.
The petitioner requested that the Plan Commission provide a single vote for the
temporary seasonal garden and plant material sales and the vending machines. The
petitioner further requested that they be allowed to work with staff to determine a
location for the outdoor sales area prior to the Village Board meeting.
INTERESTED PARTIES
Legal notice was properly posted, advertised, and delivered to all property owners in
the area of the subject site and all occupants within the subject site as prescribed by
the Zoning Chapter. No interested parties spoke regarding this case.
Subsequent to the Plan Commission meeting, staff met with the petitioner to discuss
relocating the sales area to a different location within the parking lot where it would
have less of an impact upon parking and circulation. Staff and the petitioner agreed


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Sales at 3626 Touhy Avenue
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upon a new site, to be located north of the existing Wendy’s property, where only 12
spaces would be lost and no driveways would be obstructed.
Additionally, after the Plan Commission meeting, staff discussed with the petitioner that
the Village Manager would prefer to have the vending machines relocated into the front
vestibules of Walmart in order to enhance the appearance of the front of the building.


APPEARANCE COMMISSION
Appearance Commission review is not required.


PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommends by a vote of 7 ayes and 1 nay, with 1 member
absent, that the petitioner’s amended request for a special use permit for temporary
seasonal garden and plant material sales and a special use permit for outside vending
machines at 3626 Touhy Avenue be APPROVED, subject to the recommended
conditions.

ATTENDANCE AYES NAYS ABSENT
 Marek X
 O’Donnell X
 Stasica X
 Paradise X
 Carandang (Second) X
 Laxpati X
 Berman X
 Mitchell (Moved) X
 Luke X

ATTACHMENTS
1. Proposed Positive Findings of Fact for 2012-10P
2. Staff Report, dated March 15, 2012
3. Proposed Outdoor Sales Area Plan, dated March 23, 2012
4. Outside Vending Machine Location Plan, undated
5. Land Use and Zoning Map




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PLAN COMMISSION
RECOMMENDED CONDITIONS 2012-10P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, April 16, 2012


RECOMMENDED CONDITIONS FOR APPROVAL
1. The petitioners must locate the temporary seasonal garden and plant material sales
 area in compliance with the Proposed Outdoor Sales Area Plan, dated March 23,
 2012.
2. The petitioners must locate the outside vending machines in compliance with the
 undated Outside Vending Machine Location Plan.
3. No more than 6 outside vending machines shall be permitted to be located on the
 subject site. Any increase in the total number of outside vending machines shall
 require an amendment to the special use permit.
4. All garden and plant material displays, storage, and sales must take place within a
 roofed area that is at least 40 percent enclosed by walls, which may be a temporary
 tent structure.
5. The temporary seasonal outdoor sales area shall only be permitted to operate from
 April 15th to June 15th, between 8:00 am and 8:00 pm.


STANDARD SPECIAL USE CONDITIONS
6. The petitioners shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
7. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked.
8. The petitioners shall pay all costs related to any hearings conducted as a result of
 non-compliance with any of the provisions of the enabling ordinance. The costs
 shall include but not be limited to court reporter fees, attorney fees, and staff time
 required researching and conducting said hearing.




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PLAN COMMISSION
POSITIVE FINDINGS OF FACT 2012-10P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, April 16, 2012


1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the public health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.
 Findings The proposed temporary seasonal garden and plant material sales
 area and outside vending machines will not be detrimental to or
 endanger the public health, safety, morals, or general welfare. The
 uses will provide services that are in the public interest and will
 contribute to the general welfare of the community.
2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.
 Findings The proposed temporary seasonal garden and plant material sales
 area and outside vending machines will not have an adverse impact
 upon or change the character of the neighborhood and will not
 unduly burden essential public services. The temporary seasonal
 garden and plant material sales area will not unduly aggravate
 traffic conditions or unduly burden essential public services.
3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.
 Findings The proposed uses will have no impact upon the development and
 use of neighboring property.




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4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The proposed temporary seasonal garden and plant material sales
 area and outside vending machines are not contrary to the primary
 purpose of the B2 Commercial district.
5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings Although the site is designated as manufacturing/service
 employment in the Comprehensive Plan, the overall area is trending
 toward more retail-oriented uses on both the north and south sides
 of Touhy Avenue.




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STAFF REPORT 2012-10P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, March 15, 2012


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Case: 2012-10P: Special Use Permit
 3626 Touhy Avenue
 Temporary seasonal garden and plant material sales

 Related Cases – 2012-4P: Zoning Map Amendment
 2012-5P: Subdivision
 2012-6P: Site Plan Approval for a Planned Development
 2012-7P: Special Use Permit
 2012-8P: Special Use Permit
 2012-9P: Special Use Permit

General Information
Location 3626 Touhy Avenue
Purpose Special use permit for temporary seasonal garden and plant
 material sales
Petitioner CSD Touhy, LLC
Size of Site Approximately 440,165 square feet (10.105 acres) with 116.01
 feet of frontage on Touhy Avenue, 807.63 feet of frontage on
 Chase Avenue, and 133.16 feet of frontage on St. Louis Avenue.
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2012-4P – vacant undeveloped property
Adjacent Zoning & North M3 Industry – mixed industrial uses, school bus
Land Use transportation company
 South MB Light Manufacturing/Business (Village of
 Lincolnwood) – home improvement center, mixed
 industrial uses
 East M3 Industry – abandoned railroad right-of-way, mixed
 industrial uses
 West M3 Industry – mixed industrial uses
 B2 Commercial – fast-food restaurant
Comprehensive Plan The site is designated as manufacturing/service employment.



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Sales at 3626 Touhy Avenue
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SITE INFORMATION
• Public sidewalks are located along Touhy Avenue, St. Louis Avenue and Chase
 Avenue. There is no sidewalk present along the Touhy Avenue and Chase Avenue
 sides of the property at 3610 Touhy Avenue.
• Overhead utilities run along a portion of the south side of the subject site along
 Touhy Avenue and a portion of the east side of the subject site along St. Louis
 Avenue.
• The site is served by the Pace 290 Touhy Avenue bus.
• The site has been recently cleared of all buildings.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting a special use permit for temporary seasonal garden and
plant material sales at the proposed Walmart, to be located at 3626 Touhy Avenue, in a
B2 Commercial district. The Walmart store will be located in the proposed Touhy
Marketplace shopping center (case 2012-6P). The temporary seasonal outdoor sales
area, which will be located in a portion of the parking lot to the north of the main
access drive from Touhy, operating from March to October, and contain potted plants
and landscaping materials. Unlike many Walmarts, this Walmart will not have a garden
center within or attached to the building.
The petitioner also requests to amend their petition to include a request for a special
use permit for 6 outside vending machines. The vending machines will dispense soft
drinks and will be located between the front entrances of the Walmart business.
Comments
Staff Comment and Review sheets were sent to all pertinent departments. Staff
comments on the request for the special use permit for temporary seasonal garden and
plant material sales were received from the Engineering Division. All other departments
returned the sheets with no comments.
Engineering Division
The Engineering Division approves the request for a special use permit for temporary
seasonal garden and plant material sales and outside vending machines. However, the
proposed location of the temporary seasonal garden and plant material sales area is not
acceptable because it eliminates approximately 37 parking spaces in front of the
Walmart. Additionally, the proposed sales area would create 2 dead-end bays of
parking and also force customers parking in the west end of the parking lot to walk in
the drive aisles to the north and south of the sales area.
The Engineering Division requests that, until the opening of the medical office building
at the southeast corner of the Touhy Marketplace shopping center, the sales area must

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Sales at 3626 Touhy Avenue
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be located within the excess parking spaces to the east of the Walmart building, where
parking demand will be lower and the sales area will have a lesser impact upon traffic
circulation. Once the medical office building is open, the petitioner shall be required to
request an amendment to the special use permit for the temporary seasonal garden
and plant material sales if they wish to continue its operation because there will be an
increased parking demand created by the new building. Prior to a hearing of the case
before the Board of Trustees, the petitioner must submit a revised Outdoor Sales Area
Plan depicting the new location of the temporary seasonal garden and plant material
sales area.
Planning Division
The Planning Division recommends approval of the special use permits for temporary
seasonal garden and plant material sales and outside vending machines. All garden
and plant material displays, storage, and sales shall take place within a roofed area that
is at least 40 percent enclosed by walls, which may be a temporary tent structure. The
temporary seasonal outdoor sales area shall only be permitted to operate from April
15th to June 15th, between 8:00 am and 8:00 pm.
Prior to a hearing of the case before the Board of Trustees, the petitioner must submit
a new filing fee for a special use permit to allow 6 outside vending machines in front of
Walmart. Any increase in the total of number of outside vending machines on the
subject site shall require an amendment to the special use permit.

APPEARANCE COMMISSION
Appearance Commission review is not required

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s amended request for separate special use
permits for temporary seasonal garden and plant material sales and outside vending
machines at 3626 Touhy Avenue be APPROVED, based upon the Proposed Positive
Findings of Fact and subject to the recommended and standard special use permit
conditions.

RECOMMENDED SPECIAL USE CONDITIONS
1. Prior to a hearing of the subject case before the Board of Trustees, the petitioner
 shall:
 A. Submit a filing fee for the additional special use permit for outside vending
 machines.
 B. Submit a revised Outdoor Sales Area Plan depicting the relocation of the
 temporary seasonal garden and plant material sales into an area within the
 excess parking spaces to the east of the Walmart building.
2. No more than 6 outside vending machines shall be permitted to be located on the
#400426 v1 – Master Plan Commission Report 2012-10P: Special Use Permit for Temporary Seasonal Garden and Plant Material
Sales at 3626 Touhy Avenue
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 subject site. Any increase in the total number of outside vending machines shall
 require an amendment to the special use permit.
3. All garden and plant material displays, storage, and sales must take place within a
 roofed area that is at least 40 percent enclosed by walls, which may be a temporary
 tent structure.
4. The temporary seasonal outdoor sales area shall only be permitted to operate from
 April 15th to June 15th, between 8:00 am and 8:00 pm.
5. Upon the opening of the proposed medical office building at the southeast corner of
 the Touhy Marketplace shopping center, the petitioner shall be required to request
 an amendment to the special use permit for the temporary seasonal garden and
 plant material sales if they wish to continue its operation.
STANDARD SPECIAL USE CONDITIONS
6. The petitioners shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
7. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked.
8. The petitioners shall pay all costs related to any hearings conducted as a result of
 non-compliance with any of the provisions of the enabling ordinance. The costs
 shall include but not be limited to court reporter fees, attorney fees, and staff time
 required researching and conducting said hearing.

ATTACHMENTS
1. Proposed Positive Findings of Fact for 2012-10P
2. Proposed Outdoor Sales Area Plan, dated March 8, 2012
3. Outside Vending Machine Location Plan, undated
4. Land Use and Zoning Map




#400426 v1 – Master Plan Commission Report 2012-10P: Special Use Permit for Temporary Seasonal Garden and Plant Material
Sales at 3626 Touhy Avenue
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Proposed Positive Findings of Fact 2012-10P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, March 15, 2012


1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the public health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.
 Findings The proposed temporary seasonal garden and plant material sales
 area and outside vending machines will not be detrimental to or
 endanger the public health, safety, morals, or general welfare. The
 uses will provide services that are in the public interest and will
 contribute to the general welfare of the community.
2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.
 Findings The proposed temporary seasonal garden and plant material sales
 area and outside vending machines will not have an adverse impact
 upon or change the character of the neighborhood and will not
 unduly burden essential public services. The temporary seasonal
 garden and plant material sales area will not unduly aggravate
 traffic conditions provided that it is located within the excess
 parking spaces to the east of the Walmart building, where parking
 demand will be lower and the sales area will have a lesser impact
 upon traffic circulation.
3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.
 Findings The proposed uses will have no impact upon the development and
 use of neighboring property.




#400426 v1 – Master Plan Commission Report 2012-10P: Special Use Permit for Temporary Seasonal Garden and Plant Material
Sales at 3626 Touhy Avenue
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4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The proposed temporary seasonal garden and plant material sales
 area and outside vending machines are not contrary to the primary
 purpose of the B2 Commercial district.
5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings Although the site is designated as manufacturing/service
 employment in the Comprehensive Plan, the overall area is trending
 toward more retail-oriented uses on both the north and south sides
 of Touhy Avenue.




#400426 v1 – Master Plan Commission Report 2012-10P: Special Use Permit for Temporary Seasonal Garden and Plant Material
Sales at 3626 Touhy Avenue
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Proposed Out
Door Sales
Area


 Skokie, IL
Soda Dispensing in Front Sidewalk
 CENTRAL PARK AVE.
 AVE. AVE. AVE.

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 M3



 RIDGEWAY LAWNDALE
 INDUSTRY INDUSTRY INDUSTRY INDUSTRY

 M3
 INDUSTRY
 AVENUE
 CHASE



 M3


 M3
 SUBJECT SITE
 INDUSTRY
 B2
 COMMERCIAL

 IS M3
 B2 LO
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 VILLAGE OF SKOKIE AVENUE
 TOUHY VILLAGE OF LINCOLNWOOD




RIDGEWAY AVE. LAWNDALE AVE.
 M HOME IMPROVEMENT CENTER
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 MANUFACTURING MANUFACTURING

 NORTH


 2012-10P: Special Use Permit: 3626 Touhy Avenue

12611
MINUTES of a regular meeting of the Mayor and the Board of Trustees of the Village of
Skokie, Cook County, Illinois held in the Council Chambers at 5127 Oakton Street at 8
p.m. on Monday, April 16, 2012

Pledge of Allegiance led by Village Clerk Marlene Williams.

The Mayor called the meeting to order.
The Clerk called the Roll. Those present were Trustee Perille, Roberts, Sutker, Bromberg,
Shah, Lorge and Mayor Van Dusen.
Motion to approve the Consent Agenda.
Moved: Trustee Lorge Seconded: Trustee Shah
Ayes: Perille, Roberts, Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

* Approve, as submitted, minutes of regular meeting held April 2, 2012.
Omnibus vote.

* Approve Voucher List #23-FY12 of April 16, 2012.
Omnibus vote.

*Proclamations and Resolutions.
A. Proclamations:
Skokie Volunteer Week – April 15-21, 2012
Administrative Professionals Week – April 22-28, 2012
Arbor Day – April 27, 2012
Dystonia Awareness Week – May 5-13, 2012
Cultural Awareness Month – May 2012
Osteoporosis Month – May 2012
Omnibus vote.

Recognition, Presentations and Awards.
A. Presentation: Public Health Partners in Excellence Awards
Dr. Counard recognized two entities Skokie Park District and Adopt-A-Pet Inc. as
Public Health Partners in Excellence Awards.
President of the Skokie Park District, Mike Reed and Executive Director Mark
Schneiderman accepted the award .
Environmental Health Supervisor Bruce Jones presented an award to Vice President
Beverly Pines of Adopt-A-Pet Inc.
Mayor Van Dusen thanked the Board of Health ,Dr. Counard and Bruce Jones.

Appointments, Reappointments and Resignations.
A. Swearing in of the following personnel by the Board of Fire and Police Commissioner
Beryl Rabinowitz.
Name Old Position New Position
Timothy Witkus New Hire Firefighter
Mitchell Dehm New Hire Firefighter
Mayor Van Dusen congratulated the new firefighters who introduced their family and friends.

*B. Reappointment:
Public Safety Commission (Two-Year Term): Carol R. Arkin
Omnibus vote.

Report of the Village Manager.
A. Bid Report – Oakton Station Waiting Area Lot – Schroeder & Schroeder Inc., Skokie, IL -
$386,189.10.
Motion to award a contract to Schroeder & Schroeder Inc., Skokie, IL in the amount of
$386,189.10 for the Oakton Station Waiting Area Lot.



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12612
Meeting of the Mayor and Board of Trustees
Monday, April 16, 2012 Page Two

Moved: Trustee Perille Seconded: Trustee Sutker
Ayes: Perille, Roberts, Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

* B. Bid Report – Computer Equipment and Software Replacement – Dell Marketing, Round
Rock, TX - $435,177.92 & the Purchase of 75, Microsoft Office 2010 Licenses – CDW
Government, Vernon Hills, IL - $24,822.75.
Omnibus vote.

Report of the Corporation Counsel.
 CONSENT:
*A. Ordinance 12-4-C-3894
Motion to adopt an ordinance amending Chapter 106, Section 106-110(d), of the Skokie
Village Code establishing the Zone 6 Residential Permit Parking Area and providing for
restrictive parking in Zone 6. This item is on the agenda for second reading and adoption.
Omnibus vote.

*B. Ordinance 12-4-C-3895
Motion to adopt an ordinance amending Chapter 118, Sections 118-5, 118-94, and 118-141, of
the Skokie Village Code pertaining to automatic teller machines and outside uses (2012-2P).
This item is on the agenda for second reading and adoption.
Omnibus vote.

Plan Commission Cases 2012-4P-2012-10P
Vice Chair Larry Stasica gave a summary of all 7 cases and background of the proposed
Touhy Market Place Planned Development.
Mayor Van Dusen stated that in the absence of all objections, all 7 Plan Commission cases
would be considered and discussed together. There were no objections.
Steven Elrod from Holland & Knight and Peter Eisenberg representing Clark St. Development
gave a brief presentation on the proposed planned development and answered questions from
the Board
Architect Michael Fitzgerald from OKW and traffic consultant Luay Aboona from KLOA also
answered questions from the Board.
Attorney Ted Tim representing WalMart also spoke about the proposed planned development.

Motion to amend case 2012-6P to delete recommended condition #9 requiring $50,000
for future intersection improvements on Howard St. due to the petitioner’s traffic study
indicating increased site traffic north of the site.
Moved: Trustee Lorge Seconded: Trustee Sutker
Ayes: Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: Perille, Roberts.
Absent: None.
MOTION CARRIED

Motion to amend Case 2012 10P to revise recommended condition #5 to allow for
temporary seasonal garden and plant material outdoor sales from March to October.
Moved: Trustee Roberts Seconded: Trustee Perille
Ayes: Perille, Roberts, Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

A.  Plan Commission Case 2012-4P – Zoning Map Amendment (M3 Industry to B2
Commercial)



 2
 12613

Meeting of the Mayor and Board of Trustees
Monday, April 16, 2012 Page Three

Motion to concur with the Plan Commission that the petitioner’s request to amend the
zoning map to change the zoning of 3600-3650 and 3710-3714 Touhy, 3649 Chase
Avenue and 7229 & 7254 St. Louis Avenue from M3 Industry to B2 Commercial be
granted subject to all conditions.
Moved: Trustee Perille Seconded: Trustee Sutker
Ayes: Perille, Roberts, Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

B. Plan Commission Case 2012-5P – Subdivision
Motion to concur with the Plan Commission that the petitioner’s request for a
subdivision of 3600-3650 and 3710-3714 Touhy Avenue, 3649 Chase Avenue and 7254
St. Louis Avenue into 5 lots be approved subject to all conditions.
Moved: Trustee Shah Seconded: Trustee Bromberg
Ayes: Perille, Roberts, Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED


C. Plan Commission Case 2012-6P – Planned Development: 3530-3714 Touhy
Avenue, except 3700 Touhy Avenue
Motion to concur with Plan Commission’s recommendation as amended that the
petitioner’s request for site plan approval for a planned development at 3530-3714
Touhy, except 3700 Touhy Avenue and the number, location and sizes of site signage
subject to the approval of the Appearance Commission in a B2 Commercial district be
approved subject to all conditions which deletes condition #9 (the $50,000 contribution
for future intersection improvement)
Moved: Trustee Lorge Seconded: Trustee Shah
Ayes: Perille, Roberts, Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

D. Plan Commission Case 2012-7P – Special Use Permit: 3636 Touhy Avenue
(Drive-through facility)
Motion to concur with Plan Commission’s recommendation that the petitioner’s request
for a special use permit to operate 4-lane drive-through facility at 3636 Touhy be
approved subject to all conditions.
Moved: Trustee Roberts Seconded: Trustee Sutker
Ayes: Perille, Roberts, Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

E. Plan Commission Case 2012-8P – Special Use Permit: 3654 Touhy Avenue
(Drive-through facility)
Motion to concur with the Plan Commission that the petitioner’s request for a special
use permit for a 3-lane drive-through facility at 3654 Touhy Avenue be approved subject
to all conditions.
Moved: Trustee Roberts Seconded: Trustee Sutker
Ayes: Perille, Roberts, Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED


 3
12614
Meeting of the Mayor and Board of Trustees
Monday, April 16, 2012 Page Four

F. Plan Commission Case 2012-9P – Special Use Permit: 3626 Touhy Avenue
(Liquor Sales)
Motion to concur with the Plan Commission that the petitioner’s request for a special
use permit for packaged beer, wine, and liquor sales at 3626 Touhy Avenue be approved
subject to all conditions.
Moved: Trustee Lorge Seconded: Trustee Bromberg
Ayes: Perille, Roberts, Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED


G. Plan Commission Case 2012-10P – Special Use Permit: 3626 Touhy Avenue
(Seasonal garden and plant sales)
Motion to concur with the Plan Commission to grant the special use permit as amended
for temporary seasonal garden and plant material sales (from March-October ) and
special use permit for outside vending machines at 3636 Touhy Avenue be approved
subject to all conditions.
Moved: Trustee Perille Seconded: Trustee Roberts
Ayes: Perille, Roberts, Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

Citizen Comments.
Trustee Sutker mentioned 2 Town Hall Meetings
Raising Teens Town Hall Meeting, April 17th 2012, 7 p.m. at Niles North High School., New
Health Care Law, April 30th, 7 p.m. Skokie Public Library.
Trustee Roberts mentioned a Multi-Unit Renter Building Program April 18th, 7:30 p.m. 7300
Niles Center Rd.


Adjournment
Motion to adjourn at 9:30 p.m.
Moved: Trustee Perille Seconded: Trustee Roberts
Ayes: Perille, Roberts, Sutker, Bromberg, Shah, Lorge and Mayor Van Dusen
Nays: None.
Absent: None
MOTION CARRIED




 __________________________

 Marlene Williams, Village Clerk




Approved:
______________________
George Van Dusen, Mayor

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