Plan Commission — Skokie, IL
Date: 2024-09-19

Agenda for

 PLAN COMMISSION
 SEPTEMBER 19, 2024 | 7:30 PM

 Council Chambers – Village of Hall – 5127 Oakton Street, Skokie, IL 60077
 1) Call to Order Declaration of Quorum

 2) Roll Call

 3) Approval of September 5, 2024 Meeting Minutes

 4) Old Business

 5) New Business

 a. 2024-25P – Subdivision: 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235
 Linder Avenue
 Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July
 16, 1962 and known as Trust No. 17677, on behalf of Linder Touhy, LLC, requests a
Go To subdivision of 6 lots into 4 lots in a B4 Regional Mixed-Use Shopping zoning district, and
 any relief that may be discovered during the review of this case.

 b. 2024-26P – Site Plan Approval: 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and
 7235 Linder Avenue
 Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July
 16, 1962 and known as Trust No. 17677, on behalf of Linder Touhy, LLC, requests site plan
 approval for a 4-lot planned development at 5404-5418 Touhy Avenue, 5440 Touhy Avenue,
Go To and 7235 Linder Avenue in a B4 Regional Mixed-Use Shopping zoning district that includes
 2 industrial buildings, a limited-service restaurant, a limited-service restaurant with drive-
 through, a bank with a drive-in facility, shared surface parking, and storm water detention;
 relief from §118-144(2) to allow parking within the required 25’ minimum front yard along
 an Illinois State Route frontage and within the required 25’ minimum side yard in a B4
 zoning district; and any other relief that may be discovered during the review of this case.



 Individuals with questions or feedback about an agenda item may contact Johanna Nyden with the Community Development
 Department at johanna.nyden@skokie.org or 847.933.8447
 All emails and comments submitted will be made public and shared with this body.

 The Village, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain
 accommodations to allow them to observe or participate in this hearing, or who have questions about the accessibility of the
 meeting facilities, contact the Village’s ADA coordinator Angel Schnur at angel.schnur@skokie.org or 847.933.8400.

 The Village encourages individuals to sign-up for its eNews for important information from the City and its government
 partners by visiting www.skokie.org

 VOSDOCS-#609406-v19-Meeting_Agenda_-_Plan_Commission_
 c. 2024-27P – Special Use Permit: 5442 Touhy Avenue
 Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July
Go To 16, 1962 and known as Trust No. 17677, on behalf of Linder Touhy, LLC, requests a special
 use permit for a limited-service restaurant with drive-through for Cava at 5442 Touhy
 Avenue in a B4 Regional Mixed-Use Shopping zoning district, and any relief that may be
 discovered during the review of this case.

 d. 2024-28P – Parking and Stacking Determination: Chase Bank
 Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July
Go To 16, 1962 and known as Trust No. 17677, on behalf of Linder Touhy, LLC, requests a parking
 and stacking determination for a drive-in bank and other financial institutions use at 5450
 Touhy Avenue.

 e. 2024-29P – Special Use Permit: 5450 Touhy Avenue
 Chicago Title Land Trust Company as Successor Trustee Under Trust Agreement dated July
 16, 1962 and known as Trust No. 17677, on behalf of Linder Touhy, LLC, requests a special
 use permit for a drive-in facility at a bank in a B4 Regional Mixed-Use Shopping zoning
Go To district, and any relief that may be discovered during the review of this case.
 PINs: 10-28-312-022-0000, 10-28-312-023-0000, 10-28-312-024-0000, 10-28-312-028-
 0000, 10-28-312-029-0000, and 10-28-312-030-0000


 6) Public Comment

 7) Communications from Staff

 8) Adjournment




 Individuals with questions or feedback about an agenda item may contact Johanna Nyden with the Community Development
 Department at johanna.nyden@skokie.org or 847.933.8447
 All emails and comments submitted will be made public and shared with this body.

 The Village, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain
 accommodations to allow them to observe or participate in this hearing, or who have questions about the accessibility of the
 meeting facilities, contact the Village’s ADA coordinator Angel Schnur at angel.schnur@skokie.org or 847.933.8400.

 The Village encourages individuals to sign-up for its eNews for important information from the City and its government
 partners by visiting www.skokie.org

 VOSDOCS-#609406-v19-Meeting_Agenda_-_Plan_Commission_
 DRAFT/ NOT APPROVED


 Plan Commission Meeting Minutes
 Date: September 5, 2024
 Skokie Village Hall, 5127 Oakton Street, Council Chambers


PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair
 Sigalle Shpayher,
 Erica Crohn-Minchella,
 Scott Berman, Cindy Franklin
 Tali Gevaryahu, and Ross Mathee


PLAN COMMISSION MEMBERS ABSENT: Jeff Burman, Vice-Chair
 Vijai Gupta



STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel,
 Johanna Nyden, Community Dev. Dir.,
 Jose Acosta, Planning Coordinator,
 Mike Voitik, Planning Coordinator, and
 Marlene Bargamian, Admin Asst


(I) CALL TO ORDER
 A quorum being present, Chair Luke called the meeting to order at 7:30 PM.

(II) APPROVAL OF MINUTES
 A motion to approve the minutes of the August 15, 2024 meeting was made by
 Commissioner Scott Berman and seconded by Commissioner Cindy Franklin.

 Ayes: Unanimous voice vote. The motion passes.

(III) RULING ON NOTICE
 Assistant Corporation Counsel Kobylski determined that notices were proper and
 correct in all cases.

(IV) CASE DESCRIPTION
 Case 2024-22P – Special Use Permit: 9410-A Skokie Boulevard
 Core BNS Skokie, LLC, on behalf of Scout Veterinary Care Illinois, P.C.,
 requests a special use permit for veterinary services in a B2 Commercial zoning
 district, and any relief that may be discovered during the review of this case.
 PINs: 10-16-204-013-0000, 10-16-222-024-0000 and 10-16-222-025-0000



# 621812 Plan Commission meeting minutes September 5, 2024
 DRAFT/ NOT APPROVED


 Matthew Allee, associate from Akerman LLP law firm, presented the case and
 introduced Tripp Welge, CEO of Scout Veterinary Care Illinois.

 They are proposing to open a veterinary services business in a commercial and
 retail shopping center to treat dogs & cats exhibiting non-life-threatening
 illnesses. Currently, they have locations in Lincoln Park and the West Loop and
 are hoping to grow their business in Skokie.

 Scout plans on operating 7 days a week from 10 AM to 8 PM seeing between 15
 to 30 animal clients each day with 5-10 employees (certified technicians,
 veterinary assistant, veterinarian, and front desk staff). A typical appointment will
 last between 15-90 minutes. There will be no grooming, boarding, or surgeries.

 Chairman Luke inquired about how many veterinarians will be on-site. Mr. Welge
 stated that a state certified veterinarian will be there at all times but if needed,
 staffing will match the demand.

 Commissioner Gevaryahu asked about their policy if more services are needed
 beyond their scope. Mr. Welge stated that they plan on building relationships with
 local animal hospitals and would refer patients to emergency vets or other area
 animal hospitals to provide additional medical attention.

 Staff requested the report be accepted into the record as written and is
 supportive of the request. The multi-tenant shopping center has 17 businesses
 with 349 parking spaces. No relief has been requested and no other department
 had comments on the case The property owner will add a bike rack and
 accessible parking near the storefront entry.

 Commissioner Berman inquired of staff if there were any other veterinary
 practices located within a Village retail plaza with shared parking. Staff stated
 that there was a recent case where an urgent care animal facility located at 5219
 Touhy Avenue (Case 2023-23P).


 Public Comment

 Michael Cieslik, resident at 9350 Skokie Boulevard, commented that the
 shopping mall is in need of better trash management and is concerned with
 animal waste especially since a restaurant is nearby. Chairman Luke stated that
 there are veterinary businesses all over Skokie and there hasn’t been any
 concerns or problems. They are licensed facilities subject to inspections. They
 must use proper procedures to control the waste materials. Maintenance issues
 are the responsibility of the property owner and not the applicant. If there is a
 problem with the mall, call the Village.

# 621812 Plan Commission meeting minutes September 5, 2024
 DRAFT/ NOT APPROVED



 Scott Berman asked about waste disposal measures. Mr. Welge answered that
 they have medical waste picked up. Their Lincoln Park location shares a wall
 with a restaurant and there are no problems.

 Community Development Director Nyden responded that she will make a note to
 have Property Standards initiate a review of the property.

(V) RECOMMENDATIONS AND VOTING
 Case 2024-22P
 A motion was made to approve, as presented, the Special Use Permit request for
 veterinary services in a B2 Commercial zoning district at 9410-A Skokie
 Boulevard

 Motion: S. Berman Second: S. Shpayher

 Ayes: 7
 Nays: 0

(IV) CASE DESCRIPTIONS

 Case 2024-23P – Zoning Map Amendment: 5135 Golf Road
 Evam, LLC, requests to amend the zoning map to change the zoning district for
 5135 Golf Road from B2 Commercial to NX Neighborhood Mixed-Use.

 Case 2024-24P – Site Plan Approval- 5135 Golf Road
 Evam, LLC, requests site plan approval in order to convert an existing 3-story
 office building that exceeds the maximum 25’ base building height into a mixed-
 use building with 4 residential units, first floor commercial, and surface parking at
 5135 Golf Road in an NV Neighborhood Mixed-Use district, relief from §118-
 212(i)(1) to allow continuous curbing less than 6’ from and parallel to any
 property line adjacent to a street frontage and any other relief that may be
 discovered during the review of this case.
 PIN: 10-16-200-045-0000

 As both cases are related, they were discussed together but voted on separately.

 Gavin Sharp and Sara Gensburg of Gensburg Ltd. Architecture Design,
 presented the cases and introduced the property owner/petitioner, Osman
 Gorgulu and his wife. They wish to re-zone the property to NX and convert the 3-
 story vacant office building into a mixed-use building containing a commercial
 use on the ground floor with 2 residential units on each of the above levels. Each
 apartment suite would contain 5 bedrooms with private bathrooms in each.



# 621812 Plan Commission meeting minutes September 5, 2024
 DRAFT/ NOT APPROVED


 Ms. Gensburg explained that the family is of Turkish descent and, like many
 ethnicities, are accustomed to having entire generations living together in a
 single household. Her biggest challenge was fitting in the parking for the
 apartments and commercial area.

 Mr. Scott Berman asked about market conditions for other 5-bedroom
 apartments nearby. Corporation Counsel cautioned that the commissioners focus
 on the findings rather than who is being targeted to rent these units.

 Ms. Gensburg further clarified that her client’s idea was that every bedroom &
 bathroom is pre-fabricated and modular with a shared living room, dining room
 and kitchen. Each unit will have an additional full bathroom next to the kitchen.

 Tali Gevaryahu wanted confirmation of the rental fee. Each apartment would
 have a $3,000 - $4,000 monthly payment due.

 Commissioner Shpayher asked about compliance with affordable housing. As
 this is only a 4-unit building, it is not applicable.

 Staff requested that the reports be accepted into the record as written. The office
 building was built in 1968 in a B2 commercial district. The building changed
 ownership many times and was occupied until 2020. Residential units on upper
 floors of non-residential uses is not allowed in B2; therefore, changing to NX
 Mixed-Use would permit an older building to be repurposed and available to
 commercial & residential uses. Staff is supportive of the re-zoning and
 recommends approval.

 According to staff, the unique floor plan and lack of parking are the most
 concerning issues of this submittal. Twenty-four parking spaces would meet
 requirements with requested relief for landscape setbacks. However, only 22
 spaces are feasible as parked cars in the 2 end spaces would be too close to the
 corner and cause a site obstruction at Leamington Avenue. The petitioner will be
 required to pay into the parking fund for the 2 deficient spaces ($15,000 each)
 because parking relief cannot be requested in a mixed-use district. Closing the 2
 access drives on Golf Road would only shift more traffic onto Leamington
 Avenue as well.

 Staff recommends denial of the site plan approval request as well as the item of
 relief. The concept was compared to living in a European hostile. The layout
 suggests a “dorm-style” living environment for adults rather than a single-family
 household. There are no closets in the bedrooms & no bathtubs - only walk-in
 shower stalls. Staff concluded that adults living in these units would be of driving
 age which would increase parking needs.



# 621812 Plan Commission meeting minutes September 5, 2024
 DRAFT/ NOT APPROVED


 There is also a concern that designing and renting these units for specific ethnic
 multi-generational families would be against Fair Housing Act practices. The
 units need to be marketed to the general public and not just to one group.

 Commissioner Ross Mathee asked if this is a congregate living facility. Mrs.
 Gorgulu offered that 2 families are living together in their current living
 arrangement. This is the way that they lived back home.

 Staff mentioned that the petitioners wished to keep the site as is and not contact
 MWRD to relocate the existing manholes in the center of the driveway because
 of construction costs. Civil Engineering will require a determination letter from
 MWRD advising manhole locations and the requirement of a permit should they
 need to be moved.

 A tree removal permit & fee will need to be submitted for the parkway trees which
 will need to be removed from Leamington Avenue & Golf Road.

 As this residential living style is not a typical family arrangement, Planning staff is
 recommending, if approved, a condition be added requiring each unit be
 inspected annually to ensure that the spaces are being utilized for permitted
 residential uses and not as dormitory or congregate living. Director Nyden added
 that the whole property will be inspected.

 Commissioner Mathee inquired about the number of parking spaces currently on-
 site. Mr. Sharpe answered there are 20 spaces available.

 Ms. Erica Minchella asked if the furniture store slated to locate in the commercial
 space belongs to the applicant. Mr. Gorgulu stated that the furniture company
 wants a 20-year lease for a showroom only with 4-6 parking spaces.

 She also commented that if this layout doesn’t work, maybe another one would
 and was surprised that staff would recommend denial instead of working with the
 petitioner. Perhaps a change in the number of bedrooms or requiring compact
 cars would make the difference.

 Director Nyden advised that adding more requirements is not the answer if it
 affects the neighborhood too much. As an example, deliveries and guest parking
 would go to the residential streets.

 Discussion took place among commissioners:
 - Commissioner Scott Berman stated that the case is not ready to be reviewed
 by the Plan Commission and suggested dismissal for more work to be done
 postponing voting on both cases.



# 621812 Plan Commission meeting minutes September 5, 2024
 DRAFT/ NOT APPROVED


 - Commissioner Shpayher agreed and stated the petitioner should make
 changes and resubmit.

 - Commissioner Mathee suggested that the Commission vote on the re-zoning
 case and defer the site plan approval.

 - Chairman Luke offered that the petitioners may not want to go forward with
 the proposal and asked if they wanted some time to think about it.

 At 8:26 pm a 10-minute break was announced. The hearing resumed at 8:36 pm
 at which time Director Nyden suggested to move on to public comments.

 Public Comments
 Jennifer Seymour, 38-year resident at 9520 Leamington spoke of the added
 impact to heavy traffic with closing off access from Golf Road. Parking will also
 be affected and will spill over to an already very tight Leamington Avenue. She
 also inquired why there was no traffic study done. Ms. Seymour had concerns on
 how trucks would be getting through; where trash enclosures would be located;
 hours of operation for the furniture store; 5 bedrooms could mean 20-50 people
 (tenants, employees & customers); and children possibly playing in the parking
 lot.

 Mitch Selig, commented on the safety concerns with small kids & teenagers living
 on Leamington and the busy Golf Road traffic not being able to stop in time for
 turning cars on Leamington. As a carpenter by trade, he was questioning the
 plans and wanted to know if the builder has a history in Skokie. Director Nyden
 answered that the project will need permits and undergo inspections. He can
 submit a FOIA request for more details on the builder’s history.

 Michael Klozotsky, 9509 Leamington, questioned if this was a Fair Housing
 issue; creating a private living arrangement targeting a particular group and
 boxing out people. He is in favor of mixed-use rather than leaving a property
 vacant but this plan will cause traffic accidents.

 Karen Ruiz, 9535 Leamington, has lived in the neighborhood since 1992 and
 talked of the building being up on stilts with parking underneath was the only way
 to solve the parking problem. Taking away the driveway access on Golf Road is
 not safe with the heavy traffic.

 Carlos Ruiz, 9535 Leamington, is a retired city planner. In his opinion, after
 reviewing the plans, this proposed use doesn’t appear to be designed as family
 living for related people. The 2 driveways on Golf Road should remain and
 Planning should table the zoning change until a suitable use is found since staff
 has recommended denial of the site plan request.

# 621812 Plan Commission meeting minutes September 5, 2024
 DRAFT/ NOT APPROVED



 Chairman Luke asked the petitioners, after hearing the public comments, their
 thoughts. Mr. Gorgulu explained their family’s lifestyle. He does not want to
 change the project. He bought the building 3 years ago for $300,000 as
 commercial property. He has been working on this project for 1 year. Older family
 members do not drive.

 Chairman Luke mentioned that he could change the layout or reduce to 3
 bedrooms & bathrooms and then come back with a new design for staff to look
 at. Mr. Gorgulu is willing to come back and said if he cannot do it then he must
 sell the building.

 Director Nyden confirmed that these cases regarding 5135 Golf Road be tabled
 until the October 17, 2024 Plan Commission meeting.

 Commissioner Berman wondered if a new public notice will be needed. Director
 Nyden stated that the information will be on the Village’s website and if there are
 any questions, please call the Village of Skokie.


(V) RECOMMENDATIONS AND VOTING
 Case 2024-23P
 A motion was made to table the request to amend the zoning map to change the
 zoning district for 5135 Golf Road from B2 Commercial to NX Neighborhood
 Mixed-Use to the October 17, 2024 meeting.

 Motion: T. Gevaryahu Second: C. Franklin

 Ayes: 7
 Nays: 0

 Case 2024-24P
 A motion was made to table the request for site plan approval to convert an
 existing 3-story office building that exceeds the maximum 25’ permitted base
 height into a mixed-use building with 4 residential units, first floor commercial,
 and surface parking at 5135 Golf Road with relief to allow continuous curbing
 less than 6’ from and parallel to any property line adjacent to a street frontage to
 the October 17, 2024 meeting.

 Motion: S. Berman Second: T. Gevaryahu

 Ayes: 7
 Nays: 0



# 621812 Plan Commission meeting minutes September 5, 2024
 DRAFT/ NOT APPROVED



(VI) ITEMS FOR COMMUNICATION

 The next regularly scheduled meeting will take place on September 19, 2024.

(VII) ADJOURNMENT
 Chair Luke adjourned the meeting at 9:08 PM.

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Asst.




# 621812 Plan Commission meeting minutes September 5, 2024
STAFF REPORT 2024-25P: Subdivision
Community Development Department Council Chambers, 7:30 PM, September 19, 2024


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Coordinator
Re: 2024-25P: Subdivision
 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue

 Related Cases – 2024-26P: Site Plan Approval
 2024-27P: Special Use Permit
 2024-28P: Parking Determination
 2024-29P: Special Use Permit

General Information
Location 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder
 Avenue
Purpose To subdivide 6 lots into 4 lots in a B4 Regional Mixed-Use
 Shopping zoning district, and any relief that may be discovered
 during the review of this case.
Petitioner Chicago Title Land Trust Company as Successor Trustee Under
 Trust Agreement dated July 16, 1962 and Known as Trust No.
 17677, on behalf of Linder Touhy, LLC
Size of Site 272,516 square feet (6.256 acres) with frontage on Touhy
 Avenue and Linder Avenue
Existing Zoning & B4 Regional Mixed-Use Shopping – multitenant industrial building
Land Use containing a hardware store, medical equipment manufacturing
 business, and a vacant industrial space; vacant industrial
 buildings
Adjacent Zoning & North M1 Office Assembly Industry – primary metal
Land Use manufacturing, police station
 South B4 Regional Mixed-Use Shopping – retail, limited and full
 service restaurants
 East M2 Office Assembly Industry – limited service restaurant
 with outdoor dining, car dealer, hand car wash,
 automotive repair facility
 B3 Business – limited service restaurant with drive-
 through


VOSDOCS-#621600-v1-Staff_Report_-_2024-25P_-_Subdivision__5404-
5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue
 1 of 3
 West B3 Business – thrift shop, limited service restaurant with
 drive-through and outdoor dining
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
 The site contains a multitenant industrial building and two vacant industrial
 buildings.
 The subject site is accessible by vehicle from Touhy Avenue and Linder Avenue.
 Overhead utilities run in a north-south direction along the west side of the 5404-
 5418 Touhy Avenue property and in a north-south direction along the east side of
 the 5404-5418 Touhy Avenue building. Overhead utilities also run in an east-west
 direction to the north of the subject site.




 Complete Streets
  A public sidewalk is present along Touhy Avenue. A public sidewalk is also
 present along Linder Avenue adjacent to 5440 Touhy Avenue. No public
 sidewalk is present adjacent to 7235 Linder Avenue.
  Linder Avenue is a designated future bike route.
  Niles Center Road/Carpenter Road is indicated as having a bike lane in the long
 term.
  No bicycle parking is presently available at the subject site.
  The subject site is directly served by the Pace 290 Touhy Avenue bus route. The
 Pace 225 Central-Howard and Pace 226 Oakton Street buses run along Niles
 Center Road/Carpenter Road, a half block to the east of the subject site. The
 Pace 411 West Niles Local bus runs along Central Avenue, 1 block to the west of
 the subject site.
  The Oakton-Skokie CTA Station is located 1 mile to the northeast of the subject
 site.
  The subject site is within walking distance of residential neighborhoods, retail,
 services, a hotel, and a park.
  Pedestrian access to the subject site is available from Touhy Avenue and Linder
 Avenue.



VOSDOCS-#621600-v1-Staff_Report_-_2024-25P_-_Subdivision__5404-
5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue
 2 of 3
PETITIONER’S SUBMITTAL
The petitioner is requesting to subdivide 6 existing lots into 4 lots at 5404-5418 Touhy
Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue in a B4 Regional Mixed-Use
Shopping zoning district. Lot 1 will contain the proposed Chase Bank (case 2024-29P).
Lot 2 will contain Cava limited service restaurant and its associated drive-through (case
2024-27P) and First Watch limited service restaurant. Lot 3 will contain the existing
multi-tenant industrial building at 5404-5418 Touhy Avenue. Lot 4 will contain the
vacant industrial building at 7235 Linder Avenue.
No dedications for right-of-way are being proposed in conjunction with the subdivision.

STAFF ANALYSIS AND RECOMMENDATIONS
Staff recommends that the petitioner’s request to subdivide 6 existing lots into 4 lots at
5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue in a B4
Regional Mixed-Use Shopping zoning district be APPROVED subject to the conditions
listed below.
The subdivision will enable the petitioner to place each existing and proposed building
within its own lot to allow for the possible transfer of ownership of the lots in the
future. The subdivision will meet all requirements of the Village Code and Map Data
Policy.

RECOMMENDED SUBDIVISION CONDITIONS
 1. The Linder-Touhy Subdivision shall be effective upon its recording by the Village
 in the Office of the Recorder of Deeds of Cook County, Illinois.
 2. All monuments must be set no later than 1 year after the date of the recording
 of the plat.
 3. The petitioner must submit to the Planning Division electronic files of the plat of
 subdivision in approved and finalized form. The files must be scaled drawing
 files in AutoCAD format (version 2010 or older). The drawings must be
 formatted to SPCS, NAD83, HARN 2007, with SPCS north being straight up, and
 the primary units in U.S. Survey Feet. All elements must be contained within a
 single file, no XREF or PDF attachment files shall be used.
 4. The petitioner must comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.


ATTACHMENTS
1. Linder-Touhy Subdivision, dated August 30, 2024
2. Plat of Survey, dated July 17, 2024
3. Aerial and Zoning Map, dated August 23, 2024

VOSDOCS-#621600-v1-Staff_Report_-_2024-25P_-_Subdivision__5404-
5418_Touhy_Avenue__5440_Touhy_Avenue__and_7235_Linder_Avenue
 3 of 3
 GRAPHIC SCALE
 LINDER-TOUHY SUBDIVISION
 BEING A SUBDIVISION OF PART OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 28, •
 TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE THIRD PRINCiPAL MERiDIAN, !N COOK COUNT/, ILLINOIS,


 PINS:
 10.29-312-022-0000
 lft-28-312-023-0000
 10-2MU.02WOOB
 tO-lM 12.028-0000
 10-SB-312-029-000(1
 10-Z8-312.TO&-0000


 This plat is to be recorded by the Viflage ofStokie, !
 forthe under^Egned.
 CONCRETE MONUMENT MORTH ONE OF THE SOUTH 435.0B' OT THE SOUTHWEST QUASTER OF SeCTQN 2S-4.1-1.3 Upon recordation return this plat to;
 TO BE SET
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 AREA ±29,167 SO. FT
 AREA ±30,116 SQ. FT. OR ±0,669 AC. (EXCEPT FROM THE ABOVE DESCRIBED PARCELS THE SOUTH SO FRET
 OR ±0,631 AC. ARC. 46.18'
 THERGOF), ALL IN COOK COUNTC, ILLINOIS. IN THE MANNER
 RAD, 57.00' REPRESENTED ON THE PLAT HEREON DRAWN.
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 NOT INCLUDED

 •SOUTH UNE OF THE SOUTHWEST QUARTER OF SECTION 2&-41-13



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 (RECORO 100 FT. PUBLIC R.CLW.)




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2024-25P - Subdivision: 5404-5418 Touhy Avenue, 5440 Touhy Avenue,
and 7235 Linder Avenue
 Legend
 Zoning and Development

 Zoning

 B3: Business

 B4: Regional Shopping

 M1: Office Assembly Industry
Staff Report 2024-26P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, September 19, 2024


To: Paul Luke, Chairman, Skokie Plan Commission
From: Jose Acosta, Planning Coordinator

Re: 2024-26P: Site Plan Approval
 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue

 Related Cases – 2024-25P: Subdivision
 2024-27P: Special Use Permit
 2024-28P: Parking Determination
 2024-29P: Special Use Permit

General Information
Location 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder
 Avenue
Purpose To request site plan approval for a 4-lot planned development at
 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder
 Avenue in a B4 Regional Mixed-Use Shopping zoning district that
 includes 2 industrial buildings, a limited-service restaurant, a
 limited-service restaurant with drive-through, a bank with a
 drive-in facility, shared surface parking, and storm water
 detention; relief from §118-144(2) to allow parking within the
 required 25’ minimum front yard along an Illinois State Route
 frontage and within the required 25’ minimum side yard in a B4
 zoning district; and any other relief that may be discovered
 during the review of this case.
Petitioner Chicago Title Land Trust Company as Successor Trustee Under
 Trust Agreement dated July 16, 1962 and Known as Trust No.
 17677, on behalf of Linder Touhy, LLC
Size of Site 272,516 square feet (6.256 acres) with frontage on Touhy
 Avenue and Linder Avenue
Existing Zoning & B4 Regional Mixed-Use Shopping – multi-tenant industrial
Land Use building containing a hardware store, a medical equipment
 manufacturing business, and a vacant industrial space; vacant
 industrial buildings
Adjacent Zoning & North M1 Office Assembly Industry – primary metal
Land Use manufacturing, police station



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 South B4 Regional Mixed-Use Shopping – retail, limited and
 full-service restaurants
 East M2 Office Assembly Industry – limited service restaurant
 with outdoor dining, car dealer, hand car wash,
 automotive repair facility
 B3 Business – limited service restaurant with drive-
 through
 West B3 Business – thrift shop, limited service restaurant with
 drive-through and outdoor dining
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
 The site contains a multi-tenant industrial building and two vacant industrial
 buildings.
 The subject site is accessible by vehicle from Touhy Avenue and Linder Avenue.
 Overhead utilities run in a north-south direction along the west side of the 5404-
 5418 Touhy Avenue property and in a north-south direction along the east side of
 the 5404-5418 Touhy Avenue building. Overhead utilities also run in an east-west
 direction to the north of the subject site.




 Complete Streets
  A public sidewalk is present along Touhy Avenue. A public sidewalk is also
 present along Linder Avenue adjacent to 5440 Touhy Avenue. No public
 sidewalk is present adjacent to 7235 Linder Avenue.
  Linder Avenue is a designated future bike route.
  Niles Center Road/Carpenter Road is indicated as having a bike lane in the long
 term.
  No bicycle parking is presently available at the subject site.
  The subject site is directly served by the Pace 290 Touhy Avenue bus route. The
 Pace 225 Central-Howard and Pace 226 Oakton Street buses run along Niles
 Center Road/Carpenter Road, a half block to the east of the subject site. The
 Pace 411 West Niles Local bus runs along Central Avenue, 1 block to the west of
 the subject site.
  The Oakton-Skokie CTA Station is located 1 mile to the northeast of the subject
 site.
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  The subject site is within walking distance of residential neighborhoods, retail,
 services, a hotel, and a park.
  Pedestrian access to the subject site is available from Touhy Avenue and Linder
 Avenue.

PETITIONER’S SUBMITTAL
The petitioner is requesting site plan approval for a 4-lot planned development at 5404-
5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue in a B4 Regional
Mixed-Use Shopping zoning district that includes 2 industrial buildings, a limited-service
restaurant, a limited-service restaurant with drive-through, a bank with a drive-in
facility, shared surface parking, and storm water detention; relief from §118-145(2) to
allow parking within the required 25’ minimum front yard along an Illinois State Route
frontage and within the required 25’ minimum side yard in a B4 zoning district; and
any other relief that may be discovered during the review of this case.
With regards to the proposal, the petitioner explains that:
 On behalf of our client, Linder Touhy LLC ("Applicant"), we submit this Statement of Effects in
 accordance with the requirements for Planned Development and Site Plan Approval by the
 Village of Skokie Plan Commission. This Statement of Effects summarizes the impacts of the
 Applicant's proposal for site plan approval for the property located at 5404-5418 Touhy Avenue,
 5440 Touhy Avenue, and 7235 Linder Avenue ("Property"). The proposed Site Plan consists of
 two existing light industrial buildings and anticipates constructing two new, freestanding
 commercial buildings (collectively, the "Proposed Development").

 The Proposed Development consists of three sections, each with distinct yet complimentary
 uses as they relate to each other, all within the existing B4 Zoning District.

 The plan for the southwest portion of the Property (at the corner of Touhy and Linder)
 contemplates two new commercial buildings which will be situated adjacent to each other and
 constructed simultaneously, both facing Touhy Avenue. The western building ("Building A") will
 be a 3,384 gross square foot commercial bank with an ATM drive-through along its northern
 façade, hidden from Touhy Avenue. The bank use contemplates 33 parking spaces, including
 two handicapped spaces, which exceed Village requirements.

 The eastern building ("Building B") will be a 6,544 gross square foot retail building, divided into
 a 2,511 gross square foot space ("Tenant 1") and a 3,950 gross square foot space ("Tenant
 2"), each occupied by a limited service restaurant, and each with a small outdoor patio. A drive
 through will serve Tenant 1, situated on the west side of the building between buildings A and B.
 Building B will provide 57 parking spaces, meeting the parking requirements outlined in the
 Village Code.

 The northwestern portion of the Property is currently improved with a vacant, 23,885 gross
 square feet single-story manufacturing building ("Building D") with 53 parking spaces. While no
 use is currently planned for Building D, the Proposed Development involves demolition and
 improvements to the utility infrastructure, stormwater detention, and associated site concrete. At
 the time that the use for Building D is determined, the Applicant will engage the Village to
 amend the Planned Development as appropriate.

 Finally, the eastern half of the Property is improved with an existing 67,410 gross square foot

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 building ("Building C") occupied by long-standing tenants with light manufacturing, office and
 retail uses: The Tile Shop and the medical device manufacturer Uresil, and approximately
 23,885 gross square feet of vacant space. The existing uses are legal nonconforming uses,
 having been established before the Property was rezoned in 2022. This application does not
 propose any change of uses for Building C. However, relief is requested pursuant to Sec. 118-
 255 of the Village Code to allow these uses to remain as part of the Planned Development.
 The Building C tenants have expressed interest in expanding their respective facilities. Should
 those plans be realized or a new tenant seeks to occupy the space, the Applicant will work with
 the Village to accommodate the tenants' goals as appropriate and as provided by the
 procedures for relief in Sec. 118-255 of the Village Code



STAFF ANALYSIS AND RECOMMENDATIONS
Staff recommends that the petitioner’s request for site plan approval for a 4-lot planned
development at 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder
Avenue in a B4 Regional Mixed-Use Shopping zoning district be APPROVED, subject to
the recommended conditions and attached Proposed Findings of Fact.
Staff further recommends that the following items of relief be incorporated in the new
Site Plan Approval:
 1. §118-145(2) to allow parking within the required 25’ minimum side yard in a B4
 zoning district
 2. §82-28(b)(1)(c) to provide an additional wall sign on a façade not abutting a
 street where an occupant abuts two or more streets, and to provide more than
 one wall sign for each occupant in the development.
Traffic Engineering staff is recommending that changes be made to the existing traffic
signal at the intersection of Touhy Avenue and the eastern Village Crossing shopping
center entrance. Staff suggests modifying the traffic signal to provide a protected-
permissive left turn phase based on the Traffic Impact Study conducted for the site and
the analysis of the projected volume the site will attract. Staff noted that an IDOT
permit is required prior to construction due to the recommendation to add-permissive
southbound left-turn phase at the intersection of Touhy Avenue and Village Crossing
entrance. Village staff also recommends adding high visibility crosswalks to this
intersection.
The petitioner has stated that they have requested IDOT review of the site plan and will
incorporate any traffic management, driveway, or intersection improvements that the
agency recommends, including reconfiguring the existing traffic signal at the
intersection of Touhy Avenue and the eastern Village Crossing shopping center
entrance. Staff will require any modifications made to the proposed architectural site
plan during IDOT review, the petitioner is subject to Modified Review or additional Plan
Commission review.
Engineering staff noted some inconsistencies in the stormwater report, specifically
regarding the incorrect address listed on the report and the mismatching required
volume control storage listed on the plans. The required volume control storage is listed

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at 6,244 CF (p.5) and on plans (sheet 19) required volume control storage is listed as
6,236 CF. Staff requests that the petitioner either correct the plans or update the
stormwater report. If MWRD determines that the development does not qualify for a
site constraint and requires additional volume control design elements, the Village must
review the stormwater report and plans again to determine that there are no significant
changes to the approved site plan and local stormwater requirements are still met.
Subsequent to the petitioner’s filing for the case, Planning staff determined that relief is
not required to allow parking in the required 25’ minimum front yard along an Illinois
State Route frontage. Per §118-217(d)(1) of the Village Code, parking is permitted in a
required front yard in the B4 regional shopping district. Relief will still be required from
§118-145(2) in order to allow parking in the side yard. Staff identified that relief will be
required from § 82-26(b)(1)(c) to provide an additional wall sign on a façade not
abutting a street where an occupant abuts two or more streets and to provide more
than one wall sign for each occupant in the development. The first section of relief
applies to Chase Bank as they are proposing signage within the interior of the lot on the
elevation that faces east towards the proposed Cava and First Watch restaurants. The
second section of relief applies to Cava and First Watch as the building elevations show
more than one wall sign for each restaurant.


APPEARANCE COMMISSION
The petitioner received a Certificate of Appropriateness for the proposed building
elevations at the August 14th, 2024, Appearance Commission meeting.

ATTACHMENTS
1. Recommended Conditions for 2024-26P
2. Proposed Positive Findings of Fact for 2024-26P
3. Proposed Architectural Site Plan, dated July 29, 2024
4. Overall Landscape Plan, dated July 29, 2024
5. Elevations (Building B), dated July 29, 2024
6. Perspective (Building B), dated July 29, 2024
7. Chase Bank Prototypical Exterior Elevations, dated July 29, 2024
8. Chase Bank Prototypical Exterior Renderings, dated July 29, 2024
9. Floor Plan (Building B), dated July 29, 2024
10. Fire Truck Turning Exhibit, dated July 12, 2024
11. Plat of Survey, dated September 30, 2023
12. Aerial and Zoning Map, dated August 23, 2024




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Recommended Conditions 2024-26P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, September 19, 2024


1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved Proposed Architectural Site Plan, dated <insert date of
 final approved plan>, Elevations (Building B), dated <insert date of final approved
 plan>, Perspective (Building B), dated <insert date of final approved plan>, Chase
 Bank Prototypical Exterior Elevations, dated <insert date of final approved plan>,
 Chase Bank Prototypical Exterior Renderings, dated <insert date of final approved
 plan>, Floor Plan (Building B), dated <insert date of final approved plan>, and Fire
 Truck Turning Exhibit, dated <insert date of final approved plan>;
2. Prior to the issuance of building permits, the petitioner shall submit to the Planning
 Division of the Community Development Department:
 1. Confirmation of IDOT approval.
 2. Confirmation of MWRD approval.
3. Prior to the hearing before the Board of Trustees, the petitioner must submit a
 revised Architectural Site Plan to show the location of trash receptacles near outdoor
 dining areas and the location of bicycle parking on site.
4. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Skokie Village Code. (Standard)
5. The petitioner shall obtain a determination letter from the Metropolitan Water
 Reclamation District (MWRD) in order to determine if the manholes can remain in
 place and if an MWRD permit is required in the instance that they need to be
 relocated;
6. Trash shall only be allowed within a designated trash enclosure and shall be
 screened from public view in an enclosure approved by the Appearance Commission.
 All trash shall be contained in such a way as to remain out of sight at all times;
7. The proposed development shall have a minimum of 240 off-street vehicle parking
 spaces including 10 handicapped parking space, and a minimum of 2 bicycle parking
 spaces, as indicated on the architectural site plan dated July 29, 2024;
8. The owner of the Subject Property [and its tenant] shall ensure that employees park
 on the Subject Property;
9. No required parking space on the site may be for the exclusive use of any tenant;
10. The petitioner shall sign an "Agreement for Installation and Maintenance of
 Landscaping" to assure that the Subject Property and parkway landscaping is
 completed and maintained, including trimming, watering, and replacing of dead
 plant materials in a timely manner in accordance with the final approved landscape
 plan. A copy of said Agreement is attached hereto, marked Exhibit “A” and hereby
 made part of this Ordinance. This “Agreement for Installation and Maintenance of
 Landscaping" shall be recorded at the petitioner’s expense;

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11. The petitioner shall submit to the Planning Division electronic files of the site,
 landscape, and floor plans in their approved and finalized form.

12. The owner of every occupied commercial premises used for the sale of packaged or
 prepared food and the sale of automotive products shall supply at least one
 approved covered container for litter at the main entrance to the premises for use
 by customers. The owner of the premises shall be responsible for the removal of
 litter every four hours.
13. A screened garbage corral with an impermeable surface shall be provided to contain
 all dumpsters.
14. At least once during every 4 hours of operation and before opening and closing of
 the business, employees shall patrol the Subject Property and clear it of debris.
15. Barriers, fencing, landscaping, and other features shall be utilized to define the
 outdoor dining area.
16. Use of the area shall be limited to between 8:00 AM and 10:00 PM, but not longer
 than the posted operational hours of the associated food service facility.
17. Dates of operation for outdoor dining areas shall be limited to between April 1 and
 October 31 in a calendar year.
18. The outdoor dining area shall be exempt from the parking regulations if used or set
 up less than 7 months in a calendar year.
19. All food preparation must take place inside the associated food service
 establishment.
20. Adequate refuse disposal shall exist as determined by the Health Department.
21. Advertising or promotional features shall be limited to umbrellas or canopies.
22. All applicable village and state health requirements shall be met.
23. Dining areas will be reviewed each year during the annual restaurant inspection. The
 outdoor dining permit may be revoked by the Village Manager at any time on 14
 days' notice for failure to comply with the regulations set forth in this subsection.
24. The outdoor dining area shall not be enclosed on more than two sides with walls if
 roofed over.
25. The outdoor dining area must be located on a surface approved by the Village
 Manager or designee.
26. The outdoor dining area shall not be located in a required parking space or block a
 public sidewalk.
27. The outdoor dining shall be on the same lot or within a development that received
 site plan approval as its associated food service establishment.
28. An outdoor dining area shall not be located within a 15-foot sight distance triangle
 or within 3’ from any public alley.

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Proposed Positive Findings of Fact 2024-26P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, September 19, 2024


Consideration Finding
The request is harmonious with and does not The request will be harmonious with and will
adversely affect adjacent properties. not adversely affect adjacent properties as
 long as the conditions of the planned
 development for site plan approval are met.
The request can demonstrate that adequate The request will have adequate public
public facilities, including roads, drainage, facilities, including roads, drainage, utilities,
utilities, and police and fire protection exist or and police and fire protection, which exist or
will exist to serve the requested use at the time will exist to serve the requested use at the
such facilities are needed. time such facilities are needed.
The request demonstrates adequate provision The request will have adequate provisions for
for maintenance of the associated structures. maintenance of the associated structures.
The request has considered and, to the degree No adverse effects on the natural
possible, addressed the adverse effects on the environment are anticipated
natural environment.
The request will not create undue traffic It is not anticipated that the request will
congestion. create undue traffic congestion.
The request will not adversely affect public Public health, safety, and welfare will not be
health, safety, and welfare. adversely affected by the request.


The request conforms to all applicable The request will conform to all applicable
provisions of this code, except where relief is provisions of this code, except where two
granted with the request. items of relief are being granted with the
 request.

Additional Considerations for Planned Finding
Developments
The proposed use of the particular site, The proposed use of this site is desirable to
including any exceptions to use, shall be shown provide a service, amenity, or facility that will
as necessary or desirable to provide a service, contribute to the general well-being of the
amenity, or facility that will contribute to the surrounding area.
general well-being of the surrounding area.
Under the circumstances of the particular case, The proposed planned development will not
the proposed use will not be detrimental to the create an environment that is detrimental to
health, safety, or general welfare of persons the health, safety, or general welfare of
residing within or in the vicinity of the PD. persons residing within it or its vicinity.




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 BUILDING SUMMARY
 25' BUILDING SETBACK
 PER SKOKIE ORDINANCE NO. 2022-22P
 B4 REGIONAL MIXED-USE SHOPPING DISTRICT

 PERMITTED USES (PER APPENDIX A USE TABLE):
 •  BANK, CREDIT UNION, OR OTHER SAVINGS
 BUILDING D (EXISTING) INSTITUTION, INCLUDING CURRENCY EXCHANGES
 BUILDING C (EXISTING)
 23,885 GSF •  RESTAURANT, LIMITED SERVICE—WITHOUT DRIVE-
 TENANT 3: 34,152 GSF
 21,497 NSF (90% EFFICIENCY) THROUGH
 SITE 30,737 NSF (90% EFFICIENCY)
 LIGHTING, 7
 1 PARKING SPACE PER 600 NSF 16 TYP.
 SPECIAL USES (PER APPENDIX A USE TABLE):



 15' BUILDING SETBACK
 EXTEND
 1 PARKING SPACE PER 600 NSF
 PUBLIC (MANUFACTURTING USES) 5 7 •  RESTAURANT, LIMITED SERVICE WITH DRIVE-
 WALK (MANUFACTURTING USES)
 NORTH 36 PARKING SPACE REQUIRED THROUGH (EXCEPT CARRYOUT RESTAURANTS)
 8' - 5" 25' - 8" 18' - 0" 18' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2" 52 PARKING SPACE REQUIRED
 BUILDING DIMENSIONAL REQUIREMENTS (PER SEC 118-145)
 B4 REGIONAL MIXED-USE SHOPPING DISTRICT
 EXISTING TREE 3 ALLOWED PROPOSED
 TO REMAIN
 BUILDING HEIGHT: 175' 22' (BUILDING A)

 18' - 0" 10' - 7" 18' - 0" 11' - 7"



 LINDER AVE.
 175' 25' (BUILDING B)
 21 16
 FRONT YARD SETBACK
 8 ILLINOIS STATE ROUTE: 25' 72'-4"
 14'x12' TRASH
 FRONT YARD SETBACK
 PROPOSED 24' - 0" PROPOSED 14'x12' TRASH 24' - 0" PROPOSED BUILDING C (EXISTING)
 DIRECTIONAL SIGN DIRECTIONAL SIGN 14'x20' TRASH DIRECTIONAL SIGN TENANT 2: 13,000 GSF ALL OTHERS STREETS: 15' 64'-3"



 25' BUILDING SETBACK
 11,700 NSF (90% EFFICIENCY) SIDE YARD SETBACK: 25' 372'-0"
 20' - 6"
 3
 25' - 10" 4 9' - 0" REAR YARD SETBACK: 25' 280'-6"
 16' - 0" 2' - 0" 10
 FUTURE
 1 PARKING SPACE PER 600 NSF

 12' - 0" 25' - 0"
 (MANUFACTURTING USES)


 8' - 0" 16' - 0" 24' - 0"
 PARKING SUMMARY
 ATM OUTDOOR
 7' - 0"
 PATIO: 543 SF 20 PARKING SPACE REQUIRED
 9' - 0" 4
 T 10 BUILDING A: NEW BANK - 3,384 GSF / 3,046 NSF
 BANKS AND OTHER FINANCIAL INSTITUTIONS, WALK-IN: 1 PARKING
 BUILDING C (EXISTING) SPACE FOR EACH 300 SF OF NET FLOOR AREA.
 TENANT 1: 20,258 GSF 3 REQUIRED PROPOSED
 16' - 0" 24' - 0" 89' - 4" 80' - 0" 14' - 0" 114' - 0" 7' - 8" 16' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2"
 11 SPACES 33 SPACES (31 + 2 HC)
 18,233 NSF (90% EFFICIENCY) 37
 8' - 0" 2' - 0" BUILDING A: BUILDING B: 4 2
 SITE
 LIGHTING,
 3,384 GSF 6,544 GSF 6'x12' BIKE 1 PARKING SPACE PER 1500 NSF BUILDING B: NEW RESTAURANT - 6,544 GSF / 5,650 NSF
 PARKING: FOOD ESTABLISHMENTS: 1 PARKING SPACE FOR EACH 100 SF OF
 73' - 0" 1 PARKING SPACE PER EMPLOYEE
 TYP.
 8' - 0" (3) BIKE RACKS
 13 (6) SPACES (CONSTRUCTION MATERIAL SALES) NET FLOOR AREA
 6'x8' BIKE 23 PARKING SPACE REQUIRED REQUIRED PROPOSED

 16' - 0"8' - 0" 16' - 0"8' - 0"
 PARKING: 57 SPACES 57 SPACES (54 + 3 HC)
 (2) BIKE RACKS
 6'x8' BIKE
 4 2 1 3 9' - 0" 8' - 0"8' - 0"2
 (4) SPACES 4 4
 PARKING: BUILDING C: EXISTING MULTI-TENANT - 67,410 GSF / 60,670 NSF
 (2) BIKE RACKS OUTDOOR PROPOSED EXISTING SITE REQUIRED PROPOSED
 (4) SPACES 24' - 0" PATIO: 256 SF 24' - 0" GROUND SIGN 1 24' - 0"
 GROUND SIGN LIGHTING,
 4 PER SEC.82-28.C.B TO BE REMOVED TYP. 95 SPACES 97 SPACES (92 + 5 HC)
 25' BUILDING SETBACK
 16' - 0"
 10 2' - 0" 11 16' - 0" 2' - 0"
 12 16' - 0" 2' - 0" 10 BUILDING D: EXISTING VACANT - 23,885 GSF / 21,497 NSF
 REQUIRED PROPOSED
PROPOSED
 8' - 0" 4' - 2" 36 SPACES 53 SPACES
GROUND SIGN 2
PER SEC.82-28.C.B EXISTING TREES TO REMAIN,
 EXISTING TREES TO REMAIN,
 TYP. SEE LANDSCAPE PLAN OVERALL DEVELOPMENT
 TYP. SEE LANDSCAPE PLAN
 FOR NEW PLANTINGS
 TOUHY AVE. FOR NEW PLANTINGS REQUIRED PROPOSED
 199 SPACES 240 SPACES
 EXISTING
 TRAFFIC SIGNAL ARCHITECTURAL SITE PLAN
 1 SCALE: 1" = 60'-0"



 1 728+< /,1'(5&200(5&,$/
 2.:$5&+,7(&76
 :-DFNVRQ6XLWH
 6&$/(   PROPOSED '(9(/230(17
 6.2.,(,/ 
 $UFKLWHFWV &KLFDJR,/
 352-(&7
    
 ARCHITECTURAL SITE PLAN  3URMHFW 
 9 8 7 6 5 4 3 2 1




 TREE PROTECTION NOTES


 1. BEFORE ANY EXCAVATION, CALL TO LOCATE ANY EXISTING UTILITIES ON THE SITE. THE
G CONTRACTOR SHALL FAMILIARIZE HIM/HERSELF WITH THE LOCATIONS OF ALL BURIED UTILITIES IN G
 THE AREAS OF WORK BEFORE STARTING OPERATIONS. THE CONTRACTOR SHALL BE LIABLE FOR THE
 COST OF REPAIRING OR REPLACING ANY BURIED CONDUITS, CABLES OR PIPING DAMAGED DURING
 THE INSTALLATION OF THIS WORK.


 2. FOUR FOOT HIGH SNOW FENCING OR OTHER RIGID MATERIAL IS TO BE ERECTED AROUND THE
 DRIPLINE OF ALL TREES TO BE SAVED IN ACCORDANCE WITH THE SKOKIE ZONING ORDINANCE.


 3. A TREE REMOVAL PERMIT MUST BE OBTAINED FROM THE PLANNING OFFICE PRIOR TO ALL TREE
 EXISTING REMOVAL ACTIVITY INVOLVING TREES SIX (6) INCHES OR MORE D.B.H. IN ACCORDANCE WITH

 BUILDING [MUNICIPALITY] ZONING ORDINANCE.


 4. TREES TO BE REMOVED MUST BE MARKED IN THE FIELD WITH RED PAINT OR FLAGS AND INSPECTED
 BY THE SKOKIE FORESTRY OFFICE PRIOR TO ANY TREES BEING REMOVED.

F F
 5. IF NECESSARY TO CONDUCT WORK OR DIGGING WITHIN THE ROOT ZONE OF TREES TO REMAIN, THE
 LANDSCAPE ARCHITECT MUST BE NOTIFIED AND ADDITIONAL PROTECTIVE MEASURES, SUCH AS
 ROOT PRUNING OR BRIDGING, MUST BE EMPLOYED BY A LICENSED TREE SERVICE.
 EXISTING TREE
 TO BE REMOVED
 (TYP) 6. PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND UTILITIES TO REMAIN FROM DAMAGE CAUSED
 BY SETTLEMENT, LATERAL MOVEMENT, UNDERMINING, WASHOUTS AND OTHER HAZARDS CAUSED BY
 5781 SITE IMPROVEMENT OPERATIONS.
 5777

 5780 7. CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL EXISTING TREES TO REMAIN. PREVENT ANY




 NORTH LINDER AVENUE
 TREE PROTECTION 5779 DISTURBANCE OF EXISTING TREES INCLUDING ROOT ZONES. USE TREE PROTECTION BARRICADES
 FENCING (TYP)
 EXISTING
 5778 WHERE INDICATED. PROTECT EXISTING TREES TO REMAIN AGAINST UNNECESSARY CUTTING,
 BUILDING BREAKING OR SKINNING OF ROOTS, BRUISING OF BARK OR SMOTHERING OF TREES. DRIVING,
 EXISTING TREE TO PARKING, DUMPING, STOCKPILING AND/OR STORAGE OF VEHICLES, EQUIPMENT, SUPPLIES,
 REMAIN (TYP)
 MATERIALS OR DEBRIS ON TOP THE ROOT ZONES AND/OR WITHIN THE DRIPLINE OF EXISTING TREES
E E
 OR OTHER PLANT MATERIAL TO REMAIN IS STRICTLY PROHIBITED.
 5776
 5782 8. EXERCISE CAUTION WHEN WORKING AND DIGGING NEAR TREES LOCATED ON ADJACENT PROPERTY.


 9. THE CONTRACTOR AT ALL TIMES SHALL KEEP THE PREMISES ON WHICH WORK IS BEING DONE, CLEAR
 OF RUBBISH AND DEBRIS. ALL PAVEMENT AND DEBRIS REMOVED FROM THE SITE SHALL BE
 5775
 O NO
 5774 DISPOSED OF LEGALLY.
 N ST T
 10. ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL APPLICABLE FEDERAL, STATE AND LOCAL
 CODES AND ORDINANCES.
 R FO
 U R
 5783 C TI
 11. TREE INVENTORY CONDUCTED BY DAVE COULTER LICENSED ARBORIST #IL-0094
 O
 5773 12. EXISTING TREES HAVE BEEN LOCATED WITH GIS COORDINATES. LOCATIONS ARE APPROXIMATE BUT
 N
D ACCURATE. FIELD VERIFICATION IS RECOMMENDED PRIOR TO REMOVAL ACTIVITY.
 C D


 PROPOSED
 PROPOSED
 BUILDING
 5772
 BUILDING
 5784




 5805
 5808

 5806 5804

 5807 5803 5787
C 5790 C
 5802 5789 5788
 5815
 5812 5809 5786
 5814 5801




 EXISTING TREE 5791 5785 Architects
 5813 5810 5793 5792 TREE PROTECTION
 TO BE REMOVED TREE PROTECTION 5811 5794 FENCING (TYP)
 (TYP) FENCING (TYP) WEST TOUHY AVENUE
 EXISTING TREE TO
 EXISTING TREE TO REMAIN (TYP) OKW
 REMAIN (TYP) Architects
 600 West Jackson Blvd
 Chicago, IL 60661
 N T 312.798.7700
B B
 F 312.798.7777
 www.okwarchitects.com
 TREE PRESERVATION PLAN EXISTING TREES TO BE
 PRESERVED
 TREE DRIPLINE



 SCALE: 1" = 30'-0"
 0 15' 30' 60' TOUHY & LINDER
 COMMERCIAL
 SNOW FENCE PLACED
 1' OUTSIDE OF DRIPLINE DEVELOPMENT
 SKOKIE, IL
 TREE DRIPLINE
 EXISTING TREES TO
 BE PRESERVED
 TREE PRESERVATION
 PLAN
 SNOW FENCE
 1' OUTSIDE
 TREE INVENTORY &
 DRIPLINE
 TREE REMOVAL NOTES
A A
 DRAWN BY: DJW CHECKED: KMT

 TREE FENCING DETAIL


 c 2024 OKW ARCHITECTS
 DATE: SHEET NO.:



 PROJ. NO.:
 TP1.0
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G G




 SEE SHEET L1.1
 2-GTI
 250-ef


 2-LIT




F F

 EXISTING
 2-PLA
 BUILDING 2-TAR
 250-ef




 EXISTING
 LANDSCAPING
 AT BUILDING D
 2-UCU TO REMAIN




E 1-UCU E




 NORTH LINDER AVENUE
 250-ef

 EXISTING
 BUILDING
 SEE SHEET L1.1
 R ION
 MOWED
 TURF

 FO CT
 T U
 1-AFR
 O
 N STR
 N
 5-RK O
D
 2-UCU
 C D
 5-SP

 5-RK



 MOWED
 TURF

 5-RK
 PROPOSED
 5-SP
 PROPOSED
 BUILDING
 BUILDING

 5-RK

 125-ef
C 1-AFR C
 3-QBI




 10-ls
 MONUMENT
 SIGN 1-CEO 1-CEO 1-AFR
 150-ef 50-ef MONUMENT 9-JCM 50-ef
 6-JCM 250-ef 100-ef
 SIGN
 5-pv 6-SM 5-rf 5-pv 6-SM 5-ep Architects
 20-as 5-pv 6-SM 5-ep 5-pv 6-SM 5-rf
 5-rf 5-HP 5-pv 5-ep 5-HP 5-pv 9-nf 5-ep 5-HP 5-pv 5-rf 5-HP 5-pv
 LANDSCAPE REQUIREMENT SUMMARY
 10-nf
 6-pv 22-as OKW
 SITE AREA SF Architects

 PARKWAY LENGTH (TOUHY AVE) 528 LF 600 West Jackson Blvd
 Chicago, IL 60661
 PARKWAY LENGTH (LINDER AVE) 403 LF
 T 312.798.7700
B REQUIRED PARKWAY TREES (1:30 LF) 31 B
 F 312.798.7777
 MOWED MOWED EXISTING TREES TO REMAIN 8 www.okwarchitects.com
 1-PLA 1-QBI 1-QBI 2-PLA
 2-LIT 2-UCU 1-QBI WEST TOUHY AVENUE TURF TURF PROPOSED PARKWAY TREES 22
 TOTAL PARKWAY TREES: 31
 TOUHY & LINDER
 PARKING SPACES 168
 REQUIRED SHADE TREES (1:15 SPACES) 12 COMMERCIAL
 PROPOSED SHADE TREES 21
 DEVELOPMENT
 SKOKIE, IL

 OVERALL LANDSCAPE
 PLAN KEY
 N


A
 OVERALL LANDSCAPE PLAN KEY A
 0 15' 30' 60' DRAWN BY: DJW CHECKED: KMT
 SCALE: 1" = 30'-0"




 c 2024 OKW ARCHITECTS
 DATE: SHEET NO.:



 PROJ. NO.:
 L1.0
 9 8 7 6 5 4 3 2 1
 9 8 7 6 5 4 3 2 1




 3-HA


G 1-TAR G
 150-ef


 TURF

 1-CK



 6-TD

 500-ef

 TURF




F F


 1-GTI
 150-ef




 1-CK

 6-TD

 5-HA

 TURF
 5-TD

E 15-nf E




 15-nf
 8-TD
 O NO
 TURF N ST T
 150-ef
 EXISTING
 BUILDING
 R FO
 U R
 C TI
 50-ef
 1-CK O
 3-JCM N
D
 1-TAR 5-TON 75-ef 175-ef C D
 1-GTI
 TURF 150-ef


 TURF
 1-GTI
 1-QBI 8-AM
 150-ef

 TURF
 5-JUS
 TURF

 3-JCM
 9-cg
 TURF
 10-RA
 150-ef

 5-TPG
 3-JCM
 3-SM
 TURF
C 13-nf 7-TD C
 5-AM
 3-HP 6-HA 50-ef
 5-SP


 4-TD
 1-CEO 5-AM
 13-nf
 50-ef

 TURF Architects
 3-SP 5-TD
 PROPOSED 5-VJ 3-JCM
 TURF BUILDING PROPOSED
 TURF BUILDING OKW
 4-TD Architects
 15-cg 3-VJ
 13-nf 600 West Jackson Blvd
 1-CEO 7-cg Chicago, IL 60661
 T 312.798.7700
B 3-HP B
 1-HS F 312.798.7777
 8-RA www.okwarchitects.com

 5-TD 12-sh
 3-SM
 7-sh
 1-GBI TOUHY & LINDER
 5-SM
 1-TAR COMMERCIAL
 3-JCM
 TURF
 250-ef DEVELOPMENT
 SKOKIE, IL

 BUILDING FOUNDATION
 150-ef 150-ef 11-RA 1-GBI LANDSCAPE PLANS


 N
A

 BUILDING A & BUILDING B LANDSCAPE PLAN
 N
 BUILDING C FOUNDATION LANDSCAPE PLAN DRAWN BY: DJW CHECKED: KMT
 A



 SCALE: 1" = 20'-0" 0 10' 20' 40'



 c 2024 OKW ARCHITECTS
 SCALE: 1" = 20'-0" 0 10' 20' 40' DATE: SHEET NO.:



 PROJ. NO.:
 L1.1
 9 8 7 6 5 4 3 2 1
 9 8 7 6 5 4 3 2 1



 LANDSCAPE MAINTENANCE SPECIFICATIONS VERTICAL AND TRUE
 ROTATED FOR BEST
 GENERAL CONSTRUCTION NOTES
 SELECTIVE PRUNING APPEARANCE
 DONE AFTER PLANTING

 TREE WRAP
 THE CONTRACTOR SHALL PROVIDE AS A SEPARATE BID, MAINTENANCE FOR A PERIOD OF 1 YEAR AFTER FINAL ACCEPTANCE OF THE PROJECT TREES, SHRUBS, & GROUND COVER (CONT.) TREE SHALL BEAR
 LANDSCAPING. THE CONTRACTOR MUST BE ABLE TO PROVIDE CONTINUED MAINTENANCE IF REQUESTED BY THE OWNER OR PROVIDE THE NAME OF A SAME RELATION TO
 1. REQUIRED LANDSCAPE MATERIAL SHALL SATISFY
 FINISHED GRADE AS 3" UNIFORM
 REPUTABLE LANDSCAPE CONTRACTOR WHO CAN PROVIDE MAINTENANCE. MULCHING RELATED TO DEPTH MULCH.
 ANNUALLY, ALL TREE AND SHRUB BEDS WILL BE PREPARED AND MULCHED, TO A MINIMUM DEPTH OF 3” WITH QUALITY MULCH TO MATCH EXISTING. BED NURSURY GRADE DO NOT MOUND MULCH AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS
 STANDARDS AROUND TREE TRUNK
 PREPARATION SHALL INCLUDE REMOVING ALL WEEDS, CLEANING UP SAID BED, EDGING AND CULTIVATING DECAYED MULCH INTO THE SOIL. DEBRIS AND BE STAKED, WRAPPED, WATERED AND MULCHED
G ALL LANDSCAPE MAINTENANCE SERVICES SHALL BE PERFORMED BY TRAINED PERSONNEL USING CURRENT, ACCEPTABLE HORTICULTURAL PRACTICES. FROM EDGING IS TO BE REMOVED FROM BEDS WHERE APPLICABLE. IF DEEMED NECESSARY, A PRE-EMERGENT HERBICIDE MAY BE APPLIED TO THE SOIL TAPER TO
 G
 TO INHIBIT THE GROWTH OF FUTURE WEEDS. FINISHED GRADE PER ORDINANCE.
 ALL WORK SHALL BE PERFORMED IN A MANNER THAT MAINTAINS THE ORIGINAL INTENT OF THE LANDSCAPE DESIGN.
 FINISHED
 ORGANICALLY MAINTAINED GARDENS SHALL NOT RECEIVE ANY PRE-EMERGENT HERBICIDES. MULCH IN EXCESS OF 4” WILL BE REMOVED FROM THE BED CONSTRUCT 3" GRADE
 ALL CHEMICAL APPLICATIONS SHALL BE PERFORMED IN ACCORDANCE WITH CURRENT COUNTY, STATE AND FEDERAL LAWS, USING EPA REGISTERED AREAS. SPECIAL CARE SHALL BE TAKEN IN THE MULCHING OPERATION NOT TO OVER-MULCH OR COVER THE BASE OF TREES AND SHRUBS. THIS CAN BE SAUCER AROUND
 PLANT PIT
 MULCH FOLLOWS
 DRIPLINE 5' MULCH BED
 2. BEFORE ANY EXCAVATION ON THE SITE, CALL TO
 MATERIALS AND METHODS OF APPLICATION. THESE APPLICATIONS SHALL BE PERFORMED UNDER THE SUPERVISION OF A LICENSED CERTIFIED DETRIMENTAL TO THE HEALTH OF THE PLANTS. FOR EVERGREENS FOR SHADE TREES

 APPLICATOR.
 LOCATE ANY EXISTING UTILITIES ON THE SITE. THE
 WEEDING CONTRACTOR SHALL FAMILIARIZE HIM/HERSELF WITH
 APPROVALS
 ALL BEDS SHALL BE WEEDED ON A CONTINUOUS BASIS THROUGHOUT THE GROWING SEASON TO MAINTAIN A NEAT APPEARANCE AT ALL TIMES. SOIL MIX THE LOCATIONS OF ALL BURIED UTILITIES IN THE AREAS
 ANY WORK PERFORMED IN ADDITION TO THAT WHICH IS OUTLINED IN THE CONTRACT SHALL ONLY BE DONE UPON WRITTEN APPROVAL BY THE OWNER’S TREE BALL TO
 6" MIN. REMAIN INTACT
 REPRESENTATIVE. PRE-EMERGENT (SOIL-APPLIED) AND POST-EMERGENT (FOLIAR-APPLIED) HERBICIDES SHALL BE USED WHERE AND WHEN APPLICABLE AND IN LEVELING & COMPLETELY OF WORK BEFORE STARTING OPERATIONS. THE
 ACCORDANCE WITH THE PRODUCT’S LABEL. COURSE COVERED WITH
 ALL SEASONAL COLOR SELECTIONS SHALL BE APPROVED BY THE OWNER’S REPRESENTATIVE PRIOR TO ORDERING AND INSTALLATION.
 SPECIFIED SOIL CONTRACTOR SHALL BE LIABLE FOR THE COST OF
 SCARIFY AND LOOSEN EDGES OF MIX AND/OR
 MULCH
 INSECT & DISEASE CONTROL: TREES, SHRUBS & GROUNDCOVER TREE PIT TO ENCOURAGE NEW REPAIRING OR REPLACING ANY BURIED CONDUITS,
 SOIL TESTING ROOT PENETRATION
 THE MAINTENANCE CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING THE LANDSCAPE SITE ON A REGULAR BASIS. THE MONITORING CABLES OR PIPING DAMAGED DURING THE
 THE MAINTENANCE CONTRACTOR SHALL PERFORM SOIL TESTS AS NEEDED TO IDENTIFY ANY IMBALANCES OR DEFICIENCIES CAUSING PLANT MATERIAL FREQUENCY SHALL BE MONTHLY EXCEPT FOR GROWING SEASON, WHICH WILL BE EVERY OTHER WEEK. TRAINED PERSONNEL SHALL MONITOR FOR
 DECLINE. THE OWNER SHALL BE NOTIFIED OF THE RECOMMENDATION FOR APPROVAL, AND THE NECESSARY CORRECTIONS MADE AT AN ADDITIONAL PLANT DAMAGING INSECT ACTIVITY, PLANT PATHOGENIC DISEASES AND POTENTIAL CULTURAL PROBLEMS IN THE LANDSCAPE. THE PEST OR CULTURAL INSTALLATION OF THIS WORK.
 COST TO THE OWNER. PROBLEM WILL BE IDENTIFIED UNDER THE SUPERVISION OF THE CONTRACTOR. TREE PLANTING DETAIL
 ACCEPTABLE SOIL TEST RESULTS: FOR PLANT DAMAGING INSECTS AND MITES IDENTIFIED IN THE LANDSCAPE, THE CONTRACTOR SHALL CONSULT AND FOLLOW THE RECOMMENDATIONS 3. FOUR FOOT HIGH FENCING OR OTHER RIGID MATERIAL
 OF THE MOST CURRENT EDITION OF THE STATE COOPERATIVE SERVICE PUBLICATION ON INSECT CONTROL ON LANDSCAPE PLANT MATERIAL.
 LANDSCAPE TREES & SHRUBS TURF IS TO BE ERECTED AROUND THE DRIP-LINE OF ALL
 PLANT PATHOGENIC DISEASE PROBLEMS IDENTIFIED BY THE CONTRACTOR THAT CAN BE RESOLVED BY PRUNING OR PHYSICAL REMOVAL OF DAMAGED
 PH RANGE 5.0-7.0 6.0-7.0
 PLANT PARTS WILL BE PERFORMED AS PART OF THE CONTRACT. FOR AN ADDITIONAL CHARGE, PLANT PATHOGENIC DISEASES THAT CAN BE RESOLVED
 TREES TO BE SAVED.
F ORGANIC MATTER >1.5% >2.5% THROUGH PROPERLY TIMED APPLICATIONS OF FUNGICIDES SHALL BE MADE WHEN THE OWNER AUTHORIZES IT. F
 TRIANGULATED
 MAGNESIUM (MG) 100+LBS./ACRE 100+LBS./ACRE LAYOUT 4. PLANT QUANTITIES ON PLANT LIST INTENDED TO BE A
 IF THE CONTRACTOR NOTES AN ESPECIALLY INSECT-OR DISEASE-PRONE PLANT SPECIES IN THE LANDSCAPE, HE/SHE WILL SUGGEST REPLACEMENT
 PHOSPHORUS (P2O5) 150+LBS./ACRE 150+LBS./ACRE WITH A MORE PEST-RESISTANT CULTIVAR OR SPECIES THAT IS CONSISTENT WITH THE INTENT OF THE LANDSCAPE DESIGN. GUIDE. ALL QUANTITIES SHALL BE CHECKED AND
 POTASSIUM (K2O) 120+LBS./ACRE 120+LBS./ACRE SEE LANDSCAPE
 NOTE: FOR IDENTIFICATION OF PLANT-DAMAGING INSECTS AND MITES, A REFERENCE TEXTBOOK THAT CAN BE USED IS INSECTS THAT FEED ON TREES PLAN FOR
 VERIFIED ON PLANTING PLAN. ANY DISCREPANCIES
 SOLUBLE SALTS NOT TO EXCEED 900PPM/1.9 MMHOS/CM NOT TO EXCEED 750PPM/0.75 MMHOS/CM AND SHRUBS BY JOHNSON AND LYON, COMSTOCK PUBLISHING ASSOCIATES. FOR PLAN PATHOGENIC DISEASES, TWO REFERENCES ARE SUGGESTED: SPACING
 SCOUTING AND CONTROLLING WOODY ORNAMENTAL DISEASES IN LANDSCAPES AND NURSERIES, AUTHORIZED BY GARY MOORMAN, PUBLISHED BY SHALL BE DISCUSSED WITH THE LANDSCAPE
 IN SOIL; NOT TO EXCEED 1400 PPM/2.5 IN SOIL; NOT TO EXCEED 2000 PPM/2.0
 PENN STATE COLLEGE OF AGRICULTURAL SCIENCES, AND DISEASES OF TREES AND SHRUBS BY SINCLAIR AND LYON, PUBLISHED BY COMSTOCK ARCHITECT.
 MMHOS/CM IN HIGH ORGANIC MIX MMHOS/CM IN HIGH ORGANIC MIX PUBLISHING PRESS. SELECTIVE
 3" UNIFORM DEPTH PRUNING DONE
 MULCH,DO NOT MOUND AFTER PLANTING

 FOR UNUSUAL SOIL CONDITIONS, THE FOLLOWING OPTIONAL TESTS ARE RECOMMENDED WITH LEVELS NOT TO EXCEED: TRASH REMOVAL MULCH AROUND 5. ANY DEVIATIONS FROM OR MODIFICATIONS TO THIS
 BASE OF SHRUB
 THE MAINTENANCE CONTRACTOR SHALL REMOVE TRASH FROM ALL SHRUB AND GROUNDCOVER BEDS WITH EACH VISIT. ROOT COLLAR
 SHALL BE
 PLAN SHALL BE APPROVED BY THE LANDSCAPE
 BORON 3 POUNDS PER ACRE TAPER TO +1" ABOVE
 LEAF REMOVAL FINISHED FINISHED ARCHITECT PRIOR TO INSTALLATION.
 MANGANESE 50 POUNDS PER ACRE GRADE
 ALL FALLEN LEAVES SHALL BE REMOVED FROM THE SITE IN NOVEMBER AND ONCE IN DECEMBER. IF REQUESTED BY THE OWNER, THE MAINTENANCE GRADE
 POTASSIUM (K2O) 450 POUNDS PER ACRE CONTRACTOR, AT AN ADDITIONAL COST TO THE OWNER SHALL PERFORM SUPPLEMENTAL LEAF REMOVALS.
 SOIL 6. CONTRACTOR TO NOTIFY LANDSCAPE ARCHITECT UPON
 SODIUM 20 POUNDS PER ACRE MIX
 WINTER CLEAN-UP DELIVERY OF PLANT MATERIAL TO THE SITE.
 FINISHED
 THE PROJECT SHALL RECEIVE A GENERAL CLEAN-UP ONCE DURING EACH OF THE WINTER MONTHS, I.E., JANUARY, FEBRUARY, AND MARCH. GRADE SHRUB BALL TO REMAIN
 WORKMANSHIP INTACT & COMPLETELY LANDSCAPE ARCHITECT RESERVES THE RIGHT TO
 3" LEVELING COVERED WITH
 CLEAN-UP INCLUDES: COURSE REJECT ANY PLANT MATERIAL THAT DOESN'T MEET
 DURING LANDSCAPE MAINTENANCE OPERATIONS, ALL AREAS SHALL BE KEPT NEAT AND CLEAN. PRECAUTIONS SHALL BE TAKEN TO AVOID DAMAGE TO SPECIFIED SOIL MIX
 · CLEANING CURBS AND PARKING AREAS AND/OR MULCH
 EXISTING STRUCTURES. ALL WORK SHALL BE PERFORMED IN A SAFE MANNER TO THE OPERATORS, THE OCCUPANTS AND ANY PEDESTRIANS.
E · REMOVING ALL TRASH AND UNWANTED DEBRIS SCARIFY TO 4" DEPTH
 STANDARDS OR SPECIFICATIONS OF THE PROJECT. E
 AND RECOMPACT
 UPON COMPLETION OF MAINTENANCE OPERATIONS, ALL DEBRIS AND WASTE MATERIAL SHALL BE CLEANED UP AND REMOVED FROM THE SITE, UNLESS · TURNING MULCH WHERE NECESSARY
 PROVISIONS HAVE BEEN GRANTED BY THE OWNER TO USE ON-SITE TRASH RECEPTACLES. ANY DAMAGE TO THE LANDSCAPE, STRUCTURES, OR · INSPECTION OF GROUNDS 7. ALL PLANT MATERIAL TO BE INSTALLED PER THE
 IRRIGATION SYSTEMS CAUSED BY THE MAINTENANCE CONTRACTOR, SHALL BE REPAIRED BY THE MAINTENANCE CONTRACTOR WITHOUT CHARGE TO
 THE OWNER.
 SHRUB PLANTING DETAIL PLANTING DETAILS PROVIDED ON THIS PLAN SET.


 TURF SEASONAL COLOR: PERENNIALS, ANNUALS, AND BULBS 8. ALL BED EDGES TO BE WELL SHAPED, SPADE CUT, WITH

 GENERAL CLEAN UP THE INSTALLATION OF PERENNIALS, ANNUALS, AND BULBS, UNLESS SPECIFIED HEREIN, SHALL BE REVIEWED WITH THE OWNER, AND, IF ACCEPTED, SEE LANDSCAPE
 PLAN FOR
 LINES AND CURVES AS SHOWN ON THIS PLAN SET.
 O NO
 PRIOR TO MOWING, ALL TRASH, STICKS, AND OTHER UNWANTED DEBRIS SHALL BE REMOVED FROM LAWNS, PLANT BEDS, AND PAVED AREAS.
 INSTALLED AND BILLED TO THE OWNER.

 SEASONAL COLOR MAINTENANCE
 SPACING

 9. ALL PLANTING BEDS TO BE PREPARED WITH PLANTING
 N ST T
 R FO
 MOWING
 PERENNIALIZATION OF BULBS: TRIANGULATED MIX: 50% TOPSOIL, 50% SOIL AMENDMENTS (3 PARTS
 LAYOUT
 TURF GRASSES, INCLUDING BLUE GRASS, TALL FESCUE, PERENNIAL RYEGRASS, ETC., SHALL BE MAINTAINED AT A HEIGHT OF 2” TO 3” IN SPRING AND
 FALL. FROM JUNE THROUGH SEPTEMBER, MOWING HEIGHT SHALL BE MAINTAINED AT NO LESS THAN 3”. 1. AFTER FLOWERING, CUT OFF SPENT FLOWER HEADS.
 PEATMOSS, 1 PART COMPOST, 1 PART SAND)
 U R
 C
 THE MOWING OPERATION INCLUDES TRIMMING AROUND ALL OBSTACLES, RAKING EXCESSIVE GRASS CLIPPINGS AND REMOVING DEBRIS FROM WALKS,
 2. ALLOW LEAVES OF DAFFODILS AND HYACINTHS TO REMAIN FOR SIX WEEKS AFTER FLOWERS HAVE FADED. CUT OFF AT BASE.
 3. ALLOW LEAVES OF OTHER BULBS TO YELLOW NATURALLY AND THEN CUT OFF AT BASE.
 10. ALL PARKING LOT ISLANDS SHALL BE BACKFILLED WITH TI
 CURBS, AND PARKING AREAS. CAUTION: MECHANICAL WEEDERS SHOULD NOT BE USED AROUND TREES BECAUSE OF POTENTIAL DAMAGE TO THE BARK.
 THE FOLLOWING: 2' OF BLENDED GARDEN SOIL MIX O
 EDGING
 4. APPLY FERTILIZER AFTER FLOWERING IN SPRING, POSSIBLY AGAIN IN FALL. APPLY 10-10-10 AT THE RATE OF 2 POUNDS PER 1000 SQUARE FEET OR
 TOP-DRESS WITH COMPOST 1” DEEP. FALL FERTILIZATION WITH A BULB FERTILIZER OR MULCHING WITH 1” OF COMPOST IS OPTIONAL. (60% TOPSOIL, 30% COMPOST, 10% SAND) OR 6" OF ONE N
D
 EDGING OF ALL SIDEWALKS, CURBS AND OTHER PAVED AREAS SHALL BE PERFORMED ONCE EVERY OTHER MOWING. DEBRIS FROM THE EDGING
 OPERATIONS SHALL BE REMOVED AND THE AREAS SWEPT CLEAN. CAUTION SHALL BE USED TO AVOID FLYING DEBRIS. FLOWER ROTATION:
 RAISE BED 3"
 ABOVE FINISHED
 SELECTIVE PRUNING
 DONE AFTER
 STEP BY MIDWEST TRADING, TOP DRESSED AND TILLED C D
 GRADE INSTALLATION INTO 18" OF TOPSOIL.
 FERTILIZING 1. BULBS: REMOVE THE ENTIRE PLANT AND BULB AFTER FLOWERS HAVE FADED OR AT THE DIRECTION OF THE OWNER AND INSTALL NEW PLANTS IF
 TAPER TO
 INCLUDED IN CONTRACT. FINISHED 3" DEPTH
 SEASONALLY STEPPED FERTILIZER SHALL BE APPLIED IN AREAS BASED ON THE EXISTING TURF SPECIES. GRADE
 2. SUMMER ANNUALS OR FALL PLANTS: MULCH 11. ALL SPECIFIED LANDSCAPE MATERIAL INDICATED ON
 LAWN WEED CONTROL: HERBICIDES A. DEAD HEADING: PINCH AND REMOVE DEAD FLOWERS ON ANNUALS AS NECESSARY. THE CONSTRUCTION DOCUMENTS WILL BE REQUIRED
 SELECTION AND PROPER USE OF HERBICIDES SHALL BE THE LANDSCAPE CONTRACTOR’S RESPONSIBILITY. ALL CHEMICAL APPLICATIONS SHALL BE B. FERTILIZING SUMMER ANNUALS: FERTILIZE USING ONE OR TWO METHODS: APPLY A SLOW-RELEASE FERTILIZER IN MAY FOLLOWING 2" MIN. LEVELING TO BE MAINTAINED THROUGHOUT THE LIFE OF THE
 PERFORMED UNDER THE SUPERVISION OF A LICENSED CERTIFIED APPLICATOR. READ THE LABEL PRIOR TO APPLYING ANY CHEMICAL. MANUFACTURER’S RECOMMENDATIONS. A BOOSTER SUCH AS 10-10-10 MAY BE NECESSARY IN LATE SUMMER. OR, APPLY LIQUID FINISHED COURSE
 FERTILIZATIONS OF 20-20-20 WATER-SOLUBLE FERTILIZERS, NOT TO EXCEED 2 POUNDS OF 20-20-20 PER 100 GALLONS OF WATER, GRADE CUT AND REMOVE PLANTING PROJECT AND MUST BE REPLACED SHOULD IT DIE OR
 CONTAINER BEFORE INSTALLATION
 INSECT & DISEASE CONTROL FOR TURF MONTHLY; OR MULCH WITH COMPOST 1” DEEP. SOIL MIX KEEPING BALL INTACT BECOME DAMAGED.
 THE CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING THE SITE CONDITIONS ON EACH VISIT TO DETERMINE IF ANY INSECT PEST OR DISEASE C. REMOVAL: IF FALL PLANTS ARE TO BE INSTALLED, SUMMER ANNUALS SHALL BE LEFT IN THE GROUND UNTIL THE FIRST KILLING FROST
 PROBLEMS EXIST. THE CONTRACTOR SHALL IDENTIFY THE INSECT PEST OR DISEASE, AS WELL AS THE HOST PLANT, AND THEN CONSULT THE MOST AND THEN REMOVED, UNLESS OTHERWISE DIRECTED BY THE OWNER.
 CURRENT EDITION OF THE COOPERATIVE EXTENSION SERVICE’S “COMMERCIAL INSECTICIDE RECOMMENDATION FOR TURF” FOR CONTROL. THE
 LICENSED APPLICATOR SHALL BE FAMILIAR WITH THE LABEL PROVIDED FOR THE SELECTED PRODUCT PRIOR TO APPLICATION.
 GROUNDCOVER DETAIL 12. ALL PLANT MATERIAL SHALL HAVE A ONE YEAR
 PERENNIALS: GUARANTEE FROM SUBSTANTIAL COMPLETION AS
 INSPECTION AND TREATMENT TO CONTROL INSECT PESTS SHALL BE INCLUDED IN THE CONTRACT PRICE. 1. AFTER INITIAL INSTALLATION, IF A TIME-RELEASED FERTILIZER HAS BEEN INCORPORATED DURING PLANT INSTALLATION, NO MORE FERTILIZER DETERMINED BY THE LANDSCAPE ARCHITECT, AND
 NEED BE APPLIED THE FIRST GROWING SEASON.
 SHALL BE REPLACED SHOULD IT DIE WITHIN THAT
 2. THE FOLLOWING YEAR:
 TREES, SHRUBS, & GROUND COVER PERIOD.
 A. FERTILIZE PERENNIALS WITH A SLOW-RELEASE FERTILIZER OR ANY 50% ORGANIC FERTILIZER, OR MULCH PERENNIALS WITH COMPOST 1”
 PRUNING DEEP.
 ALL ORNAMENTAL TREES, SHRUBS AND GROUND COVER SHALL BE PRUNED WHEN APPROPRIATE TO REMOVE DEAD OR DAMAGED BRANCHES, DEVELOP B. CUT ALL DECIDUOUS PERENNIALS FLUSH TO THE GROUND BY MARCH 1, IF THIS WAS NOT DONE THE PREVIOUS FALL, TO ALLOW NEW 13. PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND
 THE NATURAL SHAPES. DO NOT SHEAR TREES OR SHRUBS. IF PREVIOUS MAINTENANCE PRACTICE HAS BEEN TO SHEAR AND BALL, THEN A NATURAL GROWTH TO DEVELOP FREELY.
C SHAPE WILL BE RESTORED GRADUALLY. UTILITIES TO REMAIN FROM DAMAGE CAUSED BY C
 C. MULCH THE PERENNIAL BED ONCE IN EARLY SPRING AT 1”-2” DEPTH. IF SOIL IS BARED IN LATE FALL, RE-MULCH LIGHTLY AFTER GROUND IS
 FROZEN TO PROTECT PERENNIALS. SETTLEMENT, LATERAL MOVEMENT, UNDERMINING,
 PRUNING GUIDELINES:
 D. INSPECT FOR INSECT OR DISEASE PROBLEMS ON PERENNIALS. MONITOR AND CONTROL SLUGS ON HOSTAS AND LIGULARIAS. POWDERY WASHOUTS AND OTHER HAZARDS CAUSED BY SITE
 1. PRUNE PLANTS THAT FLOWER BEFORE THE END OF JUNE (SPRING BLOOMING) IMMEDIATELY AFTER FLOWERING. FLOWER BUDS DEVELOP DURING MILDEW ON PHLOX, MONARDAS, AND ASTERS CAN BE PREVENTED WITH PROPERLY TIMED FUNGICIDES OR USE OF DISEASE-RESISTANT
 THE PREVIOUS GROWING SEASON. FALL, WINTER OR SPRING PRUNING WOULD REDUCE THE SPRING FLOWERING DISPLAY. VARIETIES. IMPROVEMENT OPERATIONS.
 2. PRUNE PLANTS THAT FLOWER IN JULY – SEPTEMBER (SUMMER OR AUTUMN BLOOMING) IN WINTER OR SPRING BEFORE NEW GROWTH BEGINS, E. WEED PERENNIAL BED AS SPECIFIED IN “WEEDING” ABOVE.
 SINCE THESE PLANTS DEVELOP FLOWERS ON NEW GROWTH.
 F. PRUNE BRANCHING SPECIES TO INCREASE DENSITY. CUT ONLY THE FLOWERING STEMS AFTER BLOOMING. DO NOT REMOVE THE 14. ALL LAWN AREAS TO BE SEEDED WITH STANDARD TURF
 3. DELAY PRUNING PLANTS GROWN FOR ORNAMENTAL FRUITS, SUCH AS COTONEASTERS AND VIBURNUMS. FOLIAGE.
 GRASS SEED AND COVERED WITH EROSION CONTROL
 4. HOLLIES AND OTHER EVERGREENS MAY BE PRUNED DURING WINTER IN ORDER TO USE THEIR BRANCHES FOR SEASONAL DECORATION. 3. THE FOLLOWING FALL CUT BACK DETERIORATING PLANT PARTS UNLESS INSTRUCTED TO RETAIN FOR WINTER INTEREST, E.G. SEDUM AUTUMN
 HOWEVER, SEVERE PRUNING OF EVERGREENS SHOULD BE DONE IN EARLY SPRING ONLY. JOY AND ORNAMENTAL GRASSES. BLANKET. UNLESS OTHERWISE SPECIFIED ON THE
 5. BROADLEAF EVERGREEN SHRUBS SHALL BE HAND-PRUNED TO MAINTAIN THEIR NATURAL APPEARANCE AFTER THE NEW GROWTH HARDENS OFF. 4. LONG-TERM CARE: PLAN.
 Architects
 6. HEDGES OR SHRUBS THAT REQUIRE SHEARING TO MAINTAIN A FORMAL APPEARANCE SHALL BE PRUNED AS REQUIRED. DEAD WOOD SHALL BE A. DIVIDE PLANTS THAT OVERCROWD THE SPACE PROVIDED. DIVIDE ACCORDING TO THE SPECIES. SOME NEED FREQUENT DIVIDING, E.G.
 REMOVED FROM SHEARED PLANTS BEFORE THE FIRST SHEARING OF THE SEASON. ASTERS AND YARROW EVERY TWO YEARS; OTHER RARELY, IF EVER, E.G. PEONIES, HOSTAS, AND ASTILBE.
 15. ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES,
 7. CONIFERS SHALL BE PRUNED, IF REQUIRED, ACCORDING TO THEIR GENUS. B. FOR DETAILED INFORMATION REGARDING THE CARE OF SPECIFIC PERENNIALS, REFER TO ALL ABOUT PERENNIALS BY ORTHO;
 PERENNIALS: HOW TO SELECT, GROW AND ENJOY BY PAMELA HARPER AND FREDERICK MCGOUTY, HP BOOKS PUBLISHER; HERBACEOUS EXCLUDING SHRUB BEDS, TO BE RESTORED WITH TURF
 A. YEWS, JUNIPERS, HEMLOCKS AND ARBORVITAE MAY BE PRUNED AFTER NEW GROWTH HAS HARDENED OFF IN LATE SUMMER. IF SEVERE
 PERENNIAL PLANTS: A TREATISE ON THEIR IDENTIFICATION, CULTURE AND GARDEN ATTRIBUTES BY ALLAN ARMITAGE, STIPES PUB LLC. OKW
 PRUNING IS NECESSARY, IT MUST BE DONE IN EARLY SPRING. GRASS SEED AND COVERED WITH AN EROSION
 Architects
 B. FIRS AND SPRUCES MAY BE LIGHTLY PRUNED IN LATE SUMMER, FALL, OR WINTER AFTER COMPLETING GROWTH. LEAVE SIDE BUDS. NEVER CONTROL BLANKET.
 CUT CENTRAL LEADER. 600 West Jackson Blvd
 SUMMARY OF MAINTENANCE Chicago, IL 60661
 C. PINES MAY BE LIGHTLY PRUNED IN EARLY JUNE BY REDUCING CANDLES.
 16. CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL T 312.798.7700
B 8.
 9.
 GROUNDCOVER SHALL BE EDGED AND PRUNED AS NEEDED TO CONTAIN IT WITHIN ITS BORDERS.
 THINNING: REMOVE BRANCHES AND WATER SPROUTS BY CUTTING THEM BACK TO THEIR POINT OF ORIGIN ON PARENT STEMS. THIS METHOD
 LAWN MAINTENANCE
 1. SOIL ANALYSIS PERFORMED ANNUALLY TO DETERMINE PH. IF PH DOES NOT FALL WITHIN SPECIFIED RANGE, ADJUST ACCORDING TO SOIL TEST
 PARKING ISLAND DETAIL EXISTING TREES TO REMAIN. PREVENT ANY F 312.798.7777
 B

 RESULTS IN A MORE OPEN PLANT, WITHOUT STIMULATING EXCESSIVE GROWTH. THINNING IS USED ON CRAB APPLES, LILACS, VIBURNUMS, ETC.
 www.okwarchitects.com
 RECOMMENDATIONS. DISTURBANCE OF EXISTING TREES INCLUDING ROOT
 10. RENEWAL PRUNING: REMOVE OLDEST BRANCHES OF SHRUB AT GROUND, LEAVING THE YOUNGER, MORE VIGOROUS BRANCHES. ALSO REMOVE 2. MAINTAIN PROPER FERTILITY AND PH LEVELS OF THE SOIL TO PROVIDE AN ENVIRONMENT CONDUCIVE TO TURF VITALITY FOR TURF GRASSES. ZONES. USE TREE PROTECTION BARRICADES WHERE
 WEAK STEMS. ON OVERGROWN PLANTS, THIS METHOD MAY BE BEST DONE OVER A THREE-YEAR PERIOD. RENEWAL PRUNING MAY BE USED ON
 FORSYTHIA, HYDRANGEA, SPIRAEA, ETC. 3. MOW TURF ON A REGULAR BASIS AND AS SEASON AND WEATHER DICTATES. REMOVE NO MORE THAN THE TOP 1/3 OF LEAF BLADE. CLIPPINGS ON
 PAVED AND BED AREAS WILL BE REMOVED.
 INDICATED. PROTECT EXISTING TREES TO REMAIN TOUHY & LINDER
 PLANTS OVERHANGING PASSAGEWAYS AND PARKING AREAS AND DAMAGED PLANTS SHALL BE PRUNED AS NEEDED.
 4. AERATE WARM SEASON TURF AREAS TO MAINTAIN HIGH STANDARDS OF TURF APPEARANCE. AGAINST UNNECESSARY CUTTING, BREAKING OR COMMERCIAL
 SKINNING OF ROOTS, BRUISING OF BARK OR
 SHADE TREES THAT CANNOT BE ADEQUATELY PRUNED FROM THE GROUND SHALL NOT BE INCLUDED IN THE MAINTENANCE CONTRACT. A CERTIFIED
 5. APPLY PRE-EMERGENT TO TURF IN TWO APPLICATIONS IN EARLY FEBRUARY AND EARLY APRIL TO EXTEND BARRIER.
 6. APPLY POST EMERGENT AS NEEDED TO CONTROL WEEDS. SMOTHERING OF TREES. DRIVING, PARKING, DUMPING,
 DEVELOPMENT
 ARBORIST UNDER A SEPARATE CONTRACT SHALL PERFORM THIS TYPE OF WORK.
 7. MECHANICALLY EDGE CURBS AND WALKS. STOCKPILING AND/OR STORAGE OF VEHICLES, SKOKIE, IL
 SPRING CLEANUP 8. APPLY NON-SELECTIVE HERBICIDE, TO MULCHED BED AREAS AND PAVEMENT AND REMOVE EXCESS RUNNERS TO MAINTAIN CLEAN DEFINED BEDS. EQUIPMENT, SUPPLIES, MATERIALS OR DEBRIS ON TOP
 PLANT BEDS SHALL RECEIVE A GENERAL CLEANUP BEFORE FERTILIZING AND MULCHING. CLEANUP INCLUDES REMOVING DEBRIS AND TRASH FROM BEDS
 AND CUTTING BACK HERBACEOUS PERENNIALS LEFT STANDING THROUGH WINTER, E.G. ORNAMENTAL GRASSES, SEDUM AUTUMN JOY. TREE, GROUNDCOVER AND SHRUB BED MAINTENANCE
 THE ROOT ZONES AND/OR WITHIN THE DRIPLINE OF INSTALLATION &
 EXISTING TREES OR OTHER PLANT MATERIAL TO
 FERTILIZING
 1. PRUNE SHRUBS, TREES AND GROUNDCOVER TO ENCOURAGE HEALTHY GROWTH AND CREATE A NATURAL APPEARANCE.
 REMAIN IS STRICTLY PROHIBITED.
 MONITORING
 2. MULCH TO BE APPLIED IN FEBRUARY/MARCH WITH A HALF RATE IN LATE SUMMER TO TOP DRESS.
 FOR TREES, THE RATE OF FERTILIZATION DEPENDS ON THE TREE SPECIES, TREE VIGOR, AREA AVAILABLE FOR FERTILIZATION, AND GROWTH STAGE OF
 THE TREE. MATURE SPECIMENS BENEFIT FROM FERTILIZATION EVERY 3 TO 4 YEARS; YOUNGER TREES SHALL BE FERTILIZED MORE OFTEN DURING RAPID 3. APPLY PRE-EMERGENT HERBICIDES IN FEBRUARY AND APRIL.
 SPECIFICATIONS
 GROWTH STAGES. 4. MANUAL WEED CONTROL TO MAINTAIN CLEAN BED APPEARANCE. 17. THE CONTRACTOR AT ALL TIMES SHALL KEEP THE

 THE CURRENT RECOMMENDATION IS BASED ON THE RATE OF 1000 SQUARE FEET OF AREA UNDER THE TREE TO BE FERTILIZED. FOR DECIDUOUS TREES, 5. APPLY FUNGICIDES AND INSECTICIDES AS NEEDED TO CONTROL INSECTS AND DISEASE. PREMISES ON WHICH WORK IS BEING DONE, CLEAR OF CONSTRUCTION NOTES
A 2 TO 6 POUNDS OF NITROGEN PER 1000 SQUARE FEET; FOR RUBBISH AND DEBRIS. ALL PAVEMENT AND DEBRIS A
 6. ORNAMENTAL SHRUBS, TREES AND GROUNDCOVERS TO BE FERTILIZED THREE (3) TIMES PER YEAR WITH A BALANCED MATERIAL
 NARROW-LEAF EVERGREENS, 1 TO 4 POUNDS OF NITROGEN PER 1000 SQUARE FEET; FOR BROADLEAF EVERGREENS, 1 TO 3 POUNDS OF NITROGEN PER (JANUARY/FEBRUARY, APRIL/MAY, AND OCTOBER/NOVEMBER) DRAWN BY: DJW KMT
 REMOVED FROM THE SITE SHALL BE DISPOSED OF CHECKED:
 1000 SQUARE FEET. 7. EDGE ALL MULCHED BEDS.
 LEGALLY




 c 2024 OKW ARCHITECTS
 SHRUBS AND GROUNDCOVER SHALL BE TOP-DRESSED WITH COMPOST 1” DEEP OR FERTILIZED ONCE IN MARCH WITH 10-6-4 ANALYSIS FERTILIZER AT THE 8. REMOVE ALL LITTER AND DEBRIS.
 DATE: SHEET NO.:
 RATE OF 3 POUNDS PER 100 SQUARE FEET OF BED AREA.
 ERICACEOUS MATERIAL SHALL BE FERTILIZED WITH AN ERICACEOUS FERTILIZER AT THE MANUFACTURER’S RECOMMENDATION RATE. IF PLANTS ARE GENERAL MAINTENANCE
 SPADED PLANTING 18. ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL
 GROWING POORLY, A SOIL SAMPLE SHOULD BE TAKEN.
 1. REMOVE ALL MAN-MADE DEBRIS, BLOW EDGES.
 2. INSPECT GROUNDS ON A MONTHLY BASIS AND SCHEDULE INSPECTION WITH UNIT OPERATOR.
 BED EDGE DETAIL APPLICABLE FEDERAL, STATE AND LOCAL CODES AND
 ORDINANCES.
 PROJ. NO.:
 L2.0
 9 8 7 6 5 4 3 2 1
 FC-1: FIBER PROPOSED BUILDING WALL EIFS-1: EXTERIOR INSULATION T/O PARAPET H.
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 FB-1: FACE BRICK T/O PARAPET L.
 21' - 8"
 15' - 10" SOLDIER COURSE BRICK T/O MASONRY L.
 20' - 0"
 3' - 4"
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 PAINTED METAL
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 ST-1: STONE FABRIC CANOPY ALUM. STOREFRONT, DARK BRONZE

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 08 SCALE: 1/8" = 1'-0"


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 T/O PARAPET H.
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 PROPOSED BUILDING WALL PROPOSED BUILDING WALL
 SIGN 2C PER SEC.82-28.B.1.C FB-1: FACE BRICK SIGN 1C PER SEC.82-28.B.1.C
 PROPOSED LOCATION PROPOSED LOCATION T/O PARAPET L.
 SOLDIER COURSE BRICK 21' - 8"
 OF ROOF-TOP UNIT. OF ROOF-TOP UNIT.
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 20' - 0"
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 15' - 10" 8' - 2" 17' - 0"
 PAINTED METAL
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 2 BUILDING B - ELEVATION - NORTH
 09 SCALE: 1/8" = 1'-0"


PROPOSED BUILDING WALL FC-1: FIBER CEMENT SIDING PROPOSED LOCATION DEMISING WALL PROPOSED BUILDING WALL PROPOSED LOCATION MT-1: METAL COPING T/O PARAPET H.
SIGN 1A PER SEC.82-28.B.1.C OF ROOF-TOP UNIT. EIFS-1: EXTERIOR INSULATION SIGN 2A PER SEC.82-28.B.1.C OF ROOF-TOP UNIT. 25' - 0"
 MT-2: MAPES CANOPY FB-1: FACE BRICK
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 8' - 2" 15' - 10"
 T/O MASONRY L.
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 2' - 6" 3' - 4"
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 09 SCALE: 1/8" = 1'-0"


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 CHASE BANK I Prototypical Exterior Elevations




 21’-6”




 South Elevation KEY PLAN I Option 2 Plan
 PROTOTYPE PLAN (FOR REFERENCE ONLY)
 *Final site elevations to be modified to coordinate with




 CHASE BANK
 the final approved plan. Final plan is determined based
 on site dimensions, access, grades, and other factors*




 21’-6”




 North Elevation




21’-6” 21’-6” Chase Bank Exterior Building Package


 2022


 East Elevation West Elevation 3
 2
CHASE BANK I Prototypical Exterior Renderings




 CHASE BANK
West/South Elevation South/ East Elevation




 Chase Bank Exterior Building Package


 2022
East/ North Elevation North/ West Elevation (Optional Drive-up Canopy)
 43
 *RENDERINGS APPLICABLE TO STANDARD PLAN*
 98' - 4"
 38' - 9" 59' - 7"




 SPRINKLER
 ROOM
 83 GSF




 TENANT 1 TENANT 2
 2,511 GSF 3,950 GSF
 73' - 0"




 1 BUILDING B FLOOR PLAN
 07 SCALE: 3/32" = 1'-0"

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 9 8 7 6 5 4 3 2 1




G G




F F




 ERIKSSON
 ENGINEERING
 ASSOCIATES, LTD.
 145 COMMERCE DRIVE, SUITE A
 GRAYSLAKE, ILLINOIS 60030
 phone (847) 223-4804
 fax (847) 223-4864
 email INFO@EEA-LTD.COM
 Professional Design Firm
 License No. 184-003220
E Expires: 04/30/2025 E




 ESSI ONAL
 R OF
 DP EN
D LICE GI N
 E D
 NS
 E ER



 07.12.24
 ST S
 ATE OI
 O F I L LI N




 NO.: ISSUED FOR: DATE
 1 Issued for Preliminary Plan Review - 07/12/2024
 Revision 1




C C




 Architects



 OKW
 Architects
 600 West Jackson Blvd
 Chicago, IL 60661
 T 312.798.7700
B B
 F 312.798.7777
 www.okwarchitects.com


 TOUHY & LINDER
 COMMERCIAL
 DEVELOPMENT
 SKOKIE, IL


 FIRE TRUCK TURNING
 EXHIBIT




A A
 DRAWN BY: AJ CHECKED: TB




 c 2024 OKW ARCHITECTS
 DATE: SHEET NO.:
 05/20/2024


 PROJ. NO.:
 23052
 CEX1
 9 8 7 6 5 4 3 2 1
2024-26P - Site Plan Approval: 5404-5418 Touhy Avenue, 5440 Touhy
Avenue, and 7235 Linder Avenue
 Legend
 Zoning and Development

 Zoning

 B3: Business

 B4: Regional Shopping

 M1: Office Assembly Industry
Staff Report 2024-27P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 19, 2024


To: Paul Luke, Chairman, Plan Commission
From: Jose Acosta, Planning Coordinator
Re: 2024-27P: Special Use Permit
 5442 Touhy Avenue

 Related Cases – 2024-25P: Subdivision
 2024-26P: Site Plan Approval
 2024-28P: Parking Determination
 2024-29P: Special Use Permit

General Information
Location 5442 Touhy Avenue
Purpose To request a special use permit for a limited service restaurant
 with drive-through for Cava at 5442 Touhy Avenue in a B4 zoning
 district, and any relief that may be discovered during the review
 of this case.
Petitioner Chicago Title Land Trust Company as Successor Trustee Under
 Trust Agreement dated July 16, 1962 and Known as Trust No.
 17677, on behalf of Linder Touhy, LLC
Size of Site 29,167 square feet (0.669 acres) with frontage on Touhy Avenue
Existing Zoning & B4 Regional Mixed-Use Shopping – vacant industrial building
Land Use
Adjacent Zoning & North M1 Office Assembly Industry – vacant industrial building
Land Use
 South B4 Regional Mixed-Use Shopping – retail, limited and
 full-service restaurants
 East B4 Regional Mixed-Use Shopping – multitenant industrial
 building containing a hardware store, a medical
 equipment manufacturing business, and a vacant
 industrial space
 West B4 Regional Mixed-Use Shopping – vacant industrial
 building
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
 The site contains a portion of a vacant industrial building.
VOSDOCS-#621671-v1-Staff_Report_-_2024-27P_-_Special_Use_Permit__5442_Touhy_Avenue
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 The subject site is accessible by vehicle from Touhy Avenue and Linder Avenue.
 Overhead utilities run in a north-south direction along the north end of the east side
 of the subject site.




 Complete Streets
  A public sidewalk is present along Touhy Avenue. A public sidewalk is also
 present along Linder Avenue adjacent to 5440 Touhy Avenue. No public
 sidewalk is present adjacent to 7235 Linder Avenue.
  Linder Avenue is a designated future bike route.
  Niles Center Road/Carpenter Road is indicated as having a bike lane in the long
 term.
  No bicycle parking is presently available at the subject site.
  The subject site is directly served by the Pace 290 Touhy Avenue bus route. The
 Pace 225 Central-Howard and Pace 226 Oakton Street buses run along Niles
 Center Road/Carpenter Road, a half block to the east of the subject site. The
 Pace 411 West Niles Local bus runs along Central Avenue, 1 block to the west of
 the subject site.
  The Oakton-Skokie CTA Station is located 1 mile to the northeast of the subject
 site.
  The subject site is within walking distance of residential neighborhoods, retail,
 services, a hotel, and a park.
  Pedestrian access to the subject site is available from Touhy Avenue and Linder
 Avenue.

PETITIONER’S SUBMITTAL
The petitioner is requesting a special use permit for a limited-service restaurant with
drive-through for Cava at 5442 Touhy Avenue in a B4 Regional Mixed-Use Shopping
zoning district, and any relief that may be discovered during the review of this case.
With regards to the proposal, the petitioner explains that:
 The eastern building ("Building B") will be a 6,544 gross square foot retail building,
 divided into a 2,511 gross square foot space ("Tenant 1") and a 3,950 gross square
 foot space ("Tenant 2"), each occupied by a limited service restaurant, and each with a
 small outdoor patio. A drive-through will serve Tenant 1, situated on the west side of
 the building between buildings A and B. Building B will provide 57 parking spaces,
 meeting the parking requirements outlined in the Village Code.


VOSDOCS-#621671-v1-Staff_Report_-_2024-27P_-_Special_Use_Permit__5442_Touhy_Avenue
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STAFF ANALYSIS AND RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for a limited-
service restaurant with drive-through for Cava at 5442 Touhy Avenue in a B4 Regional
Mixed-Use Shopping zoning district be APPROVED, subject to the Recommended
Conditions and the attached Positive Findings of Fact.
Cava is a Mediterranean fast casual restaurant chain with locations across the United
States. Cava will occupy the 2,511 square-foot tenant space on the west side of
Building B and will include a drive-through lane on the west side. The proposed drive-
through will function for the picking up of mobile orders only. The stacking capacity of
the drive-through lane is about five vehicles. Using the ITE Trip Generation Manual
(11th Edition) projections, the peak queue will be about four vehicles during peak times
which is under the stacking length of five vehicles. The average queue is two vehicles
at a time with an average service time of two minutes. Staff supports this analysis and
the drive-through proposal.


APPEARANCE COMMISSION
The petitioner received a Certificate of Appropriateness for the proposed building
elevations at the August 14th, 2024, Appearance Commission meeting.


ATTACHMENTS
1. Recommended Conditions for 2024-27P
2. Proposed Positive Findings of Fact for 2024-27P
3. CAVA Queuing Study, dated September 10, 2024
4. Touhy and Linder Commercial Development Traffic Study, dated July 12, 2024
5. Proposed Architectural Site Plan, dated July 29, 2024
6. Overall Landscape Plan, dated July 29, 2024
7. Elevations (Building B), dated July 29, 2024
8. Perspective (Building B), dated July 29, 2024
9. Floor Plan (Building B), dated July 29, 2024
10. Fire Truck Turning Exhibit, dated July 12, 2024
11. Plat of Survey, dated September 30, 2023
12. Aerial and Zoning Map, dated August 23, 2024




VOSDOCS-#621671-v1-Staff_Report_-_2024-27P_-_Special_Use_Permit__5442_Touhy_Avenue
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Recommended Conditions 2024-27P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 19, 2024



1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved Proposed Architectural Site Plan, dated <insert date of
 final approved plan>, Proposed Floor Plan, dated <insert date of final approved
 plan>, and Architectural Elevations, dated <insert date of final approved plan>;
2. The petitioner shall implement any necessary operational improvements to ensure
 that stacking of vehicles within the drive-through lane will be contained on site and
 not impede or obstruct pedestrian or vehicular movements;
3. The drive-through lane shall function for the picking up of mobile food orders only.
4. The petitioner shall implement any necessary operational improvements to ensure
 that stacking of vehicles within the drive-through lane will be contained on site and
 not impede or obstruct pedestrian or vehicular movements.
5. A drive-through facility shall have at least one litter/refuse disposal container at its
 exit at a location determined by the Health Department.
6. A screened garbage corral with an impermeable surface shall be provided to contain
 all dumpsters.
7. At least once during every 4 hours of operation and before opening and closing of
 the business, employees shall patrol the Subject Property and clear it of debris.
8. The owner of every occupied commercial premises used for the sale of packaged or
 prepared food and the sale of automotive products shall supply at least one
 approved covered container for litter at the main entrance to the premises for use
 by customers. The owner of the premises shall be responsible for the removal of
 litter every four hours.
9. The owner of the Subject Property [and its tenant] shall ensure that employees park
 on the Subject Property;
10. The petitioner shall submit to the Planning Division electronic files of the site and
 floor plans in their approved and finalized form;
11. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations; and
12. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing.


VOSDOCS-#621671-v1-Staff_Report_-_2024-27P_-_Special_Use_Permit__5442_Touhy_Avenue
 4 of 5
Proposed Positive Findings of Fact 2024-27P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 19, 2024


Consideration Finding
The request is consistent with the intent of the The request for a special use permit for a
Comprehensive Plan. limited service restaurant with drive-through
 use is not consistent with the intent of the
 manufacturing/service employment land use
 identified in the Comprehensive Plan. The
 property, however, is located on an arterial
 street and is consistent with the underlying
 B4 zoning.
The request will not adversely affect adjacent There should be no adverse effects created
properties. by the proposed use upon the adjacent
 properties or businesses.
The request is compatible with the existing or The request is compatible with the existing or
allowable uses of adjacent properties. allowable uses in the area.
The request demonstrates that adequate public Adequate public facilities will exist to serve
facilities, including roads, drainage, utilities, the requested use.
and police and fire protection exist or will exist
to serve the requested use at the time such
facilities are needed.
The request demonstrates adequate provision Adequate provision for maintenance and use
for maintenance and use of the associated of the associated structures is demonstrated
structures. by the request.
The request has considered and, to the degree No adverse effects on the environment will
possible, addressed the adverse effects on the be created by the proposed use.
natural environment.
The request will not create undue traffic Undue traffic congestion will not be created
congestion. by the proposed use.
The request will not adversely affect public There should be no adverse effect upon
health, safety, and welfare. public health, safety, and welfare by the
 request.
The request conforms to all applicable The request conforms to all applicable
provisions of this code, except where relief is provisions of this code.
granted with the request.




VOSDOCS-#621671-v1-Staff_Report_-_2024-27P_-_Special_Use_Permit__5442_Touhy_Avenue
 5 of 5
Memorandum
TO: Mr. Scott Gidwitz
 Riverbend Industries

FROM: Stephen B. Corcoran, P.E., PTOE
 Director of Traffic Engineering

DATE: September 10, 2024

RE: CAVA Queuing Study
 Touhy Avenue and Linder Avenue
 Skokie, Illinois

Eriksson Engineering Associates, Ltd. (EEA) was retained by Riverbend Industries to conduct a queuing
study for a proposed CAVA Mediterranean style restaurant with a drive-thru lane. The restaurant is part of
a commercial development to be located on the northeast corner of the Touhy Avenue and Linder Avenue
intersection in Skokie, Illinois. The purpose of this memorandum is to assess the stacking needs of the
restaurant’s drive-thru lane.
Building Program
The restaurant’s building size is 2,511 square feet with a drive-thru lane on the west side of the building. It
has the capacity of five vehicles from the pick-up window. The hours of operation are from 10:45 AM to
10:00 PM seven days a week. Most customers place their orders ahead of time using the CAVA app or
online, and then drive up to the pickup lane to receive their food and don’t have to wait while it was
prepared. The digital drive-thru allows for faster service than a traditional drive-thru.
Drive-thru Lane Stacking
The current site plan proposes one drive-thru lane on the west side of the building. CAVA has indicated
peak times at the drive-thru are 12:00 to 1:00PM and 5:00 to 7:00 PM with an average of two vehicles at
a time and a two-minute service time.
The ITE Trip Generation Manual, 11th Edition projections for the restaurant show 40 to 70 vehicles visiting
the site during the evening and Saturday peak hours. Assuming 50% of these vehicles use the drive-thru
lane, the demand would be 20 to 35 vehicles per hour or one car every 1.7 to 3 minutes. With a two-
minute service time and an average queue of two vehicles per hour, it would be expected that the peak
queue would be four vehicles which is under the stacking length of five vehicles.
It is EEA’s opinion that based on the estimated CAVA data and the ITE traffic projections the proposed
stacking provided for the drive-thru lane of five vehicles is more than sufficient to accommodate the
anticipated peak demands and queue without negatively impacting circulation on the site.




 145 Commerce Drive, Ste A, Grayslake, IL 60030
 847.223.4804
Touhy and Linder Commercial Development
Traffic Study
Skokie, Illinois




Prepared For:

Riverbend Industries, Inc.

Prepared by:

Eriksson Engineering Associates, Ltd.



 145 Commerce Drive, Ste A, Grayslake, IL 60030

 847.223.8404
ERIKSSON ENGINEERING ASSOCIATES, ltd.




1 – INTRODUCTION

This traffic report summarizes an analysis of the site traffic conditions relating to a two-building commercial
development on the north-east quadrant of the Touhy Avenue and Linder Avenue intersection in Skokie, Illinois.
The site was occupied by a single-story building.
The first building will be a drive-thru bank (3,384 square feet) on the western side of the site. To the east, the
second building will contain two restaurants totaling 12,460 square feet. The western restaurant will have a drive-
thru lane and the eastern restaurant will serve breakfast and lunch.
Access to the development will continue to be provided via the existing signalized access drive off Touhy Avenue
aligned opposite the Village Crossing access drive. Additional access to the development will be provided via two
access drives on Linder Avenue.
The purpose of this study was to examine background traffic conditions, assess the impact that the proposed
development will have on traffic conditions in the area, and determine if any roadway or access improvements are
necessary to accommodate the traffic generated by the proposed development.
Based on the following analyses, the following conclusions were developed:
 1. The total volume of traffic that will be generated by the proposed development will be reduced due to
 pass-by trips, and proximity to public transportation.
 2. The results of the capacity analyses indicate that the existing roadway system will have sufficient reserve
 capacity to accommodate the traffic that will be generated by the proposed development.
 3. The existing signalized access drive off Touhy Avenue in addition to the proposed access system
 consisting of a right-in/right-out access drive on Touhy Avenue, and two full movement access drives off
 Linder Avenue will be adequate in accommodating the traffic estimated to be generated by the proposed
 development and will ensure efficient and flexible access is provided.
 4. The traffic signal at the intersection of Touhy Avenue with the Village Crossing shopping center/site
 access drives should be modified to provide a protected-permissive southbound left-turn phase and high
 visibility crosswalks.




Touhy Linder Commercial Traffic Study July 12, 2024
 1
ERIKSSON ENGINEERING ASSOCIATES, ltd.




2 – EXISTING TRANSPORTATION NETWORK

Site Location and Area Land-Use
The site is in the northeast quadrant of the Touhy Avenue with Linder Avenue intersection in Skokie, Illinois. It
was occupied by a single-story building . Existing access to the site is provided by one signalized access drive on
Touhy Avenue, and two full-access drives on Linder Avenue.
Land uses in the vicinity of the site are primarily industrial to the north and commercial to the east, south, and
west and include the Skokie Police Department to the north, McDonald’s to the east, Village Crossing shopping
center to the south, and the Touhy Town Center shopping center to the west. Figure 1 illustrates the site location
and the adjacent roadways.
Roadway Characteristics
A description of the area roadways providing access to the site is provided below:
Touhy Avenue is an east-west other principal arterial roadway that in the vicinity of the site provides two travel
lanes in each direction. At its signalized intersection with Niles Center Road/Carpenter Road, Touhy Avenue
provides dual left-turn lanes, two through lanes, and an exclusive right-turn lane on the eastbound and westbound
approaches. Both legs provide standard style crosswalks and pedestrian countdown signals. At its signalized
intersection with the Village Crossing and site access drives, Touhy Avenue provides an exclusive left-turn lane,
two through lanes, and an exclusive right-turn lane on the eastbound approach and an exclusive left-turn lane, a
through lane, and a shared through/right-turn lane on the westbound approach. The west leg of the intersection
provides a standard style crosswalk and pedestrian countdown signals. At its signalized intersection with Central
Avenue, Touhy Avenue provides an exclusive left-turn lane, two through lanes, and an exclusive right-turn lane on
the eastbound and westbound approaches. Both legs of the intersection provide a standard style crosswalk and
pedestrian countdown signals. At its unsignalized intersection with Linder Avenue, Touhy Avenue provides an
exclusive left-turn lane and two through lanes on the eastbound approach and a through lane and a shared
through/right-turn lane on the westbound approach. Touhy Avenue is under the jurisdiction of the Illinois
Department of Transportation (IDOT), is classified as a Strategic Regional Arterial (SRA) Route and has a posted
speed limit of 35 miles per hour.
Niles Center Road is a north-south major collector roadway that in the vicinity of the site provides two travel lanes
in each direction. At its signalized intersection with Touhy Avenue, Niles Center Road provides an exclusive left-
turn lane, two through lanes, and an exclusive right-turn lane on the southbound approach. This approach provides
a standard style crosswalk and pedestrian countdown signals. The south leg of this intersection is designated as
Carpenter Road, described below. Niles Center Road is under the jurisdiction of IDOT and has a posted speed limit
of 35 mph.
Carpenter Road is a north-south minor arterial roadway that in the vicinity of the site provides two travel lanes in
each direction. At its signalized intersection with Touhy Avenue, Carpenter Road provides an exclusive left-turn
lane, two through lanes, and an exclusive right-turn lane on the northbound approach. This approach provides a
standard style crosswalk and pedestrian countdown signals. Carpenter Road is under the jurisdiction of IDOT and
has a posted speed limit of 35 miles per hour.
Linder Avenue is a north-south local roadway that provides one travel lane in each direction and extends from
Touhy Avenue north to its terminus at Howard Street. At its unsignalized intersection with Touhy Avenue, Linder
Avenue provides an exclusive left-turn lane and an exclusive right-turn lane that are under stop sign control and a
standard style crosswalk. At its unsignalized intersections with the Touhy Town Center/site access drives, Linder
Avenue provides a shared left/through/right-turn lane on the northbound and southbound approaches. Linder
Avenue is under the jurisdiction of the Village of Skokie



Touhy Linder Commercial Traffic Study July 12, 2024
 2
ERIKSSON ENGINEERING ASSOCIATES, ltd.




Central Avenue is a north-south local roadway that provides one travel lane in each direction and extends from
Touhy Avenue north to its terminus at Howard Street. At its signalized intersection with Touhy Avenue, Central
Avenue provides an exclusive left-turn lane, a through lane, and an exclusive right-turn lane. The south leg of this
intersection is an access drive serving the Village Crossing shopping center which provides an exclusive left-turn
lane and a shared through/right-turn lane. Both legs provide standard style crosswalks with pedestrian countdown
signals. Central Avenue is under the jurisdiction of the Village of Niles
Figure 2 illustrates the existing roadway geometrics.
Traffic Signal Interconnect
The signalized intersections of Touhy Avenue with Niles Center Road/Carpenter Road, Village Crossing access
drive, and Central Avenue as well as the signalized intersection of Niles Center Road with Fargo Avenue are part
of a seven-signal traffic signal interconnect system that extends along Touhy Avenue from the Village Crossing
Entrance “C” east to Le Claire Avenue and along Niles Center Road from Howard Street south to the intersection
of Carpenter Road with Village Crossing Entrance “D”.
Public Transportation
The study is served by the following Pace Suburban bus routes, all of which have bus stops within a few blocks of
the site:
Pace Bus Route 225 (Central-Howard) provides northbound service during the weekday morning peak period
and southbound during the weekday evening peak period between the Jefferson Park Transit Center and the
Howard Street Industrial Area.
Pace Bus Route 226 (Oakton Street) provides weekday service from 5:00 A.M. and 7:00 P.M. between the
Jefferson Park Transit Center and Oakton/Hamilton in southern Mt. Prospect. Notable stops include the Des
Plaines Metra station and Oak Mill Mall.
Pace Bus Route 290 (Touhy Avenue) provides daily service along Touhy Avenue between the Howard Street
CTA station (Red, Purple and Yellow Lines) and the Cumberland CTA Blue Line station.
Pace Bus Route 410 (East Niles Local) provides daily service on the east side of Niles. Notable stops include
the Village Crossing Shopping Center, Leaning Tower YMCA, Recreation Center, Civic Center Plaza, Niles Public
Library, Notre Dame High School, and Golf Mill shopping center.
Pace Bus Route 411 (West Niles Local) Provides daily service within the Village of Niles along Touhy Avenue,
Milwaukee Avenue, and Greenwood Avenue. Notable stops include the Leaning Tower YMCA, Dempster Plaza,
Golf Mill shopping center, and Ballard Plaza.
It should be noted that Pace Bus Routes 410 and 411 connect at the Village Crossing Shopping Center.
Furthermore, at Golf Mill shopping center, these routes transfer at the Pulse Milwaukee Line Golf Mill station
to/from the Pulse Milwaukee Line and Routes 208, 240, 241, 270, 272, and 412.
Furthermore, the Edgebrook Metra station is located approximately one mile south of the site and the intersection
of Devon Avenue with Central Avenue (which is located 450 feet east of the Edgebrook Metra station) is served
by both Pace Bus Routes 225 and 226. This station is for the Metra Milwaukee District North (MD-N) commuter
railway and as of July 12, 2021, this railway carries approximately 38 trains per day, of which nine trains are
during the weekday morning peak period and six trains are during the weekday evening peak period.




Touhy Linder Commercial Traffic Study July 12, 2024
 3
ERIKSSON ENGINEERING ASSOCIATES, ltd.




Bike Routes
Linder Avenue and Niles Center Road are active bike routes by the site. There is a small section of multi-use path
west of Linder Avenue on the north side of Touhy Avenue.
Existing Traffic Volumes
Weekday morning (7:00 to 9:00 AM) and afternoon (4:00 to 6:00 PM) peak periods as well as midday Saturday
(11:30 A.M. to 2:00 P.M.) peak period traffic counts were collected from the previous traffic study for this site at
the following study area intersections:
  Touhy Avenue at:
  Niles Center Road/Carpenter Road
  McDonald’s Right-In/Right-Out Access Drive
  Linder Avenue
  Central Avenue
  Village Crossing Access Drive/Site Access Drive
  Linder Avenue at:
  Touhy Town Center Access North and South Drives
The results of the traffic counts indicated that the weekday morning peak hour of traffic occurs from 7:45 AM to
8:45 AM, the weekday evening peak hour of traffic occurs from 4:30 P.M. to 5:30 P.M., and the Saturday midday
peak hour of traffic occurs from 12:00 PM to 1:00 PM The existing traffic volumes are shown in Figure 3 and
included in the Appendix.
The Saturday volumes were 25% less than the weekday volumes.
However, due to the ongoing COVID-19 pandemic, traffic volumes in the study area do not reflect normal or
typical conditions. As such, the 2021 traffic volumes at the intersection of Touhy Avenue with Niles Center
Road/Carpenter Road were compared to traffic count data available on the IDOT Traffic Count Database System
(TCDS) website from 2018, which were increased by a regional growth factor.
The results of the comparison showed that the traffic volumes at the intersection of Touhy Avenue with Niles
Center Road/Carpenter Road were five percent lower during the weekday morning peak hour and weekday
evening peak hour. As such, the volumes during all three peak hours were increased by five percent to reflect
pre-COVID-19 traffic conditions.




Touhy Linder Commercial Traffic Study July 12, 2024
 4
 Central Ave
ASSOCIATES, LTD. ENGINEERING ERIKSSON
 Touhy Ave
 Village Crossing SITE
 Access Drive
 McDonald's
 Access Drive
 Carpenter Road Niles Center
 Road
 Site Location & Area Roadways
Figure 1
 Linder Ave
 Touhy Town Center Niles Center
 North Access Drive

 Road
 Touhy Town Center SITE
 South Access Drive McDonald's


 Access Drive


 Touhy Ave

 LEGEND
 Village Crossing Traffic Signal

 Stop Sign
 Crosswalk

 Travel Lane
 Carpenter Road
  Central Ave
 Access Drive




ERIKSSON Existing Roadway Geometrics
ENGINEERING
ASSOCIATES, LTD. Figure 2
 9 (14) [22]
 64 (84) [56]
 Touhy Town 0 (0) [0] 0 (0) [0]
 Center North 0 (0) [0]
 Linder Ave
 0 (0) [0]
 Access Drive

 [8] (4) 3 Niles Center
 [83] (96) 122
 [15] (9) 5 14 (13) [25]
 78 (59) [77] McDonald's

 [0] (0) 0 [1] (0) 0
 Touhy Town [28] (4) 1 49 (75) [56]
 2 (4) [2] Road
 Center South 2 (0) [3] 0 (4) [0]
 Access Drive 0 (0) [2]
 131 (217) [230]
 22 (103) [17] 0 (1) [2]
 [15] (18) 16 0 (3) [1] 305 (488) [268]
 27 (152) [179] [5] (0) 0 [85] (39) 19 4 (5) [4]
 Access Drive
 [24] (16) 9 22 (48) [53]
 278 (311) [189]
 122 (334) [375] [75] (78) 107 4 (3) [5]
 1454 (1575) [1492] 216 (116) [106]
 255 (291) [404] 36 (43) [29] [1] (0) 0
 42 (118) [129] 84 (54) [63] 1103 (1222) [1066]
 1107 (1220) [1002] 104 (77) [118] 188 (253) [292]
 1365 (1564) [1478] 1422 (1638) [1549]
Touhy Ave 25 (101) [125]

 [99] (66) 56 [43] (40) 22 [1496] (1594) 1203
[953] (1098) 1043 [175] (183) 131
 [1445] (1509) 1163 [3] (0) 0
 [231] (231) 19 [1126] (1190) 951
 [1384] (1493) 1182 [195] (221) 121
 [243] (182) 30 [87] (59) 17 [102] (65) 15 [316] (253) 279

 [112] (80) 18 [0] (0) 0
 [265] (288) 951
 LEGEND
 [160] (117) 20
 [108] (96) 17 Traffic Signal
 [214] (152) 121
 Village Crossing Stop Sign
 Crosswalk
 00 Morning Peak
 7:45AM - 8:45AM
 Central Ave
 (00) Evening Peak
 Access Drive 4:15PM - 5:15PM
 [00] Saturday Peak
 Carpenter Road
 11:45PM - 12:45PM




 ERIKSSON Existing Traffic Volumes
 ENGINEERING
 ASSOCIATES, LTD. Figure 3
ERIKSSON ENGINEERING ASSOCIATES, ltd.




3 – SITE TRANSPORTATION CHARACTERISTICS

Site Trip Generation
Traffic estimates were made for the drive-thru bank and two restaurants using data provided by the Institute of
Transportation Engineer’s Trip Generation 11th Ed. manual which contains trip generation surveys of similar land-
uses. It serves as the most widely accepted reference guide for establishing vehicle trip generation. Table 1
summarizes the site traffic volumes for the project and copies of the calculations are in the Appendix.
It is important to note that surveys conducted by ITE have shown that trips made to drive-thru banks and
restaurant developments are diverted from the existing traffic on the roadway system. This is particularly true
during the weekday morning and evening peak hours when traffic is diverted from the home-to-work and work-to-
home trips. Such diverted trips are referred to as pass-by traffic.
Furthermore, due to the proximity of the site to multiple Pace Suburban bus routes (two of which serve the
Edgebrook Metra station), some of the trips generated by the proposed development may be reduced due to the
utilization of public transportation. However, to provide a conservative analysis, no trip reduction was applied for
the use of public transportation.
 Table 1
 Touhy Linder Trip Generation Estimates

 ITE Trip AM Peak Hour PM Peak Hour Saturday Peak
 Land Use Size
 LUC Type In Out Total In Out Total In Out Total
 New 16 8 24 24 23 47 28 27 55
 Drive-thru Bank 912 3,384 sq. ft. Pass-by 4 4 8 12 12 24 17 17 34
 Total 20 14 34 36 35 71 45 44 89
 New 35 32 67 57 54 111
 Restaurant with
 934 2,511 sq. ft. Pass-by 8 8 16 14 14 28
 a Drive-thru
 Total 43 40 83 71 68 139
 New 18 14 32 19 17 36
 Breakfast
 932 9,949 sq. ft. Pass-by 3 3 6 4 4 8
 Restaurant
 Total 21 17 38 23 21 44
 Total New Trips 34 22 56 59 55 114 104 98 202
 Total Pass-by Trips 7 7 14 20 20 40 35 35 70
 Total Site Trips 41 31 72 79 75 154 139 133 272


Directional Distribution
The directions from which residents, patrons, and employees will approach and depart the site were estimated
based on existing travel patterns, as determined from the traffic counts. The trip distribution for the site is shown
on Table 2 and Figure 4.




Touhy Linder Commercial Traffic Study July 12, 2024
 8
ERIKSSON ENGINEERING ASSOCIATES, ltd.




 Table 2
 Directional Distribution on Adjacent Roadways

 Direction Distribution

 West on Touhy Avenue 30%
 North on Niles Center Road 15%
 North on Linder Avenue 5%
 East on Touhy Avenue 35%
 South on Carpenter Road 15%
 Total 100%


Site Traffic Volumes
Development traffic was assigned to the road system and access drives based on the directional distribution from
Table 2. Figure 5 illustrates the traffic assignment of the new vehicle trips for the development. Figure 6 shows
the pass-by trip assignments for the development.
Total Traffic Volumes
Total traffic volumes are a combination of the existing traffic volumes, projected non-site growth in those volumes,
and the site related traffic. Traffic projections were estimated for a period of five years in the future after
construction (Year 2030). A regional growth rate of 0.3% per year was applied to Touhy Avenue, Linder Avenue,
Carpenter Road, Niles Center Road, Central Avenue, and access roads to obtain the base 2030 volumes (see
Figure 7). The growth rates were provided by the Chicago Metropolitan Agency for Planning. The volumes from
Figure 7 were combined with the site traffic volumes (Figures 5 and 6,) to generate the Year 2030 total traffic
volumes with the development are shown on Figure 8.




Touhy Linder Commercial Traffic Study July 12, 2024
 9
 5%


 Touhy Town Center
 Linder Ave
 North Access Drive
 Niles Center


 Road
 McDonald's
 15%
 Touhy Town Center
30% South Access Drive
 Access Drive
 SITE 35%

 Touhy Ave

 LEGEND
 Village Crossing Traffic Signal
 15%
 Stop Sign
 Crosswalk

 Directional
 Carpenter Road
 Central Ave
 Access Drive Distribution




 ERIKSSON Directional Distribution
 ENGINEERING
 ASSOCIATES, LTD. Figure 4
 Touhy Town Center Linder Ave
 North Access Drive

 Niles Center
 McDonald's
 1 (3) [5]
 Road
 Touhy Town Center 2 (3) [5]
 4 (11) [18]
 South Access Drive
 Access Drive
 6 (14) [51]
 5 (9) [16]
 1 (3) [5] 11 (27) [24]
 [20] (12) 6
 3 (8) [13]
 7 (17) [56] 18 (30) [54] 12 (20) [36]
 4 (8) [14]
 6 (14) [51] 4 (8) [14] 22 (38) [68]
 Touhy Ave
 [6] (4) 2 [25] (14) 8 [37] (35) 14
[31] (18) 10
 [9] (8) 3
 [25] (14) 8 [13] (8) 3 [19] (19) 8
 [9] (8) 3
 [16] (9) 5
 LEGEND
 Traffic Signal
 Village Crossing
 Stop Sign
 Crosswalk
 00 Morning Peak
 Carpenter Road
 7:45AM - 8:45AM
 Central Ave
 (00) Evening Peak
 Access Drive
 4:15PM - 5:15PM




 ERIKSSON New Trips
 ENGINEERING
 ASSOCIATES, LTD. Figure 5
 Touhy Town Center Linder Ave
 North Access Drive

 Niles Center
 McDonald's
 Touhy Town Center
 Road
 +2 (+5) [+6]
 South Access Drive
 +3 (+7) [+14]
 Access Drive
 +1 (+3) [+3] +2 (+8) [+15]
 [+6] (+5) +2
 +1 (+2) [+3]
 +1 (+3) [+3] +3 (+7) [+14]
 -1 (-3) [-3] -3 (-7) [-14]


 Touhy Ave [+3] (+2) +1
 [+15] (+8) +2
 [-3] (-2) -1
 [-15] (-8) -2


 LEGEND
 Traffic Signal
 Village Crossing
 Stop Sign
 Crosswalk
 00 Morning Peak
 Carpenter Road
 Central Ave
 7:45AM - 8:45AM
 (00) Evening Peak
 Access Drive
 4:15PM - 5:15PM
 [00] Saturday Peak
 11:45PM - 12:45PM




ERIKSSON Pass-By Trips
ENGINEERING
ASSOCIATES, LTD. Figure 6
 9 (14) [22]
 66 (86) [59]
 0 (0) [0] 0 (0) [0]
 Touhy Town Center 0 (0) [0]
 0 (0) [0]
 Linder Ave
 North Access Drive
 [15] (9) 5
 [0] (0) 0 [8] (4) 3 Niles Center
 [28] (4) 1
 [89] (99) 126
 14 (13) [25] 78 (59) [77] McDonald's
 [1] (0) 0
 51 (77) [59]
 2 (4) [2] Road
 Touhy Town Center 2 (0) [3] 0 (4) [0]
 23 (106) [73] South Access Drive 0 (0) [2]
 135 (224) [237]
 28 (157) [184] [15] (18) 16 0 (1) [2]
 [2] (0) 0 [85] (39) 19 0 (3) [1] 314 (503) [276]
 [24] (16) 9 23 (49) [55] 4 (5) [4]
 Access Drive
 126 (344) [386]
 [81] (81) 111 286 (320) [195]
 4 (4) [5] 222 (119) [109]
 263 (300) [416] 37 (44) [30] [1] (0) 0 1136 (1259) [1100]
 1498 (1623) [1538] 84 (54) [63]
 1140 (1257) [1032] 107 (79) [123] 43 (122) [133] 194 (261) [301]
 26 (104) [129] 1406 (1612) [1522] 1467 (1690) [1599]
Touhy Ave
 [44] (41) 23 [1541] (1642) 1240
 [102] (68) 58 [3] (0) 0 [180] (188) 135
[1082] (1131) 1075 [1589] (1555) 1199
 [1526] (1538) 1218 [1160] (1226) 980
 [238] (141) 20 [250] (187) 31 [90] (61) 18 [201] (228) 125 [325] (261) 280
 [105] (67) 15
 [115] (82) 19 [273] (297) 432 LEGEND
 [0] (0) 0
 [165] (121) 21 [11] (99) 18 [220] (157) 281 Traffic Signal

 Village Crossing Stop Sign
 Crosswalk
 00 Morning Peak
 7:45AM - 8:45AM
 (00) Evening Peak
 Central Ave
 Access Drive 4:15PM - 5:15PM
 [00] Saturday Peak
 Carpenter Road
 11:45PM - 12:45PM




 ERIKSSON 2030 Base Traffic Volumes
 ENGINEERING
 ASSOCIATES, LTD. Figure 7
 9 (14) [22]
 Touhy Town 68 (89) [64]
 Center North 0 (0) [0] 0 (0) [0]
 0 (0) [0]
 Linder Ave
 Access Drive 0 (0) [0]


 [15] (9) 5
 [0] (0) 0
 [8] (4) 3
 [28] (4) 1 Niles Center
 [94] (102) 127
 14 (13) [25]
 [1] (0) 0
 78 (59) [77] McDonald's
 Touhy Town 51 (77) [59]
 3 (7) [7] Road
 Center South 4 (3) [8] 0 (4) [0]
 6 (16) [26] 140 (233) [253]
 23 (106) [73] Access Drive
 9 (22) [67]
 [15] (18) 16 314 (503) [276]
 28 (157) [184] 0 (3) [1]
 [2] (0) 0 [85] (39) 19
 [24] (16) 9 25 (55) [63]
 Access Drive
 17 (40) [43] 286 (320) [195]
 126 (344) [386] [81] (81) 111
 25 (41) [73] 222 (119) [109]
 263 (300) [416] 41 (54) [46] [27] (17) 8
 1499 (1624) [1538] 84 (54) [63] 1148 (1279) [1136]
 1147 (1274) [1088] 112 (90) [140] 43 (122) [133] 194 (261) [301]
 26 (104) [129] 1411 (1623) [1570] 1489 (1728) [1667]
Touhy Ave
 [53] (47) 26 [1578] (1677) 1254
 [102] (68) 58 [189] (196) 138
 [1611] (1567) 1206 [43] (22) 10
[1113] (1149) 1085 [1179] (1245) 988
 [238] (141) 20 [250] (187) 31 [1524] (1538) 1219 [210] (236) 128
 [90] (61) 18 [105] (67) 15 [341] (270) 285
 [115] (82) 19 LEGEND
 [0] (0) 0
 [273] (297) 432
 [165] (121) 21
 [11] (99) 18 Traffic Signal
 [220] (157) 281
 Village Crossing Stop Sign
 Crosswalk
 00 Morning Peak
 7:45AM - 8:45AM
 (00) Evening Peak
 Central Ave
 Access Drive 4:15PM - 5:15PM
 [00] Saturday Peak
 Carpenter Road
 11:45PM - 12:45PM




 ERIKSSON 2030 Total Traffic Volumes
 ENGINEERING
 ASSOCIATES, LTD. Figure 8
ERIKSSON ENGINEERING ASSOCIATES, ltd.




4 – ANALYSES
Intersection Capacity Analyses
To determine the operation of the study area intersections and the access drives, intersection capacity analyses
were conducted for the existing and projected traffic volumes. An intersection’s ability to accommodate traffic flow
is based on the average control delay experienced by vehicles passing through the intersection. The intersection
and individual traffic movements are assigned a level of service (LOS), ranging from A to F based on the control
delay created by a traffic signal or stop sign. Control delay consists of the initial deceleration delay, queue move-
up time, stopped delay, and final acceleration delay. LOS A has the best traffic flow and least delay. LOS E
represents saturated or at capacity conditions. LOS F experiences oversaturated conditions and extensive delays.
The Highway Capacity Manual definitions for levels of service and the corresponding control delay for both
signalized and unsignalized intersections are shown in Table 4.
 Table 3
 Level of Service Criteria for Intersections
 Control Delay
 Level of (seconds/vehicle)
 Description
 Service
 Signals Stop Signs
 A Minimal delay and few stops <10 <10
 B Low delay with more stops >10-20 >10-15
 C Light congestion >20-35 >15-25
 Congestion is more noticeable with
 D >35-55 >25-35
 longer delays
 E High delays and number of stops >55-80 >35-50
 Unacceptable delays and over
 F >80 >50
 capacity
 Source: Highway Capacity Manual

Capacity analyses were conducted for each intersection using the SYNCHRO capacity software to determine the
existing and future operations of the road network and access system. These analyses were performed for the
weekday morning and evening peak-hours as well as midday Saturday peak-hours. The capacity analyses are
summarized in Table 4 and are included in the Appendix.
Touhy Avenue and Niles Center Road/Carpenter Road
It should be noted that the results of the capacity analyses, as described in the following sections, do not take into
consideration the provision of the at-grade crossing on Touhy Avenue that is located approximately 1,500 feet
west of Central Avenue. This railroad serves the Metra Milwaukee District North (MD-N) commuter railway which
carries approximately 38 trains per day of which nine trains are during the weekday morning peak period and six
trains are during the weekday evening peak period. During train events, Touhy Avenue experiences increased
queueing along the corridor which impacts the operations of the study area intersections. . No improvements are
recommended.
Touhy Avenue and Village Crossing/Site Access Drive
The results of the capacity analysis indicate that overall, this intersection currently operates at Level of Service
(LOS) A or B during the weekday morning, weekday evening, and Saturday midday peak hours. Under Year 2030
projected conditions, this intersection is projected to continue operating at LOS A or B during the peak hours. No
additional roadway improvements are needed. The existing traffic signal will need to be upgraded to provide a
southbound left-turn arrow for traffic exiting the site.



Touhy Linder Commercial Traffic Study July 12, 2024
 15
ERIKSSON ENGINEERING ASSOCIATES, ltd.




Touhy Avenue and Central Avenue
The results of the capacity analysis indicate that overall, this intersection currently operates at LOS B or C during
the peak hours. No additional improvements are recommended.
Touhy Avenue and Linder Avenue
The results of the capacity analysis, when considering the proximity of the signalized intersections of Touhy
Avenue with Central Avenue and the Village Crossing/site access drives, indicate that the southbound right-turn
movement from Linder Avenue onto Touhy Avenue currently operates at LOS B during all three peak hours. The
southbound left-turn movement from Linder Avenue onto Touhy Avenue currently operates at LOS F during the
peak hours. However, it is important to note that a LOS E or F is expected for local roadways that have
unsignalized intersections with major arterial roadways such as Touhy Avenue. Furthermore, the results of the
analyses do not take into consideration the existence of a wide painted median on Touhy Avenue allowing
vehicles to perform a two-stage left-turn movement, which will result in lower delays and better levels of service.
No additional improvements are recommended.
Linder Avenue and Touhy Town Center and Site Access Drives
The results of the capacity analysis indicate that outbound movements from the Touhy Town Center and site
access drives onto Linder Avenue currently operate at LOS B or better during the weekday morning, weekday
evening, and Saturday midday peak hours. Under Year 2030 future conditions with the provision of the proposed
site access drives aligned opposite the existing Touhy Town Center access drives, outbound movements from the
Touhy Town Center access drives onto Linder Avenue are projected to operate at LOS B during the weekday
morning, weekday evening, and Saturday midday peak hours. Furthermore, northbound left-turn movements from
Linder Avenue onto the Touhy Town Center access drives are projected to continue operating at LOS A during
the three peak hours. As such, the proposed development traffic and proposed access system will have a limited
impact on the operations of the access system serving Touhy Town Center and no roadway or traffic control
improvements will be required. No additional improvements are recommended.
Drive-thru Lane Queueing
The proposed drive-thru bank has two drive-thru lanes with a capacity of four vehicles per lane without blocking
the internal parking lot aisle. With on-line banking reducing the demand of drive-thru activity, two to three vehicles
per lane is required to accommodate the need. The proposed bank drive-thru lane with four vehicles per lane is
adequate.
The restaurant on the west side of the building has a drive-thru lane with capacity of five vehicles from the pick-up
window. As a quick serve restraint, the drive-thru demand is generally lower than at a traditional fast-food
restaurant so five vehicles queueing will be adequate.




Touhy Linder Commercial Traffic Study July 12, 2024
 16
ERIKSSON ENGINEERING ASSOCIATES, ltd.




 Table 4
 Level of Service and Delay
 Saturday Midday
 Morning Peak Evening Peak
 Intersection Approach Peak
 2021 2030 2021 2030 2021 2030
 Central Avenue at
 Touhy Avenue Intersection B-11.8 B-12.1 C-32.9 C-32.5 C-34.7 D-36.5
 (Traffic Signal)
 Village Access Drive at
 Touhy Avenue Intersection A-2.7 A-5.3 B-14.5 B-14.7 B-12.4 B-16.8
 (Traffic Signal)
 Niles Center Road at
 Touhy Avenue Intersection D-41.0 C-34.1 D-40.6 D-42.7 D-35.6 D-37.9
 (Traffic Signal)
 SB Left F-100+ F-100+ F-100+ F-100+ F-100+ F-100+
 Touhy Avenue
 at Linder Avenue SB Right C-16.8 C-17.5 C-20.4 C-22.2 C-20.1 C-22.9
 (Stop Controlled)
 EB Left B-14.4 C-15.1 C-17 C-18.4 C-16.5 C-18.6

 EB Approach A-9.7 A-9.7 A-9.9 A-9.9 B-10.26 B-10.2
 Linder Avenue
 at North Drive WB Approach A-8.9 A-9.8 A-9.8 B-10.4 B-10.11 B-11.6
 (Stop Controlled)
 NB Left A-7.4 A-7.4 A-7.5 A-7.5 A-7.5 A-7.6
 Touhy Avenue at
 McDonalds Access SB Approach C-20.3 C-21.5 C-22.2 C-24 C-22.2 C-24.8
 (Stop Controlled)
 EB Approach A-9.7 A-9.8 A-9.6 A-9.7 A-9.2 A-9.3
 Linder Avenue WB Approach A-0.0 A-0.0 A-0.0 A-0.0 A-0.0 A-0.0
 at South Drive
 (Stop Controlled) NB Left A-7.4 A-7.4 A-7.4 A-7.4 A-7.4 A-7.4

 SB Left A-0.0 A-0.0 A-0.0 A-0.0 A-0.0 A-0.0




Touhy Linder Commercial Traffic Study July 12, 2024
 17
ERIKSSON ENGINEERING ASSOCIATES, ltd.




5 - CONCLUSIONS

Based on the following analyses, the following conclusions were developed:
 1. The total volume of traffic that will be generated by the proposed development will be reduced due to
 pass-by trips, and proximity to public transportation.
 2. The results of the capacity analyses indicate that the existing roadway system will have sufficient reserve
 capacity to accommodate the traffic that will be generated by the proposed development.
 3. The existing signalized access drive off Touhy Avenue in addition to the proposed access system
 consisting of a right-in/right-out access drive on Touhy Avenue, and two full movement access drives off
 Linder Avenue will be adequate in accommodating the traffic estimated to be generated by the proposed
 development and will ensure efficient and flexible access is provided.
 4. The traffic signal at the intersection of Touhy Avenue with the Village Crossing shopping center/site
 access drives should be modified to provide a protected-permissive southbound left-turn phase and high
 visibility crosswalks.




Touhy Linder Commercial Traffic Study July 12, 2024
 18
 BUILDING SUMMARY
 25' BUILDING SETBACK
 PER SKOKIE ORDINANCE NO. 2022-22P
 B4 REGIONAL MIXED-USE SHOPPING DISTRICT

 PERMITTED USES (PER APPENDIX A USE TABLE):
 •  BANK, CREDIT UNION, OR OTHER SAVINGS
 BUILDING D (EXISTING) INSTITUTION, INCLUDING CURRENCY EXCHANGES
 BUILDING C (EXISTING)
 23,885 GSF •  RESTAURANT, LIMITED SERVICE—WITHOUT DRIVE-
 TENANT 3: 34,152 GSF
 21,497 NSF (90% EFFICIENCY) THROUGH
 SITE 30,737 NSF (90% EFFICIENCY)
 LIGHTING, 7
 1 PARKING SPACE PER 600 NSF 16 TYP.
 SPECIAL USES (PER APPENDIX A USE TABLE):



 15' BUILDING SETBACK
 EXTEND
 1 PARKING SPACE PER 600 NSF
 PUBLIC (MANUFACTURTING USES) 5 7 •  RESTAURANT, LIMITED SERVICE WITH DRIVE-
 WALK (MANUFACTURTING USES)
 NORTH 36 PARKING SPACE REQUIRED THROUGH (EXCEPT CARRYOUT RESTAURANTS)
 8' - 5" 25' - 8" 18' - 0" 18' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2" 52 PARKING SPACE REQUIRED
 BUILDING DIMENSIONAL REQUIREMENTS (PER SEC 118-145)
 B4 REGIONAL MIXED-USE SHOPPING DISTRICT
 EXISTING TREE 3 ALLOWED PROPOSED
 TO REMAIN
 BUILDING HEIGHT: 175' 22' (BUILDING A)

 18' - 0" 10' - 7" 18' - 0" 11' - 7"



 LINDER AVE.
 175' 25' (BUILDING B)
 21 16
 FRONT YARD SETBACK
 8 ILLINOIS STATE ROUTE: 25' 72'-4"
 14'x12' TRASH
 FRONT YARD SETBACK
 PROPOSED 24' - 0" PROPOSED 14'x12' TRASH 24' - 0" PROPOSED BUILDING C (EXISTING)
 DIRECTIONAL SIGN DIRECTIONAL SIGN 14'x20' TRASH DIRECTIONAL SIGN TENANT 2: 13,000 GSF ALL OTHERS STREETS: 15' 64'-3"



 25' BUILDING SETBACK
 11,700 NSF (90% EFFICIENCY) SIDE YARD SETBACK: 25' 372'-0"
 20' - 6"
 3
 25' - 10" 4 9' - 0" REAR YARD SETBACK: 25' 280'-6"
 16' - 0" 2' - 0" 10
 FUTURE
 1 PARKING SPACE PER 600 NSF

 12' - 0" 25' - 0"
 (MANUFACTURTING USES)


 8' - 0" 16' - 0" 24' - 0"
 PARKING SUMMARY
 ATM OUTDOOR
 7' - 0"
 PATIO: 543 SF 20 PARKING SPACE REQUIRED
 9' - 0" 4
 T 10 BUILDING A: NEW BANK - 3,384 GSF / 3,046 NSF
 BANKS AND OTHER FINANCIAL INSTITUTIONS, WALK-IN: 1 PARKING
 BUILDING C (EXISTING) SPACE FOR EACH 300 SF OF NET FLOOR AREA.
 TENANT 1: 20,258 GSF 3 REQUIRED PROPOSED
 16' - 0" 24' - 0" 89' - 4" 80' - 0" 14' - 0" 114' - 0" 7' - 8" 16' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2"
 11 SPACES 33 SPACES (31 + 2 HC)
 18,233 NSF (90% EFFICIENCY) 37
 8' - 0" 2' - 0" BUILDING A: BUILDING B: 4 2
 SITE
 LIGHTING,
 3,384 GSF 6,544 GSF 6'x12' BIKE 1 PARKING SPACE PER 1500 NSF BUILDING B: NEW RESTAURANT - 6,544 GSF / 5,650 NSF
 PARKING: FOOD ESTABLISHMENTS: 1 PARKING SPACE FOR EACH 100 SF OF
 73' - 0" 1 PARKING SPACE PER EMPLOYEE
 TYP.
 8' - 0" (3) BIKE RACKS
 13 (6) SPACES (CONSTRUCTION MATERIAL SALES) NET FLOOR AREA
 6'x8' BIKE 23 PARKING SPACE REQUIRED REQUIRED PROPOSED

 16' - 0"8' - 0" 16' - 0"8' - 0"
 PARKING: 57 SPACES 57 SPACES (54 + 3 HC)
 (2) BIKE RACKS
 6'x8' BIKE
 4 2 1 3 9' - 0" 8' - 0"8' - 0"2
 (4) SPACES 4 4
 PARKING: BUILDING C: EXISTING MULTI-TENANT - 67,410 GSF / 60,670 NSF
 (2) BIKE RACKS OUTDOOR PROPOSED EXISTING SITE REQUIRED PROPOSED
 (4) SPACES 24' - 0" PATIO: 256 SF 24' - 0" GROUND SIGN 1 24' - 0"
 GROUND SIGN LIGHTING,
 4 PER SEC.82-28.C.B TO BE REMOVED TYP. 95 SPACES 97 SPACES (92 + 5 HC)
 25' BUILDING SETBACK
 16' - 0"
 10 2' - 0" 11 16' - 0" 2' - 0"
 12 16' - 0" 2' - 0" 10 BUILDING D: EXISTING VACANT - 23,885 GSF / 21,497 NSF
 REQUIRED PROPOSED
PROPOSED
 8' - 0" 4' - 2" 36 SPACES 53 SPACES
GROUND SIGN 2
PER SEC.82-28.C.B EXISTING TREES TO REMAIN,
 EXISTING TREES TO REMAIN,
 TYP. SEE LANDSCAPE PLAN OVERALL DEVELOPMENT
 TYP. SEE LANDSCAPE PLAN
 FOR NEW PLANTINGS
 TOUHY AVE. FOR NEW PLANTINGS REQUIRED PROPOSED
 199 SPACES 240 SPACES
 EXISTING
 TRAFFIC SIGNAL ARCHITECTURAL SITE PLAN
 1 SCALE: 1" = 60'-0"



 1 728+< /,1'(5&200(5&,$/
 2.:$5&+,7(&76
 :-DFNVRQ6XLWH
 6&$/(   PROPOSED '(9(/230(17
 6.2.,(,/ 
 $UFKLWHFWV &KLFDJR,/
 352-(&7
    
 ARCHITECTURAL SITE PLAN  3URMHFW 
 9 8 7 6 5 4 3 2 1




 TREE PROTECTION NOTES


 1. BEFORE ANY EXCAVATION, CALL TO LOCATE ANY EXISTING UTILITIES ON THE SITE. THE
G CONTRACTOR SHALL FAMILIARIZE HIM/HERSELF WITH THE LOCATIONS OF ALL BURIED UTILITIES IN G
 THE AREAS OF WORK BEFORE STARTING OPERATIONS. THE CONTRACTOR SHALL BE LIABLE FOR THE
 COST OF REPAIRING OR REPLACING ANY BURIED CONDUITS, CABLES OR PIPING DAMAGED DURING
 THE INSTALLATION OF THIS WORK.


 2. FOUR FOOT HIGH SNOW FENCING OR OTHER RIGID MATERIAL IS TO BE ERECTED AROUND THE
 DRIPLINE OF ALL TREES TO BE SAVED IN ACCORDANCE WITH THE SKOKIE ZONING ORDINANCE.


 3. A TREE REMOVAL PERMIT MUST BE OBTAINED FROM THE PLANNING OFFICE PRIOR TO ALL TREE
 EXISTING REMOVAL ACTIVITY INVOLVING TREES SIX (6) INCHES OR MORE D.B.H. IN ACCORDANCE WITH

 BUILDING [MUNICIPALITY] ZONING ORDINANCE.


 4. TREES TO BE REMOVED MUST BE MARKED IN THE FIELD WITH RED PAINT OR FLAGS AND INSPECTED
 BY THE SKOKIE FORESTRY OFFICE PRIOR TO ANY TREES BEING REMOVED.

F F
 5. IF NECESSARY TO CONDUCT WORK OR DIGGING WITHIN THE ROOT ZONE OF TREES TO REMAIN, THE
 LANDSCAPE ARCHITECT MUST BE NOTIFIED AND ADDITIONAL PROTECTIVE MEASURES, SUCH AS
 ROOT PRUNING OR BRIDGING, MUST BE EMPLOYED BY A LICENSED TREE SERVICE.
 EXISTING TREE
 TO BE REMOVED
 (TYP) 6. PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND UTILITIES TO REMAIN FROM DAMAGE CAUSED
 BY SETTLEMENT, LATERAL MOVEMENT, UNDERMINING, WASHOUTS AND OTHER HAZARDS CAUSED BY
 5781 SITE IMPROVEMENT OPERATIONS.
 5777

 5780 7. CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL EXISTING TREES TO REMAIN. PREVENT ANY




 NORTH LINDER AVENUE
 TREE PROTECTION 5779 DISTURBANCE OF EXISTING TREES INCLUDING ROOT ZONES. USE TREE PROTECTION BARRICADES
 FENCING (TYP)
 EXISTING
 5778 WHERE INDICATED. PROTECT EXISTING TREES TO REMAIN AGAINST UNNECESSARY CUTTING,
 BUILDING BREAKING OR SKINNING OF ROOTS, BRUISING OF BARK OR SMOTHERING OF TREES. DRIVING,
 EXISTING TREE TO PARKING, DUMPING, STOCKPILING AND/OR STORAGE OF VEHICLES, EQUIPMENT, SUPPLIES,
 REMAIN (TYP)
 MATERIALS OR DEBRIS ON TOP THE ROOT ZONES AND/OR WITHIN THE DRIPLINE OF EXISTING TREES
E E
 OR OTHER PLANT MATERIAL TO REMAIN IS STRICTLY PROHIBITED.
 5776
 5782 8. EXERCISE CAUTION WHEN WORKING AND DIGGING NEAR TREES LOCATED ON ADJACENT PROPERTY.


 9. THE CONTRACTOR AT ALL TIMES SHALL KEEP THE PREMISES ON WHICH WORK IS BEING DONE, CLEAR
 OF RUBBISH AND DEBRIS. ALL PAVEMENT AND DEBRIS REMOVED FROM THE SITE SHALL BE
 5775
 O NO
 5774 DISPOSED OF LEGALLY.
 N ST T
 10. ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL APPLICABLE FEDERAL, STATE AND LOCAL
 CODES AND ORDINANCES.
 R FO
 U R
 5783 C TI
 11. TREE INVENTORY CONDUCTED BY DAVE COULTER LICENSED ARBORIST #IL-0094
 O
 5773 12. EXISTING TREES HAVE BEEN LOCATED WITH GIS COORDINATES. LOCATIONS ARE APPROXIMATE BUT
 N
D ACCURATE. FIELD VERIFICATION IS RECOMMENDED PRIOR TO REMOVAL ACTIVITY.
 C D


 PROPOSED
 PROPOSED
 BUILDING
 5772
 BUILDING
 5784




 5805
 5808

 5806 5804

 5807 5803 5787
C 5790 C
 5802 5789 5788
 5815
 5812 5809 5786
 5814 5801




 EXISTING TREE 5791 5785 Architects
 5813 5810 5793 5792 TREE PROTECTION
 TO BE REMOVED TREE PROTECTION 5811 5794 FENCING (TYP)
 (TYP) FENCING (TYP) WEST TOUHY AVENUE
 EXISTING TREE TO
 EXISTING TREE TO REMAIN (TYP) OKW
 REMAIN (TYP) Architects
 600 West Jackson Blvd
 Chicago, IL 60661
 N T 312.798.7700
B B
 F 312.798.7777
 www.okwarchitects.com
 TREE PRESERVATION PLAN EXISTING TREES TO BE
 PRESERVED
 TREE DRIPLINE



 SCALE: 1" = 30'-0"
 0 15' 30' 60' TOUHY & LINDER
 COMMERCIAL
 SNOW FENCE PLACED
 1' OUTSIDE OF DRIPLINE DEVELOPMENT
 SKOKIE, IL
 TREE DRIPLINE
 EXISTING TREES TO
 BE PRESERVED
 TREE PRESERVATION
 PLAN
 SNOW FENCE
 1' OUTSIDE
 TREE INVENTORY &
 DRIPLINE
 TREE REMOVAL NOTES
A A
 DRAWN BY: DJW CHECKED: KMT

 TREE FENCING DETAIL


 c 2024 OKW ARCHITECTS
 DATE: SHEET NO.:



 PROJ. NO.:
 TP1.0
 9 8 7 6 5 4 3 2 1
 9 8 7 6 5 4 3 2 1




G G




 SEE SHEET L1.1
 2-GTI
 250-ef


 2-LIT




F F

 EXISTING
 2-PLA
 BUILDING 2-TAR
 250-ef




 EXISTING
 LANDSCAPING
 AT BUILDING D
 2-UCU TO REMAIN




E 1-UCU E




 NORTH LINDER AVENUE
 250-ef

 EXISTING
 BUILDING
 SEE SHEET L1.1
 R ION
 MOWED
 TURF

 FO CT
 T U
 1-AFR
 O
 N STR
 N
 5-RK O
D
 2-UCU
 C D
 5-SP

 5-RK



 MOWED
 TURF

 5-RK
 PROPOSED
 5-SP
 PROPOSED
 BUILDING
 BUILDING

 5-RK

 125-ef
C 1-AFR C
 3-QBI




 10-ls
 MONUMENT
 SIGN 1-CEO 1-CEO 1-AFR
 150-ef 50-ef MONUMENT 9-JCM 50-ef
 6-JCM 250-ef 100-ef
 SIGN
 5-pv 6-SM 5-rf 5-pv 6-SM 5-ep Architects
 20-as 5-pv 6-SM 5-ep 5-pv 6-SM 5-rf
 5-rf 5-HP 5-pv 5-ep 5-HP 5-pv 9-nf 5-ep 5-HP 5-pv 5-rf 5-HP 5-pv
 LANDSCAPE REQUIREMENT SUMMARY
 10-nf
 6-pv 22-as OKW
 SITE AREA SF Architects

 PARKWAY LENGTH (TOUHY AVE) 528 LF 600 West Jackson Blvd
 Chicago, IL 60661
 PARKWAY LENGTH (LINDER AVE) 403 LF
 T 312.798.7700
B REQUIRED PARKWAY TREES (1:30 LF) 31 B
 F 312.798.7777
 MOWED MOWED EXISTING TREES TO REMAIN 8 www.okwarchitects.com
 1-PLA 1-QBI 1-QBI 2-PLA
 2-LIT 2-UCU 1-QBI WEST TOUHY AVENUE TURF TURF PROPOSED PARKWAY TREES 22
 TOTAL PARKWAY TREES: 31
 TOUHY & LINDER
 PARKING SPACES 168
 REQUIRED SHADE TREES (1:15 SPACES) 12 COMMERCIAL
 PROPOSED SHADE TREES 21
 DEVELOPMENT
 SKOKIE, IL

 OVERALL LANDSCAPE
 PLAN KEY
 N


A
 OVERALL LANDSCAPE PLAN KEY A
 0 15' 30' 60' DRAWN BY: DJW CHECKED: KMT
 SCALE: 1" = 30'-0"




 c 2024 OKW ARCHITECTS
 DATE: SHEET NO.:



 PROJ. NO.:
 L1.0
 9 8 7 6 5 4 3 2 1
 9 8 7 6 5 4 3 2 1




 3-HA


G 1-TAR G
 150-ef


 TURF

 1-CK



 6-TD

 500-ef

 TURF




F F


 1-GTI
 150-ef




 1-CK

 6-TD

 5-HA

 TURF
 5-TD

E 15-nf E




 15-nf
 8-TD
 O NO
 TURF N ST T
 150-ef
 EXISTING
 BUILDING
 R FO
 U R
 C TI
 50-ef
 1-CK O
 3-JCM N
D
 1-TAR 5-TON 75-ef 175-ef C D
 1-GTI
 TURF 150-ef


 TURF
 1-GTI
 1-QBI 8-AM
 150-ef

 TURF
 5-JUS
 TURF

 3-JCM
 9-cg
 TURF
 10-RA
 150-ef

 5-TPG
 3-JCM
 3-SM
 TURF
C 13-nf 7-TD C
 5-AM
 3-HP 6-HA 50-ef
 5-SP


 4-TD
 1-CEO 5-AM
 13-nf
 50-ef

 TURF Architects
 3-SP 5-TD
 PROPOSED 5-VJ 3-JCM
 TURF BUILDING PROPOSED
 TURF BUILDING OKW
 4-TD Architects
 15-cg 3-VJ
 13-nf 600 West Jackson Blvd
 1-CEO 7-cg Chicago, IL 60661
 T 312.798.7700
B 3-HP B
 1-HS F 312.798.7777
 8-RA www.okwarchitects.com

 5-TD 12-sh
 3-SM
 7-sh
 1-GBI TOUHY & LINDER
 5-SM
 1-TAR COMMERCIAL
 3-JCM
 TURF
 250-ef DEVELOPMENT
 SKOKIE, IL

 BUILDING FOUNDATION
 150-ef 150-ef 11-RA 1-GBI LANDSCAPE PLANS


 N
A

 BUILDING A & BUILDING B LANDSCAPE PLAN
 N
 BUILDING C FOUNDATION LANDSCAPE PLAN DRAWN BY: DJW CHECKED: KMT
 A



 SCALE: 1" = 20'-0" 0 10' 20' 40'



 c 2024 OKW ARCHITECTS
 SCALE: 1" = 20'-0" 0 10' 20' 40' DATE: SHEET NO.:



 PROJ. NO.:
 L1.1
 9 8 7 6 5 4 3 2 1
 9 8 7 6 5 4 3 2 1



 LANDSCAPE MAINTENANCE SPECIFICATIONS VERTICAL AND TRUE
 ROTATED FOR BEST
 GENERAL CONSTRUCTION NOTES
 SELECTIVE PRUNING APPEARANCE
 DONE AFTER PLANTING

 TREE WRAP
 THE CONTRACTOR SHALL PROVIDE AS A SEPARATE BID, MAINTENANCE FOR A PERIOD OF 1 YEAR AFTER FINAL ACCEPTANCE OF THE PROJECT TREES, SHRUBS, & GROUND COVER (CONT.) TREE SHALL BEAR
 LANDSCAPING. THE CONTRACTOR MUST BE ABLE TO PROVIDE CONTINUED MAINTENANCE IF REQUESTED BY THE OWNER OR PROVIDE THE NAME OF A SAME RELATION TO
 1. REQUIRED LANDSCAPE MATERIAL SHALL SATISFY
 FINISHED GRADE AS 3" UNIFORM
 REPUTABLE LANDSCAPE CONTRACTOR WHO CAN PROVIDE MAINTENANCE. MULCHING RELATED TO DEPTH MULCH.
 ANNUALLY, ALL TREE AND SHRUB BEDS WILL BE PREPARED AND MULCHED, TO A MINIMUM DEPTH OF 3” WITH QUALITY MULCH TO MATCH EXISTING. BED NURSURY GRADE DO NOT MOUND MULCH AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS
 STANDARDS AROUND TREE TRUNK
 PREPARATION SHALL INCLUDE REMOVING ALL WEEDS, CLEANING UP SAID BED, EDGING AND CULTIVATING DECAYED MULCH INTO THE SOIL. DEBRIS AND BE STAKED, WRAPPED, WATERED AND MULCHED
G ALL LANDSCAPE MAINTENANCE SERVICES SHALL BE PERFORMED BY TRAINED PERSONNEL USING CURRENT, ACCEPTABLE HORTICULTURAL PRACTICES. FROM EDGING IS TO BE REMOVED FROM BEDS WHERE APPLICABLE. IF DEEMED NECESSARY, A PRE-EMERGENT HERBICIDE MAY BE APPLIED TO THE SOIL TAPER TO
 G
 TO INHIBIT THE GROWTH OF FUTURE WEEDS. FINISHED GRADE PER ORDINANCE.
 ALL WORK SHALL BE PERFORMED IN A MANNER THAT MAINTAINS THE ORIGINAL INTENT OF THE LANDSCAPE DESIGN.
 FINISHED
 ORGANICALLY MAINTAINED GARDENS SHALL NOT RECEIVE ANY PRE-EMERGENT HERBICIDES. MULCH IN EXCESS OF 4” WILL BE REMOVED FROM THE BED CONSTRUCT 3" GRADE
 ALL CHEMICAL APPLICATIONS SHALL BE PERFORMED IN ACCORDANCE WITH CURRENT COUNTY, STATE AND FEDERAL LAWS, USING EPA REGISTERED AREAS. SPECIAL CARE SHALL BE TAKEN IN THE MULCHING OPERATION NOT TO OVER-MULCH OR COVER THE BASE OF TREES AND SHRUBS. THIS CAN BE SAUCER AROUND
 PLANT PIT
 MULCH FOLLOWS
 DRIPLINE 5' MULCH BED
 2. BEFORE ANY EXCAVATION ON THE SITE, CALL TO
 MATERIALS AND METHODS OF APPLICATION. THESE APPLICATIONS SHALL BE PERFORMED UNDER THE SUPERVISION OF A LICENSED CERTIFIED DETRIMENTAL TO THE HEALTH OF THE PLANTS. FOR EVERGREENS FOR SHADE TREES

 APPLICATOR.
 LOCATE ANY EXISTING UTILITIES ON THE SITE. THE
 WEEDING CONTRACTOR SHALL FAMILIARIZE HIM/HERSELF WITH
 APPROVALS
 ALL BEDS SHALL BE WEEDED ON A CONTINUOUS BASIS THROUGHOUT THE GROWING SEASON TO MAINTAIN A NEAT APPEARANCE AT ALL TIMES. SOIL MIX THE LOCATIONS OF ALL BURIED UTILITIES IN THE AREAS
 ANY WORK PERFORMED IN ADDITION TO THAT WHICH IS OUTLINED IN THE CONTRACT SHALL ONLY BE DONE UPON WRITTEN APPROVAL BY THE OWNER’S TREE BALL TO
 6" MIN. REMAIN INTACT
 REPRESENTATIVE. PRE-EMERGENT (SOIL-APPLIED) AND POST-EMERGENT (FOLIAR-APPLIED) HERBICIDES SHALL BE USED WHERE AND WHEN APPLICABLE AND IN LEVELING & COMPLETELY OF WORK BEFORE STARTING OPERATIONS. THE
 ACCORDANCE WITH THE PRODUCT’S LABEL. COURSE COVERED WITH
 ALL SEASONAL COLOR SELECTIONS SHALL BE APPROVED BY THE OWNER’S REPRESENTATIVE PRIOR TO ORDERING AND INSTALLATION.
 SPECIFIED SOIL CONTRACTOR SHALL BE LIABLE FOR THE COST OF
 SCARIFY AND LOOSEN EDGES OF MIX AND/OR
 MULCH
 INSECT & DISEASE CONTROL: TREES, SHRUBS & GROUNDCOVER TREE PIT TO ENCOURAGE NEW REPAIRING OR REPLACING ANY BURIED CONDUITS,
 SOIL TESTING ROOT PENETRATION
 THE MAINTENANCE CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING THE LANDSCAPE SITE ON A REGULAR BASIS. THE MONITORING CABLES OR PIPING DAMAGED DURING THE
 THE MAINTENANCE CONTRACTOR SHALL PERFORM SOIL TESTS AS NEEDED TO IDENTIFY ANY IMBALANCES OR DEFICIENCIES CAUSING PLANT MATERIAL FREQUENCY SHALL BE MONTHLY EXCEPT FOR GROWING SEASON, WHICH WILL BE EVERY OTHER WEEK. TRAINED PERSONNEL SHALL MONITOR FOR
 DECLINE. THE OWNER SHALL BE NOTIFIED OF THE RECOMMENDATION FOR APPROVAL, AND THE NECESSARY CORRECTIONS MADE AT AN ADDITIONAL PLANT DAMAGING INSECT ACTIVITY, PLANT PATHOGENIC DISEASES AND POTENTIAL CULTURAL PROBLEMS IN THE LANDSCAPE. THE PEST OR CULTURAL INSTALLATION OF THIS WORK.
 COST TO THE OWNER. PROBLEM WILL BE IDENTIFIED UNDER THE SUPERVISION OF THE CONTRACTOR. TREE PLANTING DETAIL
 ACCEPTABLE SOIL TEST RESULTS: FOR PLANT DAMAGING INSECTS AND MITES IDENTIFIED IN THE LANDSCAPE, THE CONTRACTOR SHALL CONSULT AND FOLLOW THE RECOMMENDATIONS 3. FOUR FOOT HIGH FENCING OR OTHER RIGID MATERIAL
 OF THE MOST CURRENT EDITION OF THE STATE COOPERATIVE SERVICE PUBLICATION ON INSECT CONTROL ON LANDSCAPE PLANT MATERIAL.
 LANDSCAPE TREES & SHRUBS TURF IS TO BE ERECTED AROUND THE DRIP-LINE OF ALL
 PLANT PATHOGENIC DISEASE PROBLEMS IDENTIFIED BY THE CONTRACTOR THAT CAN BE RESOLVED BY PRUNING OR PHYSICAL REMOVAL OF DAMAGED
 PH RANGE 5.0-7.0 6.0-7.0
 PLANT PARTS WILL BE PERFORMED AS PART OF THE CONTRACT. FOR AN ADDITIONAL CHARGE, PLANT PATHOGENIC DISEASES THAT CAN BE RESOLVED
 TREES TO BE SAVED.
F ORGANIC MATTER >1.5% >2.5% THROUGH PROPERLY TIMED APPLICATIONS OF FUNGICIDES SHALL BE MADE WHEN THE OWNER AUTHORIZES IT. F
 TRIANGULATED
 MAGNESIUM (MG) 100+LBS./ACRE 100+LBS./ACRE LAYOUT 4. PLANT QUANTITIES ON PLANT LIST INTENDED TO BE A
 IF THE CONTRACTOR NOTES AN ESPECIALLY INSECT-OR DISEASE-PRONE PLANT SPECIES IN THE LANDSCAPE, HE/SHE WILL SUGGEST REPLACEMENT
 PHOSPHORUS (P2O5) 150+LBS./ACRE 150+LBS./ACRE WITH A MORE PEST-RESISTANT CULTIVAR OR SPECIES THAT IS CONSISTENT WITH THE INTENT OF THE LANDSCAPE DESIGN. GUIDE. ALL QUANTITIES SHALL BE CHECKED AND
 POTASSIUM (K2O) 120+LBS./ACRE 120+LBS./ACRE SEE LANDSCAPE
 NOTE: FOR IDENTIFICATION OF PLANT-DAMAGING INSECTS AND MITES, A REFERENCE TEXTBOOK THAT CAN BE USED IS INSECTS THAT FEED ON TREES PLAN FOR
 VERIFIED ON PLANTING PLAN. ANY DISCREPANCIES
 SOLUBLE SALTS NOT TO EXCEED 900PPM/1.9 MMHOS/CM NOT TO EXCEED 750PPM/0.75 MMHOS/CM AND SHRUBS BY JOHNSON AND LYON, COMSTOCK PUBLISHING ASSOCIATES. FOR PLAN PATHOGENIC DISEASES, TWO REFERENCES ARE SUGGESTED: SPACING
 SCOUTING AND CONTROLLING WOODY ORNAMENTAL DISEASES IN LANDSCAPES AND NURSERIES, AUTHORIZED BY GARY MOORMAN, PUBLISHED BY SHALL BE DISCUSSED WITH THE LANDSCAPE
 IN SOIL; NOT TO EXCEED 1400 PPM/2.5 IN SOIL; NOT TO EXCEED 2000 PPM/2.0
 PENN STATE COLLEGE OF AGRICULTURAL SCIENCES, AND DISEASES OF TREES AND SHRUBS BY SINCLAIR AND LYON, PUBLISHED BY COMSTOCK ARCHITECT.
 MMHOS/CM IN HIGH ORGANIC MIX MMHOS/CM IN HIGH ORGANIC MIX PUBLISHING PRESS. SELECTIVE
 3" UNIFORM DEPTH PRUNING DONE
 MULCH,DO NOT MOUND AFTER PLANTING

 FOR UNUSUAL SOIL CONDITIONS, THE FOLLOWING OPTIONAL TESTS ARE RECOMMENDED WITH LEVELS NOT TO EXCEED: TRASH REMOVAL MULCH AROUND 5. ANY DEVIATIONS FROM OR MODIFICATIONS TO THIS
 BASE OF SHRUB
 THE MAINTENANCE CONTRACTOR SHALL REMOVE TRASH FROM ALL SHRUB AND GROUNDCOVER BEDS WITH EACH VISIT. ROOT COLLAR
 SHALL BE
 PLAN SHALL BE APPROVED BY THE LANDSCAPE
 BORON 3 POUNDS PER ACRE TAPER TO +1" ABOVE
 LEAF REMOVAL FINISHED FINISHED ARCHITECT PRIOR TO INSTALLATION.
 MANGANESE 50 POUNDS PER ACRE GRADE
 ALL FALLEN LEAVES SHALL BE REMOVED FROM THE SITE IN NOVEMBER AND ONCE IN DECEMBER. IF REQUESTED BY THE OWNER, THE MAINTENANCE GRADE
 POTASSIUM (K2O) 450 POUNDS PER ACRE CONTRACTOR, AT AN ADDITIONAL COST TO THE OWNER SHALL PERFORM SUPPLEMENTAL LEAF REMOVALS.
 SOIL 6. CONTRACTOR TO NOTIFY LANDSCAPE ARCHITECT UPON
 SODIUM 20 POUNDS PER ACRE MIX
 WINTER CLEAN-UP DELIVERY OF PLANT MATERIAL TO THE SITE.
 FINISHED
 THE PROJECT SHALL RECEIVE A GENERAL CLEAN-UP ONCE DURING EACH OF THE WINTER MONTHS, I.E., JANUARY, FEBRUARY, AND MARCH. GRADE SHRUB BALL TO REMAIN
 WORKMANSHIP INTACT & COMPLETELY LANDSCAPE ARCHITECT RESERVES THE RIGHT TO
 3" LEVELING COVERED WITH
 CLEAN-UP INCLUDES: COURSE REJECT ANY PLANT MATERIAL THAT DOESN'T MEET
 DURING LANDSCAPE MAINTENANCE OPERATIONS, ALL AREAS SHALL BE KEPT NEAT AND CLEAN. PRECAUTIONS SHALL BE TAKEN TO AVOID DAMAGE TO SPECIFIED SOIL MIX
 · CLEANING CURBS AND PARKING AREAS AND/OR MULCH
 EXISTING STRUCTURES. ALL WORK SHALL BE PERFORMED IN A SAFE MANNER TO THE OPERATORS, THE OCCUPANTS AND ANY PEDESTRIANS.
E · REMOVING ALL TRASH AND UNWANTED DEBRIS SCARIFY TO 4" DEPTH
 STANDARDS OR SPECIFICATIONS OF THE PROJECT. E
 AND RECOMPACT
 UPON COMPLETION OF MAINTENANCE OPERATIONS, ALL DEBRIS AND WASTE MATERIAL SHALL BE CLEANED UP AND REMOVED FROM THE SITE, UNLESS · TURNING MULCH WHERE NECESSARY
 PROVISIONS HAVE BEEN GRANTED BY THE OWNER TO USE ON-SITE TRASH RECEPTACLES. ANY DAMAGE TO THE LANDSCAPE, STRUCTURES, OR · INSPECTION OF GROUNDS 7. ALL PLANT MATERIAL TO BE INSTALLED PER THE
 IRRIGATION SYSTEMS CAUSED BY THE MAINTENANCE CONTRACTOR, SHALL BE REPAIRED BY THE MAINTENANCE CONTRACTOR WITHOUT CHARGE TO
 THE OWNER.
 SHRUB PLANTING DETAIL PLANTING DETAILS PROVIDED ON THIS PLAN SET.


 TURF SEASONAL COLOR: PERENNIALS, ANNUALS, AND BULBS 8. ALL BED EDGES TO BE WELL SHAPED, SPADE CUT, WITH

 GENERAL CLEAN UP THE INSTALLATION OF PERENNIALS, ANNUALS, AND BULBS, UNLESS SPECIFIED HEREIN, SHALL BE REVIEWED WITH THE OWNER, AND, IF ACCEPTED, SEE LANDSCAPE
 PLAN FOR
 LINES AND CURVES AS SHOWN ON THIS PLAN SET.
 O NO
 PRIOR TO MOWING, ALL TRASH, STICKS, AND OTHER UNWANTED DEBRIS SHALL BE REMOVED FROM LAWNS, PLANT BEDS, AND PAVED AREAS.
 INSTALLED AND BILLED TO THE OWNER.

 SEASONAL COLOR MAINTENANCE
 SPACING

 9. ALL PLANTING BEDS TO BE PREPARED WITH PLANTING
 N ST T
 R FO
 MOWING
 PERENNIALIZATION OF BULBS: TRIANGULATED MIX: 50% TOPSOIL, 50% SOIL AMENDMENTS (3 PARTS
 LAYOUT
 TURF GRASSES, INCLUDING BLUE GRASS, TALL FESCUE, PERENNIAL RYEGRASS, ETC., SHALL BE MAINTAINED AT A HEIGHT OF 2” TO 3” IN SPRING AND
 FALL. FROM JUNE THROUGH SEPTEMBER, MOWING HEIGHT SHALL BE MAINTAINED AT NO LESS THAN 3”. 1. AFTER FLOWERING, CUT OFF SPENT FLOWER HEADS.
 PEATMOSS, 1 PART COMPOST, 1 PART SAND)
 U R
 C
 THE MOWING OPERATION INCLUDES TRIMMING AROUND ALL OBSTACLES, RAKING EXCESSIVE GRASS CLIPPINGS AND REMOVING DEBRIS FROM WALKS,
 2. ALLOW LEAVES OF DAFFODILS AND HYACINTHS TO REMAIN FOR SIX WEEKS AFTER FLOWERS HAVE FADED. CUT OFF AT BASE.
 3. ALLOW LEAVES OF OTHER BULBS TO YELLOW NATURALLY AND THEN CUT OFF AT BASE.
 10. ALL PARKING LOT ISLANDS SHALL BE BACKFILLED WITH TI
 CURBS, AND PARKING AREAS. CAUTION: MECHANICAL WEEDERS SHOULD NOT BE USED AROUND TREES BECAUSE OF POTENTIAL DAMAGE TO THE BARK.
 THE FOLLOWING: 2' OF BLENDED GARDEN SOIL MIX O
 EDGING
 4. APPLY FERTILIZER AFTER FLOWERING IN SPRING, POSSIBLY AGAIN IN FALL. APPLY 10-10-10 AT THE RATE OF 2 POUNDS PER 1000 SQUARE FEET OR
 TOP-DRESS WITH COMPOST 1” DEEP. FALL FERTILIZATION WITH A BULB FERTILIZER OR MULCHING WITH 1” OF COMPOST IS OPTIONAL. (60% TOPSOIL, 30% COMPOST, 10% SAND) OR 6" OF ONE N
D
 EDGING OF ALL SIDEWALKS, CURBS AND OTHER PAVED AREAS SHALL BE PERFORMED ONCE EVERY OTHER MOWING. DEBRIS FROM THE EDGING
 OPERATIONS SHALL BE REMOVED AND THE AREAS SWEPT CLEAN. CAUTION SHALL BE USED TO AVOID FLYING DEBRIS. FLOWER ROTATION:
 RAISE BED 3"
 ABOVE FINISHED
 SELECTIVE PRUNING
 DONE AFTER
 STEP BY MIDWEST TRADING, TOP DRESSED AND TILLED C D
 GRADE INSTALLATION INTO 18" OF TOPSOIL.
 FERTILIZING 1. BULBS: REMOVE THE ENTIRE PLANT AND BULB AFTER FLOWERS HAVE FADED OR AT THE DIRECTION OF THE OWNER AND INSTALL NEW PLANTS IF
 TAPER TO
 INCLUDED IN CONTRACT. FINISHED 3" DEPTH
 SEASONALLY STEPPED FERTILIZER SHALL BE APPLIED IN AREAS BASED ON THE EXISTING TURF SPECIES. GRADE
 2. SUMMER ANNUALS OR FALL PLANTS: MULCH 11. ALL SPECIFIED LANDSCAPE MATERIAL INDICATED ON
 LAWN WEED CONTROL: HERBICIDES A. DEAD HEADING: PINCH AND REMOVE DEAD FLOWERS ON ANNUALS AS NECESSARY. THE CONSTRUCTION DOCUMENTS WILL BE REQUIRED
 SELECTION AND PROPER USE OF HERBICIDES SHALL BE THE LANDSCAPE CONTRACTOR’S RESPONSIBILITY. ALL CHEMICAL APPLICATIONS SHALL BE B. FERTILIZING SUMMER ANNUALS: FERTILIZE USING ONE OR TWO METHODS: APPLY A SLOW-RELEASE FERTILIZER IN MAY FOLLOWING 2" MIN. LEVELING TO BE MAINTAINED THROUGHOUT THE LIFE OF THE
 PERFORMED UNDER THE SUPERVISION OF A LICENSED CERTIFIED APPLICATOR. READ THE LABEL PRIOR TO APPLYING ANY CHEMICAL. MANUFACTURER’S RECOMMENDATIONS. A BOOSTER SUCH AS 10-10-10 MAY BE NECESSARY IN LATE SUMMER. OR, APPLY LIQUID FINISHED COURSE
 FERTILIZATIONS OF 20-20-20 WATER-SOLUBLE FERTILIZERS, NOT TO EXCEED 2 POUNDS OF 20-20-20 PER 100 GALLONS OF WATER, GRADE CUT AND REMOVE PLANTING PROJECT AND MUST BE REPLACED SHOULD IT DIE OR
 CONTAINER BEFORE INSTALLATION
 INSECT & DISEASE CONTROL FOR TURF MONTHLY; OR MULCH WITH COMPOST 1” DEEP. SOIL MIX KEEPING BALL INTACT BECOME DAMAGED.
 THE CONTRACTOR SHALL BE RESPONSIBLE FOR MONITORING THE SITE CONDITIONS ON EACH VISIT TO DETERMINE IF ANY INSECT PEST OR DISEASE C. REMOVAL: IF FALL PLANTS ARE TO BE INSTALLED, SUMMER ANNUALS SHALL BE LEFT IN THE GROUND UNTIL THE FIRST KILLING FROST
 PROBLEMS EXIST. THE CONTRACTOR SHALL IDENTIFY THE INSECT PEST OR DISEASE, AS WELL AS THE HOST PLANT, AND THEN CONSULT THE MOST AND THEN REMOVED, UNLESS OTHERWISE DIRECTED BY THE OWNER.
 CURRENT EDITION OF THE COOPERATIVE EXTENSION SERVICE’S “COMMERCIAL INSECTICIDE RECOMMENDATION FOR TURF” FOR CONTROL. THE
 LICENSED APPLICATOR SHALL BE FAMILIAR WITH THE LABEL PROVIDED FOR THE SELECTED PRODUCT PRIOR TO APPLICATION.
 GROUNDCOVER DETAIL 12. ALL PLANT MATERIAL SHALL HAVE A ONE YEAR
 PERENNIALS: GUARANTEE FROM SUBSTANTIAL COMPLETION AS
 INSPECTION AND TREATMENT TO CONTROL INSECT PESTS SHALL BE INCLUDED IN THE CONTRACT PRICE. 1. AFTER INITIAL INSTALLATION, IF A TIME-RELEASED FERTILIZER HAS BEEN INCORPORATED DURING PLANT INSTALLATION, NO MORE FERTILIZER DETERMINED BY THE LANDSCAPE ARCHITECT, AND
 NEED BE APPLIED THE FIRST GROWING SEASON.
 SHALL BE REPLACED SHOULD IT DIE WITHIN THAT
 2. THE FOLLOWING YEAR:
 TREES, SHRUBS, & GROUND COVER PERIOD.
 A. FERTILIZE PERENNIALS WITH A SLOW-RELEASE FERTILIZER OR ANY 50% ORGANIC FERTILIZER, OR MULCH PERENNIALS WITH COMPOST 1”
 PRUNING DEEP.
 ALL ORNAMENTAL TREES, SHRUBS AND GROUND COVER SHALL BE PRUNED WHEN APPROPRIATE TO REMOVE DEAD OR DAMAGED BRANCHES, DEVELOP B. CUT ALL DECIDUOUS PERENNIALS FLUSH TO THE GROUND BY MARCH 1, IF THIS WAS NOT DONE THE PREVIOUS FALL, TO ALLOW NEW 13. PROTECT STRUCTURES, SIDEWALKS, PAVEMENTS AND
 THE NATURAL SHAPES. DO NOT SHEAR TREES OR SHRUBS. IF PREVIOUS MAINTENANCE PRACTICE HAS BEEN TO SHEAR AND BALL, THEN A NATURAL GROWTH TO DEVELOP FREELY.
C SHAPE WILL BE RESTORED GRADUALLY. UTILITIES TO REMAIN FROM DAMAGE CAUSED BY C
 C. MULCH THE PERENNIAL BED ONCE IN EARLY SPRING AT 1”-2” DEPTH. IF SOIL IS BARED IN LATE FALL, RE-MULCH LIGHTLY AFTER GROUND IS
 FROZEN TO PROTECT PERENNIALS. SETTLEMENT, LATERAL MOVEMENT, UNDERMINING,
 PRUNING GUIDELINES:
 D. INSPECT FOR INSECT OR DISEASE PROBLEMS ON PERENNIALS. MONITOR AND CONTROL SLUGS ON HOSTAS AND LIGULARIAS. POWDERY WASHOUTS AND OTHER HAZARDS CAUSED BY SITE
 1. PRUNE PLANTS THAT FLOWER BEFORE THE END OF JUNE (SPRING BLOOMING) IMMEDIATELY AFTER FLOWERING. FLOWER BUDS DEVELOP DURING MILDEW ON PHLOX, MONARDAS, AND ASTERS CAN BE PREVENTED WITH PROPERLY TIMED FUNGICIDES OR USE OF DISEASE-RESISTANT
 THE PREVIOUS GROWING SEASON. FALL, WINTER OR SPRING PRUNING WOULD REDUCE THE SPRING FLOWERING DISPLAY. VARIETIES. IMPROVEMENT OPERATIONS.
 2. PRUNE PLANTS THAT FLOWER IN JULY – SEPTEMBER (SUMMER OR AUTUMN BLOOMING) IN WINTER OR SPRING BEFORE NEW GROWTH BEGINS, E. WEED PERENNIAL BED AS SPECIFIED IN “WEEDING” ABOVE.
 SINCE THESE PLANTS DEVELOP FLOWERS ON NEW GROWTH.
 F. PRUNE BRANCHING SPECIES TO INCREASE DENSITY. CUT ONLY THE FLOWERING STEMS AFTER BLOOMING. DO NOT REMOVE THE 14. ALL LAWN AREAS TO BE SEEDED WITH STANDARD TURF
 3. DELAY PRUNING PLANTS GROWN FOR ORNAMENTAL FRUITS, SUCH AS COTONEASTERS AND VIBURNUMS. FOLIAGE.
 GRASS SEED AND COVERED WITH EROSION CONTROL
 4. HOLLIES AND OTHER EVERGREENS MAY BE PRUNED DURING WINTER IN ORDER TO USE THEIR BRANCHES FOR SEASONAL DECORATION. 3. THE FOLLOWING FALL CUT BACK DETERIORATING PLANT PARTS UNLESS INSTRUCTED TO RETAIN FOR WINTER INTEREST, E.G. SEDUM AUTUMN
 HOWEVER, SEVERE PRUNING OF EVERGREENS SHOULD BE DONE IN EARLY SPRING ONLY. JOY AND ORNAMENTAL GRASSES. BLANKET. UNLESS OTHERWISE SPECIFIED ON THE
 5. BROADLEAF EVERGREEN SHRUBS SHALL BE HAND-PRUNED TO MAINTAIN THEIR NATURAL APPEARANCE AFTER THE NEW GROWTH HARDENS OFF. 4. LONG-TERM CARE: PLAN.
 Architects
 6. HEDGES OR SHRUBS THAT REQUIRE SHEARING TO MAINTAIN A FORMAL APPEARANCE SHALL BE PRUNED AS REQUIRED. DEAD WOOD SHALL BE A. DIVIDE PLANTS THAT OVERCROWD THE SPACE PROVIDED. DIVIDE ACCORDING TO THE SPECIES. SOME NEED FREQUENT DIVIDING, E.G.
 REMOVED FROM SHEARED PLANTS BEFORE THE FIRST SHEARING OF THE SEASON. ASTERS AND YARROW EVERY TWO YEARS; OTHER RARELY, IF EVER, E.G. PEONIES, HOSTAS, AND ASTILBE.
 15. ALL AREAS DISTURBED BY CONSTRUCTION ACTIVITIES,
 7. CONIFERS SHALL BE PRUNED, IF REQUIRED, ACCORDING TO THEIR GENUS. B. FOR DETAILED INFORMATION REGARDING THE CARE OF SPECIFIC PERENNIALS, REFER TO ALL ABOUT PERENNIALS BY ORTHO;
 PERENNIALS: HOW TO SELECT, GROW AND ENJOY BY PAMELA HARPER AND FREDERICK MCGOUTY, HP BOOKS PUBLISHER; HERBACEOUS EXCLUDING SHRUB BEDS, TO BE RESTORED WITH TURF
 A. YEWS, JUNIPERS, HEMLOCKS AND ARBORVITAE MAY BE PRUNED AFTER NEW GROWTH HAS HARDENED OFF IN LATE SUMMER. IF SEVERE
 PERENNIAL PLANTS: A TREATISE ON THEIR IDENTIFICATION, CULTURE AND GARDEN ATTRIBUTES BY ALLAN ARMITAGE, STIPES PUB LLC. OKW
 PRUNING IS NECESSARY, IT MUST BE DONE IN EARLY SPRING. GRASS SEED AND COVERED WITH AN EROSION
 Architects
 B. FIRS AND SPRUCES MAY BE LIGHTLY PRUNED IN LATE SUMMER, FALL, OR WINTER AFTER COMPLETING GROWTH. LEAVE SIDE BUDS. NEVER CONTROL BLANKET.
 CUT CENTRAL LEADER. 600 West Jackson Blvd
 SUMMARY OF MAINTENANCE Chicago, IL 60661
 C. PINES MAY BE LIGHTLY PRUNED IN EARLY JUNE BY REDUCING CANDLES.
 16. CAREFULLY MAINTAIN PRESENT GRADE AT BASE OF ALL T 312.798.7700
B 8.
 9.
 GROUNDCOVER SHALL BE EDGED AND PRUNED AS NEEDED TO CONTAIN IT WITHIN ITS BORDERS.
 THINNING: REMOVE BRANCHES AND WATER SPROUTS BY CUTTING THEM BACK TO THEIR POINT OF ORIGIN ON PARENT STEMS. THIS METHOD
 LAWN MAINTENANCE
 1. SOIL ANALYSIS PERFORMED ANNUALLY TO DETERMINE PH. IF PH DOES NOT FALL WITHIN SPECIFIED RANGE, ADJUST ACCORDING TO SOIL TEST
 PARKING ISLAND DETAIL EXISTING TREES TO REMAIN. PREVENT ANY F 312.798.7777
 B

 RESULTS IN A MORE OPEN PLANT, WITHOUT STIMULATING EXCESSIVE GROWTH. THINNING IS USED ON CRAB APPLES, LILACS, VIBURNUMS, ETC.
 www.okwarchitects.com
 RECOMMENDATIONS. DISTURBANCE OF EXISTING TREES INCLUDING ROOT
 10. RENEWAL PRUNING: REMOVE OLDEST BRANCHES OF SHRUB AT GROUND, LEAVING THE YOUNGER, MORE VIGOROUS BRANCHES. ALSO REMOVE 2. MAINTAIN PROPER FERTILITY AND PH LEVELS OF THE SOIL TO PROVIDE AN ENVIRONMENT CONDUCIVE TO TURF VITALITY FOR TURF GRASSES. ZONES. USE TREE PROTECTION BARRICADES WHERE
 WEAK STEMS. ON OVERGROWN PLANTS, THIS METHOD MAY BE BEST DONE OVER A THREE-YEAR PERIOD. RENEWAL PRUNING MAY BE USED ON
 FORSYTHIA, HYDRANGEA, SPIRAEA, ETC. 3. MOW TURF ON A REGULAR BASIS AND AS SEASON AND WEATHER DICTATES. REMOVE NO MORE THAN THE TOP 1/3 OF LEAF BLADE. CLIPPINGS ON
 PAVED AND BED AREAS WILL BE REMOVED.
 INDICATED. PROTECT EXISTING TREES TO REMAIN TOUHY & LINDER
 PLANTS OVERHANGING PASSAGEWAYS AND PARKING AREAS AND DAMAGED PLANTS SHALL BE PRUNED AS NEEDED.
 4. AERATE WARM SEASON TURF AREAS TO MAINTAIN HIGH STANDARDS OF TURF APPEARANCE. AGAINST UNNECESSARY CUTTING, BREAKING OR COMMERCIAL
 SKINNING OF ROOTS, BRUISING OF BARK OR
 SHADE TREES THAT CANNOT BE ADEQUATELY PRUNED FROM THE GROUND SHALL NOT BE INCLUDED IN THE MAINTENANCE CONTRACT. A CERTIFIED
 5. APPLY PRE-EMERGENT TO TURF IN TWO APPLICATIONS IN EARLY FEBRUARY AND EARLY APRIL TO EXTEND BARRIER.
 6. APPLY POST EMERGENT AS NEEDED TO CONTROL WEEDS. SMOTHERING OF TREES. DRIVING, PARKING, DUMPING,
 DEVELOPMENT
 ARBORIST UNDER A SEPARATE CONTRACT SHALL PERFORM THIS TYPE OF WORK.
 7. MECHANICALLY EDGE CURBS AND WALKS. STOCKPILING AND/OR STORAGE OF VEHICLES, SKOKIE, IL
 SPRING CLEANUP 8. APPLY NON-SELECTIVE HERBICIDE, TO MULCHED BED AREAS AND PAVEMENT AND REMOVE EXCESS RUNNERS TO MAINTAIN CLEAN DEFINED BEDS. EQUIPMENT, SUPPLIES, MATERIALS OR DEBRIS ON TOP
 PLANT BEDS SHALL RECEIVE A GENERAL CLEANUP BEFORE FERTILIZING AND MULCHING. CLEANUP INCLUDES REMOVING DEBRIS AND TRASH FROM BEDS
 AND CUTTING BACK HERBACEOUS PERENNIALS LEFT STANDING THROUGH WINTER, E.G. ORNAMENTAL GRASSES, SEDUM AUTUMN JOY. TREE, GROUNDCOVER AND SHRUB BED MAINTENANCE
 THE ROOT ZONES AND/OR WITHIN THE DRIPLINE OF INSTALLATION &
 EXISTING TREES OR OTHER PLANT MATERIAL TO
 FERTILIZING
 1. PRUNE SHRUBS, TREES AND GROUNDCOVER TO ENCOURAGE HEALTHY GROWTH AND CREATE A NATURAL APPEARANCE.
 REMAIN IS STRICTLY PROHIBITED.
 MONITORING
 2. MULCH TO BE APPLIED IN FEBRUARY/MARCH WITH A HALF RATE IN LATE SUMMER TO TOP DRESS.
 FOR TREES, THE RATE OF FERTILIZATION DEPENDS ON THE TREE SPECIES, TREE VIGOR, AREA AVAILABLE FOR FERTILIZATION, AND GROWTH STAGE OF
 THE TREE. MATURE SPECIMENS BENEFIT FROM FERTILIZATION EVERY 3 TO 4 YEARS; YOUNGER TREES SHALL BE FERTILIZED MORE OFTEN DURING RAPID 3. APPLY PRE-EMERGENT HERBICIDES IN FEBRUARY AND APRIL.
 SPECIFICATIONS
 GROWTH STAGES. 4. MANUAL WEED CONTROL TO MAINTAIN CLEAN BED APPEARANCE. 17. THE CONTRACTOR AT ALL TIMES SHALL KEEP THE

 THE CURRENT RECOMMENDATION IS BASED ON THE RATE OF 1000 SQUARE FEET OF AREA UNDER THE TREE TO BE FERTILIZED. FOR DECIDUOUS TREES, 5. APPLY FUNGICIDES AND INSECTICIDES AS NEEDED TO CONTROL INSECTS AND DISEASE. PREMISES ON WHICH WORK IS BEING DONE, CLEAR OF CONSTRUCTION NOTES
A 2 TO 6 POUNDS OF NITROGEN PER 1000 SQUARE FEET; FOR RUBBISH AND DEBRIS. ALL PAVEMENT AND DEBRIS A
 6. ORNAMENTAL SHRUBS, TREES AND GROUNDCOVERS TO BE FERTILIZED THREE (3) TIMES PER YEAR WITH A BALANCED MATERIAL
 NARROW-LEAF EVERGREENS, 1 TO 4 POUNDS OF NITROGEN PER 1000 SQUARE FEET; FOR BROADLEAF EVERGREENS, 1 TO 3 POUNDS OF NITROGEN PER (JANUARY/FEBRUARY, APRIL/MAY, AND OCTOBER/NOVEMBER) DRAWN BY: DJW KMT
 REMOVED FROM THE SITE SHALL BE DISPOSED OF CHECKED:
 1000 SQUARE FEET. 7. EDGE ALL MULCHED BEDS.
 LEGALLY




 c 2024 OKW ARCHITECTS
 SHRUBS AND GROUNDCOVER SHALL BE TOP-DRESSED WITH COMPOST 1” DEEP OR FERTILIZED ONCE IN MARCH WITH 10-6-4 ANALYSIS FERTILIZER AT THE 8. REMOVE ALL LITTER AND DEBRIS.
 DATE: SHEET NO.:
 RATE OF 3 POUNDS PER 100 SQUARE FEET OF BED AREA.
 ERICACEOUS MATERIAL SHALL BE FERTILIZED WITH AN ERICACEOUS FERTILIZER AT THE MANUFACTURER’S RECOMMENDATION RATE. IF PLANTS ARE GENERAL MAINTENANCE
 SPADED PLANTING 18. ALL WORK AND OPERATIONS SHALL COMPLY WITH ALL
 GROWING POORLY, A SOIL SAMPLE SHOULD BE TAKEN.
 1. REMOVE ALL MAN-MADE DEBRIS, BLOW EDGES.
 2. INSPECT GROUNDS ON A MONTHLY BASIS AND SCHEDULE INSPECTION WITH UNIT OPERATOR.
 BED EDGE DETAIL APPLICABLE FEDERAL, STATE AND LOCAL CODES AND
 ORDINANCES.
 PROJ. NO.:
 L2.0
 9 8 7 6 5 4 3 2 1
 FC-1: FIBER PROPOSED BUILDING WALL EIFS-1: EXTERIOR INSULATION T/O PARAPET H.
  MT-1: METAL COPING 25' - 0"
 CEMENT SIDING SIGN 1B PER SEC.82-28.B.1.C & FINISH SYSTEMS (EIFS)
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 FB-2: FACE BRICK SOLDIER COURSE BRICK MT-2: METAL CANOPY ALUM. STOREFRONT, DARK BRONZE
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 2 BUILDING B - ELEVATION - WEST 67 6721( &86720&$67
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 08 SCALE: 1/8" = 1'-0"


 T/O PARAPET H.
 EIFS-1: EXTEIROR INSULATION & PROPOSED LOCATION PROPOSED BUILDING WALL 25' - 0"
 OF ROOF-TOP UNIT. MT-1: METAL COPING
 FINISH SYSTEMS (EIFS) SIGN 2B PER SEC.82-28.B.1.C
 FB-1: FACE BRICK T/O PARAPET L.
 21' - 8"
 15' - 10" SOLDIER COURSE BRICK T/O MASONRY L.
 20' - 0"
 3' - 4"
 T/ROOF H.P.
 17' - 0"
 PAINTED METAL
 TRELLIS, DARK
 BRONZE
 T/O STOREFRONT
 10' - 0"


 PAINTED METAL
 COLUMN, DARK
 BRONZE

 GROUND LEVEL
 0' - 0"
 ST-1: STONE FABRIC CANOPY ALUM. STOREFRONT, DARK BRONZE

 1 BUILDING B - ELEVATION - EAST
 08 SCALE: 1/8" = 1'-0"


 1 728+< /,1'(5&200(5&,$/
 2.:$5&+,7(&76
 :-DFNVRQ6XLWH
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 T/O PARAPET H.
 MT-1: METAL COPING 25' - 0"
 PROPOSED BUILDING WALL PROPOSED BUILDING WALL
 SIGN 2C PER SEC.82-28.B.1.C FB-1: FACE BRICK SIGN 1C PER SEC.82-28.B.1.C
 PROPOSED LOCATION PROPOSED LOCATION T/O PARAPET L.
 SOLDIER COURSE BRICK 21' - 8"
 OF ROOF-TOP UNIT. OF ROOF-TOP UNIT.
 T/O MASONRY L.
 20' - 0"
 T/ROOF H.P.
 15' - 10" 8' - 2" 17' - 0"
 PAINTED METAL
 TRELLIS, DARK 3' - 4" 2' - 6"
 BRONZE
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 10' - 0"

 PAINTED METAL
 COLUMN, DARK
 BRONZE


 GROUND LEVEL
 0' - 0"
 SOLDIER COURSE BRICK FB-2: FACE BRICK DEMISING WALL PAINTED HM DOOR, DARK BRONZE

 2 BUILDING B - ELEVATION - NORTH
 09 SCALE: 1/8" = 1'-0"


PROPOSED BUILDING WALL FC-1: FIBER CEMENT SIDING PROPOSED LOCATION DEMISING WALL PROPOSED BUILDING WALL PROPOSED LOCATION MT-1: METAL COPING T/O PARAPET H.
SIGN 1A PER SEC.82-28.B.1.C OF ROOF-TOP UNIT. EIFS-1: EXTERIOR INSULATION SIGN 2A PER SEC.82-28.B.1.C OF ROOF-TOP UNIT. 25' - 0"
 MT-2: MAPES CANOPY FB-1: FACE BRICK
 FINISH SYSTEMS (EIFS)
 SOLDIER COURSE T/O PARAPET L.
 BRICK 21' - 8"
 8' - 2" 15' - 10"
 T/O MASONRY L.
 20' - 0"
 2' - 6" 3' - 4"
 T/ROOF H.P.
 17' - 0"
 PAINTED METAL
 TRELLIS, DARK
 BRONZE
 T/O STOREFRONT
 10' - 0"


 PAINTED METAL
 COLUMN, DARK
 BRONZE

 GROUND LEVEL
 0' - 0"
EIFS-1: EXTERIOR INSULATION FINISH SYSTEMS (EIFS) SOLDIER COURSE BRICK ST-1: STONE FABRIC CANOPY FB-2: FACE BRICK ALUM. STOREFRONT, DARK BRONZE

 1 BUILDING B - ELEVATION - SOUTH
 09 SCALE: 1/8" = 1'-0"


 728+< /,1'(5&200(5&,$/
 2.:$5&+,7(&76
 :-DFNVRQ6XLWH
 ELEVATIONS '(9(/230(17
 6.2.,(,/ 
 $UFKLWHFWV &KLFDJR,/
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 728+< /,1'(5&200(5&,$/
 2.:$5&+,7(&76
 :-DFNVRQ6XLWH
 PERSPECTIVE '(9(/230(17
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 728+< /,1'(5&200(5&,$/
 2.:$5&+,7(&76
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 PERSPECTIVE '(9(/230(17
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 (BUILDING B)  3URMHFW 
 98' - 4"
 38' - 9" 59' - 7"




 SPRINKLER
 ROOM
 83 GSF




 TENANT 1 TENANT 2
 2,511 GSF 3,950 GSF
 73' - 0"




 1 BUILDING B FLOOR PLAN
 07 SCALE: 3/32" = 1'-0"

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 2.:$5&+,7(&76
 :-DFNVRQ6XLWH
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 9 8 7 6 5 4 3 2 1




G G




F F




 ERIKSSON
 ENGINEERING
 ASSOCIATES, LTD.
 145 COMMERCE DRIVE, SUITE A
 GRAYSLAKE, ILLINOIS 60030
 phone (847) 223-4804
 fax (847) 223-4864
 email INFO@EEA-LTD.COM
 Professional Design Firm
 License No. 184-003220
E Expires: 04/30/2025 E




 ESSI ONAL
 R OF
 DP EN
D LICE GI N
 E D
 NS
 E ER



 07.12.24
 ST S
 ATE OI
 O F I L LI N




 NO.: ISSUED FOR: DATE
 1 Issued for Preliminary Plan Review - 07/12/2024
 Revision 1




C C




 Architects



 OKW
 Architects
 600 West Jackson Blvd
 Chicago, IL 60661
 T 312.798.7700
B B
 F 312.798.7777
 www.okwarchitects.com


 TOUHY & LINDER
 COMMERCIAL
 DEVELOPMENT
 SKOKIE, IL


 FIRE TRUCK TURNING
 EXHIBIT




A A
 DRAWN BY: AJ CHECKED: TB




 c 2024 OKW ARCHITECTS
 DATE: SHEET NO.:
 05/20/2024


 PROJ. NO.:
 23052
 CEX1
 9 8 7 6 5 4 3 2 1
 2024-27P - Special Use Permit: 5442 Touhy Avenue
 Legend
 Zoning and Development

 Zoning

 B3: Business

 B4: Regional Shopping

 M1: Office Assembly Industry




 0 150 300 Print Date: 8/23/2024 Notes
 ft

Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Staff Report 2024-28P: Parking and Stacking Determination
Community Development Department Council Chambers, 7:30 PM, September 19, 2024


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Coordinator
Re: 2024-28P: Parking Determination
 Chase Bank

 Related Cases – 2024-25P: Subdivision
 2024-26P: Site Plan Approval
 2024-27P: Special Use Permit
 2024-29P: Special Use Permit

  General Information
  Purpose To request a parking and stacking determination for a drive-in
 bank and other financial institutions use at 5450 Touhy Avenue.
  Petitioner Chicago Title Land Trust Company as Successor Trustee Under
 Trust Agreement dated July 16, 1962 and Known as Trust No.
 17677, on behalf of Linder Touhy, LLC


PETITIONER’S SUBMITTAL
The petitioner is requesting a parking and stacking determination for a drive-in bank
and other financial institutions use (Chase Bank) at 5450 Touhy Avenue in a B4
Regional Mixed-Use district. Off-street parking and stacking requirements for drive-in
bank and other financial institutions uses are determined by the Plan Commission.
The Engineering Division’s parking analysis worksheet is attached for your review.
Engineering staff reviewed the submitted parking study and agreed with the study’s
analysis, which recommended that 12 spaces be required for the 3,384 square foot
bank building. A total of 29 spaces are provided within the lot that the bank will occupy
and two of those spaces will be required to be handicapped accessible. One bicycle
parking space is required for the proposed use.
With regards to the stacking requirement, Engineering staff indicates that each of the
two ATMs has the capacity of four vehicles before additional stacking of vehicles would
cause an obstruction of the internal drive aisles. The parking study indicates that
sufficient stacking is provided, based upon its review of similar drive-through ATMs at
other Chase Bank locations.




 1 of 2
VOSDOCS-#621705-v1-Staff_Report_-_2024-28P_-_Parking_and_Stacking_Determination__Chase_Bank
STAFF ANALYSIS AND RECOMMENDATIONS
Staff recommends that the Plan Commission determine the off-street parking
requirement for the proposed Chase Bank at 5450 Touhy Avenue to be 12 vehicle
parking spaces and 1 bicycle parking space, and the stacking requirement for each of
the two ATMs to be four vehicles. Staff concurs with Engineering Division’s parking and
stacking analysis for the proposed use.


ATTACHMENTS
1. Parking and Stacking Analysis Worksheet, dated September 5, 2024
2. Aerial and Zoning Map, dated August 23, 2024




 2 of 2
VOSDOCS-#621705-v1-Staff_Report_-_2024-28P_-_Parking_and_Stacking_Determination__Chase_Bank
 Engineering Division
 Public Works Department
 Village of Skokie

 PARKING ANALYSIS WORKSHEET
 Touhy-Linder
 9/5/2024
 Zone: B4
 Deductions *Net Area Parking Parking
 Tenant / Business Address / Suite Use Gross Area (SF) RATIO
 (SF) (SF) Required Provided

1 Chase Bank 5450 Drive-Thru Bank 3,384 0 3,384 3.18x+1.02 11.8
 Per Parking Study. X = Area/1000
 12.0 29

 * Floor area, net, when prescribed as the basis of measurement for off-street parking and loading spaces for any use, shall be the sum of the gross
 horizontal area of the basement, and all other floors, excluding hallways, stairways, elevator shafts, boiler and air conditioning equipment rooms, or areas
 used for off-street parking facilities. All horizontal dimensions shall be taken from the exterior faces of the exterior walls, or from the centerlines of walls
 separating 2 buildings.

 NOTE:
 Provide Req. Minimum Nr. of Accessible Spaces = 2
 Provide Required Bicycle Parking Spaces = 1 (5% office, retail, etc.; 10% recreational; 10% students)
 Required Loading Spaces = 0 (118-220 table for industrial district)

 Comments: Parking requirement met. Village staff agrees with parking study conducted by Eriksson Engineering Associates. The Institute of
 Transportation of Engineers’ publication Parking Generation, 6th Edition provides parking survey data on drive-thru banks at 49 weekday and 18
 Saturday sites surveyed. Using this data, an average of 12 parking spaces are required for a site this size. The study also used a 85% demand
 ratio. The 85% demand ratio is 17 parking spaces. The 85% data represents the number of parked vehicles that 85% of the survey sites results
 did not exceed. The proposed site will have 29 parking spaces which will exceed the number required.


 ES
 2024-28P - Parking and Stacking Determination: Chase Bank
 Legend
 Zoning and Development

 Zoning

 B3: Business

 B4: Regional Shopping

 M1: Office Assembly Industry




 0 150 300 Print Date: 8/23/2024 Notes
 ft

Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Staff Report 2024-29P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 19, 2024


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Coordinator
Re: 2024-29P: Special Use Permit
 5450 Touhy Avenue

 Related Cases – 2024-25P: Subdivision
 2024-26P: Site Plan Approval
 2024-27P: Special Use Permit
 2024-28P: Parking Determination

General Information
Location 5450 Touhy Avenue
Purpose To request a special use permit for a drive-in facility at a bank in
 a B4 Regional Mixed-Use Shopping zoning district, and any relief
 that may be discovered during the review of this case.
Petitioner Chicago Title Land Trust Company as Successor Trustee Under
 Trust Agreement dated July 16, 1962 and Known as Trust No.
 17677, on behalf of Linder Touhy, LLC
Size of Site 30,116 square feet (0.691 acres) with frontage on Touhy Avenue
Existing Zoning & B4 Regional Mixed-Use Shopping – vacant industrial building
Land Use
Adjacent Zoning & North M1 Office Assembly Industry – portion of a vacant
Land Use industrial building
 South B4 Regional Mixed-Use Shopping – retail, limited and full
 service restaurants
 East B4 Regional Mixed-Use Shopping – portion of a vacant
 industrial building, multitenant industrial building
 containing a hardware store, a medical equipment
 manufacturing business, and a vacant industrial space
 West B4 Regional Mixed-Use Shopping – thrift shop, limited
 service restaurant with drive-through and outdoor dining
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
• The site contains a portion of a vacant industrial building.

VOSDOCS-#621712-v1-Staff_Report_-_2024-29P_-_Special_Use_Permit__5450_Touhy_Avenue
 1 of 5
• The subject site is accessible by vehicle from Touhy Avenue and Linder Avenue.
• Overhead utilities run in a north-south direction along the north end of the east side
 of the subject site.




 Complete Streets
  A public sidewalk is present along Touhy Avenue. A public sidewalk is also
 present along Linder Avenue adjacent to 5440 Touhy Avenue. No public
 sidewalk is present adjacent to 7235 Linder Avenue.
  Linder Avenue is a designated future bike route.
  Niles Center Road/Carpenter Road is indicated as having a bike lane in the long
 term.
  No bicycle parking is presently available at the subject site.
  The subject site is directly served by the Pace 290 Touhy Avenue bus route. The
 Pace 225 Central-Howard and Pace 226 Oakton Street buses run along Niles
 Center Road/Carpenter Road, a half block to the east of the subject site. The
 Pace 411 West Niles Local bus runs along Central Avenue, 1 block to the west of
 the subject site.
  The Oakton-Skokie CTA Station is located 1 mile to the northeast of the subject
 site.
  The subject site is within walking distance of residential neighborhoods, retail,
 services, a hotel, and a park.
  Pedestrian access to the subject site is available from Touhy Avenue and Linder
 Avenue.

PETITIONER’S SUBMITTAL
The petitioner is requesting a special use permit for a drive-in facility at a bank in a B4
Regional Mixed-Use Shopping zoning district, and any relief that may be discovered
during the review of this case. Chase Bank intends to move from its existing location
within the 1st floor of the office building at 5550 Touhy Avenue into a new 3,384
square-foot facility. The current location does not offer a drive-in ATM facility. The
new location will have two outdoor ATM lanes on the north side of the building, and
each ATM will be able to accommodate stacking for four vehicles. The ATM lanes will
be accessible from a one-way southbound driveway off the 2-way east-west driveway
running south of the 7235 Linder Avenue building.




VOSDOCS-#621712-v1-Staff_Report_-_2024-29P_-_Special_Use_Permit__5450_Touhy_Avenue
 2 of 5
STAFF ANALYSIS AND RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for a drive-in
facility at a bank in a B4 Regional Mixed-Use Shopping zoning district, and any relief
that may be discovered during the review of this case be APPROVED, subject to the
attached Positive Findings of Fact.
Engineering staff has determined that proposed use meets its vehicular and bicycle
parking requirements and ATM drive-in lane stacking requirements in companion case
2024-28P.

APPEARANCE COMMISSION
The petitioner received approval for the façade at the August 14, 2024, Appearance
Commission meeting.

ATTACHMENTS
1. Recommended Conditions for 2024-24P
2. Proposed Positive Findings of Fact for 2024-24P
3. Proposed Architectural Site Plan, dated July 29, 2024
4. Proposed Floor Plan, received August 12, 2024
5. Architectural Elevations, dated July 18, 2024
6. Plat of Survey, dated July 17, 2024
7. Aerial and Zoning Map, dated August 23, 2024




VOSDOCS-#621712-v1-Staff_Report_-_2024-29P_-_Special_Use_Permit__5450_Touhy_Avenue
 3 of 5
Recommended Conditions 2024-29P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 19, 2024


1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved Proposed Architectural Site Plan, dated <insert date of
 final approved plan>, Proposed Floor Plan, dated <insert date of final approved
 plan>, and Architectural Elevations, dated <insert date of final approved plan>;
2. The petitioner shall implement any necessary operational improvements to ensure
 that stacking of vehicles within the drive-through lane will be contained on site and
 not impede or obstruct pedestrian or vehicular movements.
3. The owner of the Subject Property [and its tenant] shall ensure that employees park
 on the Subject Property;
4. The petitioner shall submit to the Planning Division electronic files of the site,
 landscape, and floor plans in their approved and finalized form.
5. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations; and
6. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing.




VOSDOCS-#621712-v1-Staff_Report_-_2024-29P_-_Special_Use_Permit__5450_Touhy_Avenue
 4 of 5
Proposed Positive Findings of Fact 2024-29P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, September 19, 2024


Consideration Finding
The request is consistent with the intent of the The request for a special use permit for a
Comprehensive Plan. drive-in facility at a bank is not consistent
 with the intent of the manufacturing/service
 employment land use identified in the
 Comprehensive Plan. The property, however,
 is located on an arterial street and is
 consistent with the underlying B4 zoning.
The request will not adversely affect adjacent There should be no adverse effects created
properties. by the proposed use upon the adjacent
 properties or businesses.
The request is compatible with the existing or The request is compatible with the existing or
allowable uses of adjacent properties. allowable uses in the area.
The request demonstrates that adequate public Adequate public facilities will exist to serve
facilities, including roads, drainage, utilities, the requested use.
and police and fire protection exist or will exist
to serve the requested use at the time such
facilities are needed.
The request demonstrates adequate provision Adequate provision for maintenance and use
for maintenance and use of the associated of the associated structures is demonstrated
structures. by the request.
The request has considered and, to the degree No adverse effects on the environment will
possible, addressed the adverse effects on the be created by the proposed use.
natural environment.
The request will not create undue traffic Undue traffic congestion will not be created
congestion. by the proposed use.
The request will not adversely affect public There should be no adverse effect upon
health, safety, and welfare. public health, safety, and welfare by the
 request.
The request conforms to all applicable All applicable provisions of this code are
provisions of this code, except where relief is conformed to by the request.
granted with the request.




VOSDOCS-#621712-v1-Staff_Report_-_2024-29P_-_Special_Use_Permit__5450_Touhy_Avenue
 5 of 5
 BUILDING SUMMARY
 25' BUILDING SETBACK
 PER SKOKIE ORDINANCE NO. 2022-22P
 B4 REGIONAL MIXED-USE SHOPPING DISTRICT

 PERMITTED USES (PER APPENDIX A USE TABLE):
 •  BANK, CREDIT UNION, OR OTHER SAVINGS
 BUILDING D (EXISTING) INSTITUTION, INCLUDING CURRENCY EXCHANGES
 BUILDING C (EXISTING)
 23,885 GSF •  RESTAURANT, LIMITED SERVICE—WITHOUT DRIVE-
 TENANT 3: 34,152 GSF
 21,497 NSF (90% EFFICIENCY) THROUGH
 SITE 30,737 NSF (90% EFFICIENCY)
 LIGHTING, 7
 16



 15' BUILDING SETBACK
 1 PARKING SPACE PER 600 NSF TYP.
 EXTEND
 1 PARKING SPACE PER 600 NSF SPECIAL USES (PER APPENDIX A USE TABLE):
 PUBLIC (MANUFACTURTING USES) 5 7 •  RESTAURANT, LIMITED SERVICE WITH DRIVE-
 WALK (MANUFACTURTING USES)
 NORTH 36 PARKING SPACE REQUIRED THROUGH (EXCEPT CARRYOUT RESTAURANTS)
 8' - 5" 25' - 8" 18' - 0" 18' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2" 52 PARKING SPACE REQUIRED
 BUILDING DIMENSIONAL REQUIREMENTS (PER SEC 118-145)
 B4 REGIONAL MIXED-USE SHOPPING DISTRICT
 EXISTING TREE 3 ALLOWED PROPOSED
 TO REMAIN


 18' - 0" 10' - 7"
 BUILDING HEIGHT: 175' 22' (BUILDING A)

 18' - 0" 11' - 7"



 LINDER AVE.
 175' 25' (BUILDING B)
 21 16
 FRONT YARD SETBACK
 8 ILLINOIS STATE ROUTE: 25' 72'-4"
 14'x12' TRASH
 24' - 0" 24' - 0"
 PROPOSED PROPOSED 14'x12' TRASH BUILDING C (EXISTING) FRONT YARD SETBACK
 PROPOSED
 DIRECTIONAL SIGN DIRECTIONAL SIGN 14'x20' TRASH DIRECTIONAL SIGN ALL OTHERS STREETS: 15' 64'-3"



 25' BUILDING SETBACK
 TENANT 2: 13,000 GSF
 SIDE YARD SETBACK: 25' 372'-0"
 20' - 6"
 11,700 NSF (90% EFFICIENCY)
 25' - 10"
 3
 REAR YARD SETBACK: 25' 280'-6"
 16' - 0"
 4 9' - 0" 2' - 0" 10
 1 PARKING SPACE PER 600 NSF

 12' - 0" 25' - 0"
 FUTURE




 8' - 0" 16' - 0" 24' - 0"
 ATM (MANUFACTURTING USES)
 7' - 0" OUTDOOR
 PATIO: 543 SF 20 PARKING SPACE REQUIRED PARKING SUMMARY
 9' - 0" 4
 T 10 BUILDING A: NEW BANK - 3,384 GSF / 3,046 NSF
 BANKS AND OTHER FINANCIAL INSTITUTIONS, WALK-IN: 1 PARKING
 BUILDING C (EXISTING) SPACE FOR EACH 300 SF OF NET FLOOR AREA.
 TENANT 1: 20,258 GSF 3 REQUIRED PROPOSED
 16' - 0" 24' - 0" 89' - 4" 80' - 0" 14' - 0" 114' - 0" 7' - 8" 16' - 0" 24' - 0" 16' - 0"8' - 0"12' - 2"
 11 SPACES 33 SPACES (31 + 2 HC)
 18,233 NSF (90% EFFICIENCY) 37
 8' - 0" 2' - 0" BUILDING A: BUILDING B: 4 2
 SITE
 LIGHTING,
 3,384 GSF 6,544 GSF 6'x12' BIKE 1 PARKING SPACE PER 1500 NSF BUILDING B: NEW RESTAURANT - 6,544 GSF / 5,650 NSF
 73' - 0"
 PARKING: FOOD ESTABLISHMENTS: 1 PARKING SPACE FOR EACH 100 SF OF
 TYP.
 8' - 0" (3) BIKE RACKS 1 PARKING SPACE PER EMPLOYEE
 13 (6) SPACES (CONSTRUCTION MATERIAL SALES) NET FLOOR AREA
 6'x8' BIKE 23 PARKING SPACE REQUIRED REQUIRED PROPOSED

 16' - 0"8' - 0" 16' - 0"8' - 0"
 PARKING: 57 SPACES 57 SPACES (54 + 3 HC)
 (2) BIKE RACKS
 6'x8' BIKE
 4 2 1 3 9' - 0" 8' - 0"8' - 0"2
 (4) SPACES 4 4
 PARKING: BUILDING C: EXISTING MULTI-TENANT - 67,410 GSF / 60,670 NSF
 (2) BIKE RACKS OUTDOOR PROPOSED EXISTING
 24' - 0" 24' - 0"
 SITE REQUIRED PROPOSED
 24' - 0"
 (4) SPACES PATIO: 256 SF GROUND SIGN 1 GROUND SIGN LIGHTING,
 4 PER SEC.82-28.C.B TO BE REMOVED TYP. 95 SPACES 97 SPACES (92 + 5 HC)
 25' BUILDING SETBACK

 16' - 0"
 16' - 0"
 10 2' - 0" 11 2' - 0"
 12 16' - 0" 2' - 0" 10 BUILDING D: EXISTING VACANT - 23,885 GSF / 21,497 NSF
 REQUIRED PROPOSED
PROPOSED
 8' - 0" 4' - 2" 36 SPACES 53 SPACES
GROUND SIGN 2
PER SEC.82-28.C.B EXISTING TREES TO REMAIN,
 EXISTING TREES TO REMAIN,
 TYP. SEE LANDSCAPE PLAN OVERALL DEVELOPMENT
 TYP. SEE LANDSCAPE PLAN
 FOR NEW PLANTINGS
 TOUHY AVE. FOR NEW PLANTINGS REQUIRED PROPOSED
 199 SPACES 240 SPACES
 EXISTING
 TRAFFIC SIGNAL ARCHITECTURAL SITE PLAN
 1 SCALE: 1" = 60'-0"



 N TOUHY & LINDER COMMERCIAL
 OKW ARCHITECTS
 600 W. Jackson, Suite 250
 SCALE: 1" = 60' PROPOSED DEVELOPMENT
 SKOKIE, IL 05
 Architects Chicago, IL 60661
 PROJECT
 0 15' 30' 60'
 ARCHITECTURAL SITE PLAN 07/29/2024 Project #: 23052
 Proposed Floor
 CHASE BANK I Prototypical Plan Elevations
 Exterior (Building A)
 ATM 1
 AHD

 INFORMATION
 ONLY DAY
 SAFE


 34" H.
 EQUIP.
 RM.
 °115
 40"
 MINI-SPLIT
 40"

 REPRESENTED PLAN PRECEDES AOR'S


 21’-6”
 BULLETIN BD.
 FINAL DD / CODE COMPLIANCE VALIDATION. ELEC. PNL.
 COATS DATA
 FINAL CONFIGURATION MAY VARY. ALL- 8'-6"
 NOTE TO AOR; DO NOT PROCEED WITH GENDER [102"]



 MAGNETIC STRIPS
 LG.
 CONSTRUCTION DOCUMENTS IF THIS STAMP 60/35
 BIN 8'-6"
 [102"]
 IS PRESENT. ADJ. SHF.
 MINI-SPLIT


 DRY ERASE BD.
 LOUNGE CASH
 2AP
 ALL- JAN. 30" H.

 ADJ. SHF.
 CHEST
 NOTE: TILE SHOWN FOR PATTERN ONLY. GENDER F.D.

 ACTUAL TILE SIZE AND SPACING TO BE LAID 34" H. 2AW TCC
 LAO 2AP
 OUT AND VERIFIED BY THE ARCHITECT OF
 RECORD TO REFLECT THE DESIGN INTENT. FEC KEY SM.
 SO-LB TEL-AMB-COMB CAB BIN
 DO NOT REMOVE THIS TAG FROM FLOOR PLAN
 PCS 7 M.T. MST
 South Elevation AST
 1 CR 2
 PHONE
 MICR AT 1 AT 2
 34" H. PROTOTYPE
 KEY PLAN I Option PLAN (FOR REFERENCE ONLY)
 2 Plan
 AMB-PRT
 41" H. 30" H.
 36x60
 *Final site elevations to be modified to coordinate with




 CHASE BANK
 Artwork /
 54X19
 54X19
 NO Merch the final approved plan. Final plan is determined based
 on site dimensions, access, grades, and other factors*
 BRG
 54X19 PCS 8
 RS1
 36x60
 "
 '-3
 14
 PRIVACY WALL, TYP. 36x60




 LINDER AVE.
 PCS 6

 21’-6”
 88'-10"
 L&S-SS-S SOL. #3 - 75"
 SO-LB



 6'-3" HOLD [75"]
 BOOTH LIVING
 57"x30" ROOM
 5 BUILT-IN TP

 AMB-SQR
 DRT CONTROLS

 34X72



 6'-3" HOLD [75"]
 57"x30"
 BOOTH
 4

 L&S-DS-M
 SO-LB

 North Elevation




 Chase Bank Exterior Building Package
 PCS 3 LOBBY



 ATM WAYFINDING
 GREETING + ATM 3 36x60
 36x60

 WEL-WM-M
 PCS 1
 REGION - EAST CHI / WISCONSIN 54X19
 SO-LB
 PMWeb ID - 48100R014712 INTEGRAL 55"
 54X19

 ADJ. SHF. LG.AUDIO
 DESIGN STANDARDS CONF./ 40" BIN

 20.6 PCS 2
 ADJ. SHF.
 MFD'S

 EQUIP.
 HARDINESS ZONE 6A / PRINT
 36x72 DAY
 WEATHER VESTIBULE REQUIRED * RM.

 21’-6”
 34" H. SAFE 5A


 Artwork /
 * HARDINESS ZONES </= 6B
 ATM2

21’-6”
 ADJ. 5B
 24 HR.
 (1) OFFICE SHALL RECEIVE DUAL MONITORS SHF.
 TRANSACTION
 NO Merch
 & ARMS FOR CPC OR FUTURE CPC.
 VESTIBULE COIN
 5B
 CART
 PRIMARY PARKING



 DRAFT
 Teller Line BRG YES NO
 OPENING
 PROCEDURES
 DOOR
 Regional Director (RD) DATE CPC / Future CPC Office
 43'-8" 2022
 100%
 Operating Model Lead (OML) DATE Neighborhood Name Local / National ENTRY TOUHY AVE.
 East Elevation West Elevation 3
 1
SILVERSMITH
SILVERSMITH
 2024-29P - Special Use Permit: 5450 Touhy Avenue
 Legend
 Zoning and Development

 Zoning

 B3: Business

 B4: Regional Shopping

 M1: Office Assembly Industry




 0 150 300 Print Date: 8/23/2024 Notes
 ft

Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.

APPROVED on 11/07/2024


 Plan Commission Meeting Minutes
 Date: September 19, 2024
 Skokie Village Hall, 5127 Oakton Street, Council Chambers


PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair
 Sigalle Shpayher,
 Scott Berman, Cindy Franklin
 Tali Gevaryahu, and Ross Mathee


PLAN COMMISSION MEMBERS ABSENT: Jeff Burman, Vice-Chair
 Vijai Gupta, and Erica Crohn-Minchella



STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel,
 Johanna Nyden, Community Dev. Dir.,
 Kate Portillo, Planning Manager,
 Jose Acosta, Planning Coordinator,
 Mike Voitik, Planning Coordinator, and
 Marlene Bargamian, Admin Asst


(I) CALL TO ORDER
 A quorum being present, Chair Luke called the meeting to order at 7:30 PM.

 He introduced and welcomed Kate Portillo, Community Development
 Department’s new Planning Manager.

(II) APPROVAL OF MINUTES
 A motion to approve the minutes of the September 5, 2024 meeting was made by
 Commissioner Scott Berman and seconded by Commissioner Cindy Franklin.

 Ayes: Unanimous voice vote. The motion passes.

(III) RULING ON NOTICE
 Assistant Corporation Counsel Kobylski determined that notices were proper and
 correct in all cases.

(IV) CASE DESCRIPTIONS

 Case 2024-25P – Subdivision: 5404-5418 Touhy Avenue, 5440 Touhy
 Avenue and 7235 Linder Avenue

# 622000 Plan Commission meeting minutes September 19, 2024
 APPROVED on 11/07/2024


 Chicago Title Land Trust Company as Successor Trustee Under Trust
 Agreement dated July 16, 1962 and Known as Trust No. 17677, on behalf of
 Linder Touhy, LLC, requests a subdivision of 6 lots into 4 lots in a B4 Regional
 Mixed-Use Shopping zoning district, and any relief that may be discovered during
 the review of this case.

 Case 2024-26P – Site Plan Approval: 5404-5418 Touhy Avenue, 5440 Touhy
 Avenue, and 7235 Linder Avenue
 Chicago Title Land Trust Company as Successor Trustee Under Trust
 Agreement dated July 16, 1962 and Known as Trust No. 17677, on behalf of
 Linder Touhy, LLC, requests site plan approval for a 4-lot planned development
 at 5404-5418 Touhy Avenue, 5440 Touhy Avenue, and 7235 Linder Avenue in a
 B4 Regional Mixed-Use Shopping zoning district, that includes 2 industrial
 buildings, a limited-service restaurant, a limited-service restaurant with drive-
 through, a bank with a drive-in facility, shared surface parking, and storm water
 detention; relief from §118-144(2) to allow parking within the required 25’
 minimum front yard along an Illinois State Route frontage and within the required
 25’ minimum side yard in a B4 zoning district; and any other relief that may be
 discovered during the review of this case.

 Case 2024-27P – Special Use Permit: 5442 Touhy Avenue
 Chicago Title Land Trust Company as Successor Trustee Under Trust
 Agreement dated July 16, 1962 and Known as Trust No. 17677, on behalf of
 Linder Touhy, LLC, requests a special use permit for a limited-service restaurant
 with drive-through for a Cava at 5442 Touhy Avenue in a B4 Regional Mixed-Use
 Shopping zoning district, and any relief that may be discovered during the review
 of this case.

 Case 2024-28P – Parking and Stacking Determination: Chase Bank
 Chicago Title Land Trust Company as Successor Trustee Under Trust
 Agreement dated July 16, 1962 and Known as Trust No. 17677, on behalf of
 Linder Touhy, LLC, requests a parking and stacking determination for a drive-in
 bank and other financial institutions use at 5450 Touhy Avenue.

 Case 2024-29P – Special Use Permit: 5450 Touhy Avenue
 Chicago Title Land Trust Company as Successor Trustee Under Trust
 Agreement dated July 16, 1962 and Known as Trust No. 17677, on behalf of
 Linder Touhy, LLC, requests a special use permit for a drive-in facility at a bank
 in a B4 Regional Mixed-Use zoning district, and any relief that may be discovered
 during the review of this case.

 PINs: 10-28-312-022-0000, 10-28-312-023-0000, 10-28-312-024-0000, 10-28-
 312-028-0000, 10-28-312-029-0000, and 10-28-312-030-0000



# 622000 Plan Commission meeting minutes September 19, 2024
 APPROVED on 11/07/2024



 As all cases are related, they were discussed together but voted on separately.

 Kelsey Neal Nolot, attorney from Elrod Friedman presented the cases on behalf
 of the applicant. She introduced the team: Scott Gidwitz, property owner &
 developer, Andy Koglin of OKW Architects, Steve Corcoran & Tim Brown of
 Erikssen Engineering & Associates, and Jonathan Krissoff, Real Estate
 Acquisitions of Chase Bank who each was available to provide testimony.

 The 6.2-acre site gained approval from the Plan Commission and Village Board
 in August 2022 for a mixed-use development across from Village Crossing on
 Touhy that included re-zoning from B3 & M1 to B4. The project never moved
 forward but the property retained the B4 zoning. The current proposal hopes to
 subdivide the property from 6 lots into 4 lots with each of the 4 buildings on its
 own parcel and encompasses 2 industrial buildings (Buildings C & D), 2 limited-
 service restaurants; one with a drive-through component (Building B), and a bank
 with a drive-through facility (Building A), surface parking and stormwater
 detention.

 Relief is necessary to allow for parking within the 25-ft required minimum side
 yard and to provide an additional wall sign on a façade not abutting a street
 where an occupant abuts 2 or more streets and to provide more than 1 wall sign
 for each occupant in the development.

 Mr. Gidwitz gave a brief history of the site. The property has been family owned
 since 1962. A commercial/residential mixed-use development was presented and
 approved by the Plan Commission and Village Board in 2022 but due to the
 change in market conditions, the development was never constructed. With this
 new submittal, each of the 3 uses is distinct from each other but are
 complimentary all within B4.

 Mr. Koglin displayed the site plan noting the layout of the Chase Bank & drive-
 through as well as both restaurants. Each restaurant will offer a small outdoor
 patio. Building C is occupied by long-standing light manufacturing tenants and
 Building D is currently vacant and planned for demolition with site improvements
 made. At the time a new tenant is determined, the applicant will amend the
 planned development.

 Steve Corcoran spoke about the traffic study and parking. Traffic generated from
 this plan is much less than the previous proposal. All 3 uses are convenient uses
 utilizing the 3 existing access points. According to the traffic study, 199 parking
 spaces are required for the overall development and 240 spaces are provided.




# 622000 Plan Commission meeting minutes September 19, 2024
 APPROVED on 11/07/2024


 The west side drive-through for the Cava Mediterranean Restaurant will operate
 as a pick-up window only. There will not be a menu board; orders will be
 generated through an online app ahead of time. The stacking capacity will be 5
 vehicles but 2 vehicles is the norm with about a 2-minute wait time.

 The 2 drive-through lanes for the Chase Bank will accommodate ATM use only.
 The Engineering Division reviewed the traffic study agreeing that 12 parking
 spaces would be sufficient for the bank building; 29 are provided for the lot with 2
 handicap accessible spots and 1 space for bicycle parking. Stacking for 4 cars in
 each lane was deemed adequate by staff confirming the submitted traffic study
 data.

 Mr. Corcoran concluded that during a peak hour on a Saturday, 272 people will
 pass through the site. Ross Mathee questioned if that was enough traffic to
 sustain them. Mr. Corcoran computed that to be about 5,000 a day.

 Tali Gevaryahu asked about the left turn out onto Touhy crossing 3 lanes of
 traffic. Pending IDOT approval, a left turn lane and arrow will be added. Sigalle
 Shpayher inquired how Touhy traffic will be affected in general. Traffic on Touhy
 will not change dramatically. Scott Berman asked if more traffic will enter off of
 Linder. It is expected that most will use the traffic signal on Touhy.

 The chairman asked about when the other building is utilized - what would that
 do to traffic. As they don’t know who a future tenant would be, they haven’t
 calculated for that.

 Tim Brown stated that there is high ground water on the site and a request for
 relief was submitted to MWRD for an underground concrete vault; they are
 awaiting a response.

 Ross Mathee commented that more and more bank drive-throughs are
 converting to ATM use only. When asked, Jonathan Krissoff responded that
 there will not be a safe deposit vault area at this branch.

 Scott Berman remarked that if the uses stay, the future tenant of Building D is
 stuck with the required parking spaces of today. Staff advised that the request for
 site plan approval allows for shared parking for the overall site.

 Staff requested that the reports be accepted into the record as written and is
 supportive of the requests. Staff pointed out that approvals from IDOT and
 MWRD are needed before building permits are issued.

 Items needing relief are:
 - to allow parking in the 25’ side yard

# 622000 Plan Commission meeting minutes September 19, 2024
 APPROVED on 11/07/2024


 - to provide an additional wall sign on a façade not abutting a street
 where an occupant abuts 2 or more streets (Chase Bank), and to
 provide more that 1 wall sign for each occupant in the development
 (Cava & First Watch restaurants).

 There were no public comments voiced or emailed.

 The petitioners agreed with the recommended conditions and requirements
 made in the staff report.

(V) RECOMMENDATIONS AND VOTING
 Case 2024-25P
 A motion was made to approve the request to subdivide the property from 6 lots
 into 4 lots in a B4 Regional Mixed-Use zoning district at 5404-5418 Touhy, 5440
 Touhy and 7235 Linder.

 Motion: T. Gevaryahu Second: C. Franklin

 Ayes: 6
 Nays: 0

 Case 2024-26P
 A motion was made to approve the request for site plan approval for a 4-lot
 planned development at 5404-5418 Touhy, 5440 Touhy, and 7235 Linder.

 Motion: S. Berman Second: S. Shpayher

 Ayes: 6
 Nays: 0

 Two items of relief were accepted (parking in the side yard and additional wall
 signs).

 Motion: S. Shpayher Second: C. Franklin

 Ayes: 6
 Nays: 0

 Case 2024-27P
 A motion was made to approve the request for a special use permit for a limited-
 service restaurant with a drive-through for Cava at 5442 Touhy.

 Motion: S. Berman Second: R. Mathee



# 622000 Plan Commission meeting minutes September 19, 2024
 APPROVED on 11/07/2024


 Ayes: 6
 Nays: 0

 Case 2024-28P
 A motion was made to approve the parking & stacking for the Chase Bank at
 5450 Touhy to be 12 vehicle parking spaces and stacking for 4 vehicles in each
 of the 2 ATM lanes.

 Motion: T. Gevaryahu Second: C. Franklin

 Ayes: 6
 Nays: 0

 Case 2024-29P
 A motion was made to approve a special use permit for a drive-through facility at
 a bank at 5450 Touhy.

 Motion: S. Shpayher Second: S. Berman

 Ayes: 6
 Nays: 0


(VI) ITEMS FOR COMMUNICATION
 The October 3, 2024 meeting has been cancelled in observance of the Rosh
 Hashanah holiday. Therefore, the next regularly scheduled meeting will take
 place on October 17, 2024.

(VII) ADJOURNMENT
 Chair Luke adjourned the meeting at 8:24 PM.

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Asst.




# 622000 Plan Commission meeting minutes September 19, 2024