Plan Commission — Skokie, IL
Date: 2013-06-06

LEGAL NOTICE OF PUBLIC HEARING

Skokie Plan Commission, Thursday, June 6, 2013, Village of Skokie, 5127 Oakton Street, Skokie, Illinois
60077, at 7:30 P.M., to consider the following:

 NEW ACTION TAKEN
2013-10P – Zoning Map Amendment: 7200 McCormick Boulevard
 Approved
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a zoning 8-0-1
map amendment from M3 Industry to B2 Commercial for the property
commonly known as 7200 McCormick Boulevard.
2013-11P – Subdivision: 7200 McCormick Boulevard
 Approved
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a 4-lot 8-0-1
subdivision of the property commonly known as 7200 McCormick Boulevard in a
B2 Commercial district.
2013-12P – Planned Development: 3300-3408 Touhy Avenue and
 7200-7248 McCormick Boulevard Approved
 8-0-1
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests site plan
approval for a planned development for an approximately 92,797 ft2
development to be known as Skokie Commons on 4 lots in a B2 Commercial
district and the following relief from the Skokie Village Code: §82-28(b)(1)a. to
allow 1 additional wall sign for Mariano’s Fresh Market facing a street/parking
lot, §82-28(b)(1)a. to allow 1 additional sign facing a parking lot for the retail
building on Lot 4, §82-28(b)(2) to allow a wall sign exceeding 200 ft2 in area,
§82-28(c)(1) to allocate sign space other than as prescribed in that section for
the ground signs, §82-28(c)(1)a. to allow 3 rather than 2 ground signs for the
development, §118-143(1) to allow 1 building to exceed the maximum building
height of 30’ in the district, and any other relief that may be discovered during
the review of this case.
2013-13P – Special Use Permit: 3358 Touhy Avenue
 Approved
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a special 8-0-1
use permit for outdoor seasonal/garden sales for Mariano’s grocery store in a
B2 Commercial district and relief from Sec. 118-141(b)(2)a.2. regarding the
design of the garden area and any other relief that may be discovered during
the review of this case.
2013-14P – Special Use Permit: 3358 Touhy Avenue
 Approved
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a special 8-0-1
use permit for packaged beer, wine, and liquor sales at Mariano’s grocery store
in a B2 Commercial district and any relief that may be discovered during the
review of this case.
2013-15P – Special Use Permit: 3358 Touhy Avenue
 Approved
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a special 8-0-1
use permit for outdoor dining for a restaurant within a Mariano’s grocery store
in a B2 Commercial district and any relief that may be discovered during the
review of this case.




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2013-16P – Special Use Permit: 3358 Touhy Avenue
 Approved
Klein Tools, Inc. on behalf of NRG Touhy McCormick, LLC, requests a special 8-0-1
use permit for a bar or drinking place in conjunction within a restaurant at
Mariano’s grocery store in a B2 Commercial district and any relief that may be
discovered during the review of this case.
2013-17P – Special Use Permit: 3316 Touhy Avenue
 Approved with an
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a special amendment to strike
use permit for a limited-service restaurant with a drive-through facility for the Condition #13
westernmost tenant space in the Lot 4 retail building in a B2 Commercial district Not Applicable
and any relief that may be discovered during the review of this case. 8-0-1
2013-18P – Special Use Permit: 3316 Touhy Avenue
 Approved
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a special 8-0-1
use permit for outdoor dining for the westernmost tenant space in the Lot 4
retail building in a B2 Commercial district and any relief that may be discovered
during the review of this case.
2013-19P – Special Use Permit: 3328 Touhy Avenue
 Approved
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a special 8-0-1
use permit for a 3-lane drive-through facility for a bank in a B2 Commercial
district and for relief from §82-28(b)(1)a. to allow 3 additional signs facing the
parking lot and any relief that may be discovered during the review of the case.
2013-20P – Special Use Permit: 3300 Touhy Avenue
 Approved
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a special 8-0-1
use permit for a bar or drinking place for a Longhorn Steak House restaurant in
a B2 Commercial district, relief from §82-28(b)(1)a. to allow 1 additional sign
facing a street and 2 additional signs facing a parking lot, and any relief that
may be discovered during the review of this case.

FOR YOUR INFORMATION: Plans and related documents are available at the Village’s Community
Development Department, Planning Division, (847) 933-8447 Monday through Friday, from 8:30 AM to
5:00 PM.

SPECIAL AID: Available upon request for the disabled. Call (847) 673-0500 or TDD (847) 933-8455.

Interested parties are invited to attend this meeting. This notice is for information purposes only.
Published in the Skokie Review on May 9, 2013. Paul Luke, Chairman




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STAFF REPORT 2013-10P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: Zoning Map Amendment: 7200 McCormick Boulevard

 Related Cases – 2013-11P: Subdivision
 2013-12P: Planned Development
 2013-13P: Special Use Permit
 2013-14P: Special Use Permit
 2013-15P: Special Use Permit
 2013-16P: Special Use Permit
 2013-17P: Special Use Permit
 2013-18P: Special Use Permit
 2013-19P: Special Use Permit
 2013-20P: Special Use Permit

General Information
Location 7200 McCormick Boulevard
Purpose To amend the zoning map for the site from M3 Industry to B2
 Commercial
Petitioner Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC
Size of Site 393,601 square feet (9.036 acres) with 471.44 feet of frontage
 on McCormick Boulevard and 830.32 feet of frontage on Touhy
 Avenue.
Existing Zoning & M3 Industry – vacant 1-story industrial building
Land Use
Adjacent Zoning & North M3 Industry – auto parts manufacturing
Land Use
 South PUD Planned Development (Lincolnwood) – shopping
 mall, full-service restaurants, limited-service restaurant,
 cell phone store, bank with drive-through facility
 P Public Open Space (Lincolnwood) – multi-use path
 East M3 Industry – multi-use path
 West M3 Industry – school bus transportation company
 B2 Commercial – fitness center (under construction),
 wholesale trade
Comprehensive Plan The site is designated as manufacturing/service employment.

#430852 v1 Staff Report – 2013-10P – Zoning Map Amendment: 7200 McCormick Boulevard
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STAFF ANALYSIS
Petitioner’s Submittal
The petitioners are requesting a zoning map amendment for the property at 7200
McCormick Boulevard from M3 Industry to B2 Commercial. The petitioner wishes to
rezone the property in order to construct the proposed Skokie Commons shopping
center, which will contain a Mariano’s Fresh Market grocery store, a bank with a drive-
through facility, a full-service restaurant, and a strip of commercial tenant spaces with a
drive-through lane. The property presently contains a vacant 1-story industrial building.


Comments
Staff Comment and Review sheets were sent to all pertinent departments. All
departments returned the sheets with no comments regarding the case.

The Planning Division has reviewed the submitted material and supports the proposed
zoning map amendment to allow for the proposed site plan approval for the planned
development (case 2013-12P). Although the proposed zoning map amendment is not
consistent with the land use designation in the Comprehensive Plan, it is consistent with
the trend of zoning changes and commercial development along the north and south
sides of Touhy Avenue over the past 25 years and is located at the intersection of two
arterial streets.
The subject site has been zoned F Heavy Industry/M3 Industry since 1946. As of 1938,
the southern portion of the site appears to have been occupied by either vacant land or
agricultural uses while the northern portion was occupied by a quarry. Sometime
between 1938 and 1953, the quarry was filled in with construction debris. Klein Tools
commenced its operations in a new building that was constructed on the site in 1953
and operated continuously at the site until 2012.
The surrounding uses include an auto parts manufacturing facility, a multi-use path, a
shopping mall, limited- and full-service restaurants, a cell phone store, a bank with
drive-through facility, a school bus transportation company, a fitness center (currently
under construction), and several wholesale trade companies. The trend in the general
area over the past 25 years has been towards retail/service employment uses along
Touhy Avenue on both sides of the Skokie/Lincolnwood border.
The transition from industrial uses to commercial uses began in the spring of 1990, with
the opening of the Lincolnwood Town Center shopping mall, which replaced the former
headquarters of Bell & Howell. The Lowe’s home improvement center, which is located
at the southeast corner of Touhy Avenue and Lawndale Avenue in Lincolnwood, opened
in 2003 as a special use on land zoned for business and manufacturing uses. The land
had been vacant for several years prior to that time and was previously occupied by
heavy manufacturing uses.
In 2007, recognizing the need to revitalize this section of Touhy, the Village of Skokie
approved the construction of the Touhy Centre shopping center (case 2007-29P) which
was to have been located at the northwest corner of Touhy Avenue and St. Louis
#430852 v1 Staff Report – 2013-10P – Zoning Map Amendment: 7200 McCormick Boulevard
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Avenue on property rezoned from M3 to B2. Although this project was never
constructed, a new shopping center proposal, Touhy Marketplace, was approved by the
Village in 2012 (case 2012-6P) and is presently under construction at the same location.
That same year, property one parcel to the west of the subject site was approved for a
B2-zoned planned development that would allow up to 20% of the gross floor area of
the property to be used for uses allowed in the M3 district (case 2012-12P). The
southern portion of the building on that site is presently being renovated into a fitness
center. The recent construction of a limited-service restaurant and cell phone store on
an outlot at the Lincolnwood Town Center property is further evidence of the
continuation of an increasing commercial presence along Touhy Avenue. Lincolnwood
also recently approved a retail overlay district for the remaining industrial properties
between Lincolnwood Town Center and Hamlin Avenue.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request to amend the zoning map to change the
zoning of 7200 McCormick Boulevard from M3 Industry to B2 Commercial be
GRANTED, subject to the attached Proposed Positive Findings of Fact.

ATTACHMENTS
1. Plan Commission Positive Findings of Fact for 2013-10P
2. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2013-10P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


1 Consideration Existing use of property within the general area of the property in
 question.
 Findings The subject site consists of a vacant 1-story industrial building.
 The surrounding uses include an auto parts manufacturing facility,
 a multi-use path, a shopping mall, limited- and full-service
 restaurants, a cell phone store, a bank with drive-through facility, a
 school bus transportation company, a fitness center (currently
 under construction), and several wholesale trade companies. The
 existing uses in the general area should not be negatively impacted
 by the proposed zoning map amendment.
2 Consideration The zoning classification of property within the general area of the
 property in question.
 Findings Property to the north of the subject site is zoned M3 Industry.
 Property to the south of the subject site in the Village of
 Lincolnwood is zoned PUD Planned Unit Development and P Public
 Open Space. Property to the east of the subject site is zoned M3
 Industry. Property to the west of the subject site is zoned M3
 Industry and B2 Commercial.
3 Consideration The suitability of the property in question to the uses permitted
 under the existing zoning classification
 Findings Although the property is zoned M3 Industry and is suitable for uses
 permitted in that zone, the subject site is located at an intersection
 of 2 major streets, is located directly across the street from a
 regional shopping mall, and is within an area that is rapidly
 trending toward commercial uses.
4 Consideration The trend of development, if any, in the general area, on the
 property in question, including changes, if any, which have taken
 place since the day the property in question was placed in its
 present zoning classification.
 Findings The subject site has been zoned F Heavy Industry/M3 Industry
 since 1946. The trend in the general area over the past 25 years
 has been towards retail/service employment uses along Touhy
 Avenue on both sides of the Skokie/Lincolnwood border, beginning
 with the opening of the Lincolnwood Town Center shopping mall in
 1990.




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STAFF REPORT 2013-11P: Subdivision
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: Subdivision: 7200 McCormick Boulevard

 Related Cases – 2013-10P: Zoning Map Amendment
 2013-12P: Planned Development
 2013-13P: Special Use Permit
 2013-14P: Special Use Permit
 2013-15P: Special Use Permit
 2013-16P: Special Use Permit
 2013-17P: Special Use Permit
 2013-18P: Special Use Permit
 2013-19P: Special Use Permit
 2013-20P: Special Use Permit

General Information
Location 7200 McCormick Boulevard
Purpose To subdivide 1 parcel into 4 lots and dedicate land for the
 purpose of adding right-of-way for McCormick Boulevard and
 Touhy Avenue.
Petitioner Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC
Size of Site Land to be subdivided: 376,578 square feet (8.645 acres) with
 471.76 feet of frontage on McCormick Boulevard and 829.74 feet
 of frontage on Touhy Avenue.
 Land to be conveyed to IDOT: 17,023 square feet (0.391 acres).
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2013-10P – vacant industrial building
Adjacent Zoning & North M3 Industry – auto parts manufacturing
Land Use
 South PUD Planned Development (Lincolnwood) – shopping
 mall, full-service restaurants, limited-service restaurant,
 cell phone store, bank with drive-through facility
 P Public Open Space (Lincolnwood) – multi-use path
 East M3 Industry – multi-use path
 West M3 Industry – school bus transportation company
 B2 Commercial – fitness center (under construction),
 wholesale trade
#429997 v1 Staff Report – 2013-11P: Subdivision: 7200 McCormick Boulevard
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Comprehensive Plan The site is designated as manufacturing/service employment.
SITE INFORMATION
 No public sidewalks are present along either street.
 Overhead utilities run along the north side of Touhy Avenue and along the west side
 of the property.
 Two-way driveways are located at McCormick Boulevard and Touhy Avenue.
 The site is directly served by the CTA 96 and Pace 290 buses, which run along
 Touhy Avenue. The site is indirectly served by the CTA 82 and Pace 210 buses,
 which stop at the Lincolnwood Town Center shopping mall, located on the south
 side of Touhy Avenue, directly across from the subject site.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting to subdivide 1 existing parcel into 4 lots at the property
currently addressed as 7200 McCormick Boulevard in a B2 Commercial district. The
Skokie Commons Subdivision is requested as part of the proposed Skokie Commons
shopping center (case 2013-12P). A Mariano’s Fresh Market grocery store will be
located on Lot 1. Lot 2 will contain a to-be-named bank with drive-through facility. Lot
3 will contain a Longhorn Steakhouse full-service restaurant. Lot 4 will contain a strip
of commercial tenant spaces with a drive-through lane.
A 14-foot-wide dedication is requested along McCormick Boulevard in order to widen
the parkway and enable the construction of a public sidewalk. A dedication ranging in
width from 10 to 15 feet in width is requested along Touhy Avenue in order to widen
the Village’s side of Touhy to a 50 foot-wide minimum, thereby increasing the parkway’s
width and enabling the construction of a right-hand turn lane into the proposed
shopping center. An additional dedication is requested at the southeast corner of the
subject site in order to provide land for a southbound right-turn lane along McCormick
Boulevard at Touhy.
All dedications will be directed to the Illinois Department of Transportation (IDOT)
because it has jurisdiction over McCormick Boulevard and Touhy Avenue in this area.
However, IDOT has recently changed its policy and no longer accepts dedications of
land within plats of subdivision for rights-of-way that it will be receiving. The
dedications to widen McCormick and Touhy are provided on a companion Plat of
Conveyance that will be recorded by IDOT prior to the recording of the Skokie
Commons Subdivision plat. A copy of the Plat of Conveyance is attached to this report
for the Commission’s reference, but is not being voted upon as part of this case.
Comments
Staff Comment and Review sheets were sent to all pertinent departments. All
departments returned the sheets with no comments regarding the case.


#429997 v1 Staff Report – 2013-11P: Subdivision: 7200 McCormick Boulevard
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The Planning Division supports the proposed subdivision. The subdivision will meet all
requirements of the Village Code and Map Data Policy.
STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request to subdivide the subject site be
GRANTED subject to conditions listed below:
1. The property must be subdivided pursuant to the Skokie Commons Subdivision
 dated April 22, 2013, revised May 24, 2013, and as may be further revised with the
 approval of the Village Manager, or designee, and Corporation Counsel.
2. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the Skokie
 Commons Subdivision must be submitted to the Village with all signatures other
 than Village staff or elected officials.
3. The Skokie Commons Subdivision shall be effective upon its recording by the Village
 in the Office of the Recorder of Deeds of Cook County, Illinois.
4. All monuments must be set no later than 1 year after the date of the recording of
 the plat.
5. The petitioner must submit to the Planning Division electronic files of the plat of
 subdivision in approved and finalized form. The files must be scaled drawing files in
 AutoCAD format (version 2010 or older). The drawings must be formatted to SPCS,
 NAD83, HARN 2007, with SPCS north being straight up, and the primary units in
 U.S. Survey Feet. All elements must be contained within a single file, no XREF or
 PDF attachment files shall be used.
6. If work is to be performed on public property or if public property is utilized or
 impacted during construction and or development, the owner must provide, or must
 cause the developer and/or contractor to provide, the Village of Skokie with a
 certificate of insurance naming the Village of Skokie as additionally insured for any
 and all claims related to any and all work. The owner shall hold, and shall cause the
 developer and/or contractor to hold, the Village of Skokie harmless and indemnify
 the Village for any and all claims for property damage or personal injury related to
 work on or use of public property.
7. The petitioner must comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.


ATTACHMENTS
1. Plat of Conveyance, revised May 24, 1013
2. Plat of Skokie Commons Subdivision, revised May 24, 2013
3. Land Use and Zoning Map




#429997 v1 Staff Report – 2013-11P: Subdivision: 7200 McCormick Boulevard
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 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 SKOKIE COMMONS SUBDIVISION
 PROJ. ASSOC.:


OF SHEET VILLAGE OF SKOKIE, ILLINOIS

 PLAT OF CONVEYANCE OF TOUHY AVENUE AND MCCORMICK BOULEVARD
 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 SKOKIE COMMONS SUBDIVISION
 PROJ. ASSOC.:


OF SHEET VILLAGE OF SKOKIE, ILLINOIS

 FINAL PLAT OF SUBDIVISION
 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 SKOKIE COMMONS SUBDIVISION
 PROJ. ASSOC.:


OF SHEET VILLAGE OF SKOKIE, ILLINOIS

 FINAL PLAT OF SUBDIVISION
STAFF REPORT 2013-12P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


To: Paul Luke, Plan Commission Chairperson
From: Steve Marciani, AICP, Planning Supervisor
Case: 2013-12P: Site Plan Approval
 Skokie Commons Shopping Center

 Related Cases – 2013-10P: Zoning Map Amendment
 2013-11P: Subdivision
 2013-13P: Special Use Permit
 2013-14P: Special Use Permit
 2013-15P: Special Use Permit
 2013-16P: Special Use Permit
 2013-17P: Special Use Permit
 2013-18P: Special Use Permit
 2013-19P: Special Use Permit
 2013-20P: Special Use Permit

General Information
Location 3300-3408 Touhy Avenue and 3300-3408 McCormick
Purpose Site plan approval for an approximately 92,797 ft2 planned development to be known as
 Skokie Commons on 4 lots in a B2 Commercial district and the following relief from the
 Skokie Village Code: §82-28(b)(1)a. to allow 1 additional wall sign for Mariano’s Fresh
 Market facing a street/parking lot, §82-28(b)(1)a. to allow 1 additional sign facing a
 parking lot for the retail building on Lot 4, §82-28(b)(2) to allow a wall sign exceeding
 200 ft2 in area, §82-28(c)(1) to allocate sign space other than as prescribed in that
 section for the ground signs, §82-28(c)(1)a. to allow 3 rather than 2 ground signs for
 the development, §118-143(1) to allow 1 building to exceed the maximum building
 height of 30’ in the district, and any other relief that may be discovered during the
 review of this case.
Petitioner Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC
Size of Site 376,578 square feet (8.645 acres) with 471.76 feet of frontage on McCormick Boulevard
 and 829.74 feet of frontage on Touhy Avenue.
Existing Zoning M3 Industry, with zoning map amendment request to B2 Commercial in 2013-10P –
& Land Use vacant industrial building
Adjacent Zoning North M3 Industry – auto parts manufacturing
& Land Use
 South PUD Planned Development (Lincolnwood) – shopping mall, full-service
 restaurants, limited-service restaurant, cell phone store, bank with drive-
 through facility
 P Public Open Space (Lincolnwood) – multi-use path
 East M3 Industry – multi-use path




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 West M3 Industry – school bus transportation company
 B2 Commercial – fitness center (under construction), wholesale trade
Comprehensive The site is designated as manufacturing/service employment.
Plan


SITE INFORMATION
 No public sidewalks are present along either street.
 Overhead utilities run along the north side of Touhy Avenue and along the west side
 of the property.
 Two-way driveways are located at McCormick Boulevard and Touhy Avenue.
 The site is directly served by the CTA 96 and Pace 290 buses, which run along Touhy
 Avenue. The site is indirectly served by the CTA 82 and Pace 210 buses, which stop
 at the Lincolnwood Town Center shopping mall, located on the south side of Touhy
 Avenue, directly across from the subject site.


PETITIONER’S SUBMITTAL
The petitioner is requesting site plan approval for an approximately 92,800 ft2 planned
development to be known as Skokie Commons on 4 lots in a B2 Commercial district.
The development will include a 71,310 ft2 Mariano’s Fresh Market grocery store, with an
outdoor dining area and an outdoor seasonal and garden sales area; a 6,437 ft2
Longhorn Steakhouse full-service restaurant; a 10,600 ft2 multi-tenant retail building
with a coffee shop or fast casual restaurant drive-through facility and outdoor dining
area; and a 4,450 ft2 bank with drive-through facility and outdoor ATM.
The site at the northwest corner of Touhy Avenue and McCormick Boulevard is
occupied by the former Klein Tools building. The existing structures will be razed
and the site subdivided into four lots. Utilities and infrastructure will be installed
to accommodate the proposed development.
The petitioner requested relief from the Village code for the following items:
 1. §82-28(b)(1)a. to allow 1 additional wall sign for Mariano’s Fresh Market
 facing a parking lot
 2. §82-28(b)(1)a. to allow 1 additional sign facing a parking lot for the retail
 building on Lot 4
 3. §82-28(c)(1)a. to allow 3 rather than 2 ground signs for the development
Staff determined that the following additional items of relief would be needed:
 4. §82-28(b)(2) to allow 2 wall signs exceeding 200 ft2 in area
 5. §82-28(c)(1) to allocate sign space other than as prescribed in that section
 for the ground signs


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 6. §118-143(1) to allow 1 building to exceed the maximum building height of
 30’ in the district
 7. §118-212(i)(1) to allow the curbing to be closer than 6’ from the property
 line
The petitioner contends:
 The proposed Skokie Commons is consistent with, and complementary of, the
 existing and anticipated land uses and zoning in the area. Land uses in the area
 include the Federal Mogul business center to the north (M3 zoning), the proposed
 X-Sport Fitness health club to the west (B2 commercial planned development),
 and the Lincolnwood Town Center shopping center to the south (Village of
 Lincolnwood PUD). The North Shore Sculpture Garden and pathway is to the east
 across McCormick Boulevard. Skokie Commons will not interfere with the use and
 development of neighboring properties in accordance with applicable zoning
 regulations.
 Restoring the site to productive commercial use will positively affect property
 values in the neighborhood. The various complementary uses within Skokie
 Commons will promote strong economic performance that will foster rising
 property values as well as generate various tax revenues beneficial to the Village
 of Skokie as a whole.
 As described in the accompanying Traffic Impact Study prepared by KLOA, the
 site design, roadway and traffic control improvements will accommodate the
 traffic generated by the proposed development and the increase in traffic related
 to regional growth. With these improvements, Skokie Commons will not unduly
 aggravate traffic conditions on the adjacent roadways and intersections.
 Dedication of additional right-of-way along Touhy Avenue and McCormick
 Boulevard will provide room for additional turn lanes beneficial to roadway and
 intersection movements. Access to Skokie Commons will be provided on Touhy
 Avenue via one full ingress/egress access drive and one right-out only access
 drive, via a right-in only access drive on McCormick Boulevard and via an access
 connection to the Federal Mogul access drive.
 The internal circulation has been designed to enhance the ingress/egress
 flexibility providing good connectivity between land uses. Truck traffic interaction
 with passenger vehicles will be minimized given the proposed travel route for
 delivery and refuse vehicles.
 Skokie Commons will provide 513 parking spaces, meeting and exceeding the
 Village code requirement. Sufficient parking capacity is allocated to each lot.
 Ingress/egress rights will be provided by appropriate covenants running with the
 land. Connections between the sidewalks to the retail center will provide for safe
 and adequate pedestrian accessibility to and from the center. Sidewalks will be
 provided along the site’s frontages on Touhy Avenue and McCormick Boulevard.
 Crosswalks will be provided across the access drives and between adjacent uses.
 The site is served by existing public utilities. Electric, gas, cable and other public
 utilities will be provided in accordance with applicable Village codes and approved
 utility plans. Such public utilities will not be unduly burdened by the
 development.

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 Stormwater conveyance and on-site stormwater detention will provide the
 necessary drainage so that stormwater does not negatively impact neighboring
 properties. Stormwater will be conveyed and controlled through appropriately
 designed facilities, including underground detention facilities, interior and
 perimeter inlets and gutters.
 The public health, safety, morals and general welfare in general will not be unduly
 burdened by the development.
 The site is designated as “manufacturing/service employment” in the Village’s
 Comprehensive Plan. Although the proposed use does not conform to the general
 intent of the Comprehensive Plan, a determination may be made that the site is
 better suited for a commercial use and a change from M3 Industry to B2
 Commercial would be warranted, as sought by Petitioner in a companion petition
 for zoning map amendment.


STAFF ANALYSIS
Staff comment and review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Engineering, Forestry, and
Planning Divisions. All other departments returned the sheets with no comments.
 Engineering Division
 The Engineering Division recommends approval of the proposed site plan subject to
 recommended conditions. Adequate vehicle parking is provided; however, a floor
 plan for the Mariano’s Fresh Market is needed depicting the restaurant and bar areas
 before a more accurate vehicle parking requirement can be determined. Required
 bicycle parking is not shown on the plans and must be provided. Truck loading
 requirements are met.
 Vehicle access to the development has been analyzed and the proposed roadway,
 intersection, driveways, and sidewalks are adequate subject to IDOT approval and
 certain conditions. A more detailed analysis is in the attached Engineering Division
 memorandum.
 Forestry Division
 The Forestry Division is very concerned that there is absolutely no tree preservation
 taking place with every existing tree being removed. The Division has identified trees
 worthy of preserving, and that many of these mature trees can be preserved. There
 are also concerns with many mistakes in the tree survey, which needs to be
 corrected prior to the hearing of this case before the Board of Trustees. Staff will
 work with the petitioner to try to identify minor modifications in the site plan in an
 attempt to save some of these trees. The Forestry Division will need to approve the
 location and species of trees on the final landscaping plan.
 Health Department
 Final approval from the Health Department is subject to the review and approval of
 the final plans submitted for permits.

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 Planning Division
 The Planning Division is supportive of the proposed site plan. Most of Planning’s
 comments and concerns are included as part of the comments from the Engineering
 and Forestry Divisions.
 Additionally, the petitioner is required to provide concrete pads for bus shelters and
 any other connecting paving required for any bus stop adjacent to this site as
 required by CTA & Pace. The final location of the pads shall be determined by the
 Village.
 Planning also has some concern about pedestrian connectivity between the
 multitenant building and the grocery store. The Walmart under development to the
 east of the site provides an excellent model for the safe passage of pedestrians
 across the site and would solve the Engineering Division’s site geometry concerns
 with the cut-out areas that allow wheelchairs to safely get from handicapped parking
 to the grocery store. It seems that the petitioner’s intent was to provide that safe
 passage, but the extra-wide northerly drive aisle prohibits this safer design solution.
 This would also deter cut through traffic across the parking lot from the northern
 entrance to the site and align with the sidewalk along the south side of the
 multitenant building. Since the truck driveway along the north side of the Mariano’s
 is 25’ wide, that width should be adequate for the northern parking aisle. Planning is
 recommending a reduction in the northern parking aisle to 25’, an increase in the
 total depth of the second full set of parking stalls from 36’ to 39’ to allow for the
 protected access for the handicapped to the grocery store entrance crosswalk,
 moving of all 6 handicapped parking spaces into that set of parking stalls, and
 installing a raised 7’ wide sidewalk between two 16’ deep rows of standard parking
 spaces connecting the multitenant building to the grocery store. However, Planning is
 not requiring the change if the petitioner can justify that the need for the wider
 northern aisle width for deliveries outweighs the pedestrian benefit.


APPEARANCE COMMISSION
The Appearance Commission approved the signage and elevations for the proposed
development on May 8, 2013 (Case 2013-017A). The building elevations for the
Mariano’s, Longhorn Steakhouse, and multi-tenant building were approved. The bank
elevations will need to be reviewed when a tenant is announced. The sign package for
the shopping center was approved. The Appearance Commission determined that the
signs were esthetically appealing and appropriate for the development. Requested relief
was recommended for additional and oversized signs.


STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for site plan approval for a planned
development to allow for the construction of approximately 92,800 ft2 of buildings on 4
lots at 3300-3408 Touhy Avenue and 7200-7248 McCormick in a B2 Commercial district

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be APPROVED subject to the attached Positive Findings of Fact and Recommended Site
Plan Approval Conditions listed below.
Staff further recommends that relief be granted from:
 1. §82-28(b)(1)a. to allow 1 additional wall sign for Mariano’s Fresh Market
 facing a parking lot
 2. §82-28(b)(1)a. to allow 1 additional sign facing a parking lot for the retail
 building on Lot 4
 3. §82-28(c)(1)a. to allow 3 rather than 2 ground signs for the development
 4. §82-28(b)(2) to allow 2 wall signs exceeding 200 ft2 in area
 5. §82-28(c)(1) to allocate sign space other than as prescribed in that section
 for the ground signs
 6. §118-143(1) to allow 1 building to exceed the maximum building height of
 30’ in the district
 7. §118-212(i)(1) to allow the curbing to be closer than 6’ from the property
 line


RECOMMENDED SITE PLAN APPROVAL CONDITIONS
 1. Prior to the hearing of the subject case before the Board of Trustees, a
 proposed floor plan for the Mariano’s Fresh Market with the restaurant and
 bar areas must be provided so that the correct vehicle and bicycle parking
 can be determined by Staff.
 2. Prior to the hearing of the subject case before the Board of Trustees, the
 following changes must be made to the Site Plan:
 a. At least 18 bicycle parking spaces are required to be designed and
 located in according with §118-221 and §118-222 of the Skokie Village
 Code and distributed as such:
 1. Lot 1 (Mariano’s): at least 12 spaces with the actual number
 determined after the final parking requirement is determined by
 Staff.
 2. Lot 2 (bank): at least 1 space
 3. Lot 3 (restaurant): at least 3 spaces
 4. Lot 4 (multitenant): at least 2 spaces
 b. Incorporation all recommendations of the Engineering Division
 Memorandum dated May 23, 2013, except as noted elsewhere in these
 conditions and except the section titled Civil Engineering Design Review
 Comments.



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 3. Prior to the hearing of the subject case before the Board of Trustees, a
 corrected tree survey, accurately identifying the species and disease status
 of each tree and adding a column to the table showing the tree removal
 permit cost for each tree, must be submitted to and approved by the
 Forestry Division.
 4. Prior to the hearing of the subject case before the Board of Trustees, the
 following changes must be made to the Landscaping Plan:
 a. The Forestry Division must approve the location and species of all trees,
 including any trees it deems worthy of preservation, and those
 preserved tress shall be incorporated into the plan. Staff may approve
 modifications to the site plan to accommodate the preservation of these
 trees.
 b. Red Sunset maple trees, eastern redbud trees, and Spirea or Potentilla
 shrubs are prohibited.
 c. The location of and quantity of all plants must be identified on the plan.
 d. The planted caliper of the Quercus bicolor must be reduced from 4” to
 3”.
 e. Landscaping be provided at the northeast corner of the site, in the
 landscape strip south of the access drive from McCormick Boulevard, in
 the easement, to provide a green screening for the north elevation of
 the multi-tenant building.
 5. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated <insert date of final approved plan>,
 landscape plans dated <insert date of final approved plan>, sign plans dated
 <insert date of final approved plan>, and building elevations dated <insert date
 of final approved plan>. (Standard)
 6. The petitioner is responsible for 25% of the energy and maintenance costs of the
 traffic signal at the intersection of Touhy Avenue and the shopping center
 driveway.
 7. Traffic signal improvements must be complete and operational prior to the
 issuance of any occupancy permit on the site.
 8. The petitioner is required to provide concrete pads for bus shelters and any other
 connecting paving required for any bus stop adjacent to this site as required by
 Pace and or the Chicago Transit Authority. The final location of the pads shall be
 determined by the Village.
 9. Parking lot and exterior lighting shall meet Illuminating Engineering Society of
 North America (IES) standards, be full cut-off design, and be directed away from
 adjacent properties, subject to the approval of the Engineering Division. (Standard)
 10. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Skokie Village Code. (Standard)

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 11. All objects and landscaping within a 15-foot sight distance triangle shall not
 exceed 30 inches in height, except traffic control devices listed in the Manual on
 Uniform Traffic Control Devices. (Standard)
 12. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas,
 signage, landscaping, structures, and any other facilities or infrastructure on the
 Subject Property shall be maintained in a good state of repair, and when needed,
 be repaired or replaced in a timely manner. (Standard)
 13. All private and public sidewalks shall be maintained free of snow, ice, sleet, or
 other objects that may impede travel. (Standard)
 14. 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, except for waste receptacles referenced in Condition Number <insert
 number>. (Standard)
 15. Waste receptacles shall be placed on the Subject Property for the use of
 customers, and that the Health Department shall determine the size, type, and
 location of these units. (Standard)
 16. All off-street parking spaces shall be legibly striped and maintained. (Standard)
 17. Any plan to modify parking lot striping must be approved by the Director of
 Engineering. (Standard)
 18. The handicapped parking spaces shall be installed and maintained in compliance
 with State of Illinois Accessibility Standards and the Skokie Village Code, including
 required signage. (Standard)
 19. Vehicles shall not be allowed to be parked in or otherwise block common
 driveways, sidewalks, aisles, or other points of access at any time, shall only be
 parked in designated parking spaces, and shall not overlap the striped lines of
 designated parking spaces. (Standard)
 20. The owner of the Subject Property and its tenants shall ensure that employees
 park on the Subject Property. (Standard)
 21. No required parking space on the site may be for the exclusive use of any user
 and all parking spaces shall be shared among all users on the site. (Standard)
 22. Prior to issuance of building permits, the petitioner shall submit evidence of
 issuance of permits for the construction and operation of the water main and
 associated equipment by the Illinois Environmental Protection Agency (IEPA) or
 provide a determination by IEPA that such permits are not required. (Standard)
 23. The petitioner will sign a custodial agreement with Village for water mains.
 (Standard)

 24. The development shall be connected to the public water mains on Touhy Avenue
 and McCormick Boulevard. Private water mains should be abandoned.
 25. The development shall be connected to the public sewers. Private sewers on
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 Touhy Avenue and McCormick Boulevard should be abandoned.
 26. All overhead utilities on the Subject Property or in adjacent right-of-way that only
 serve the site shall be placed or relocated underground. The petitioner shall bear
 the full cost of any utility relocation and/or conflicts. (Standard)
 27. The petitioner shall sign an "Agreement for Installation and Maintenance of
 Landscaping" to assure that the Subject Property and parkway landscaping is
 completed and maintained, including trimming, watering, and replacing of dead
 plant materials in a timely manner in accordance with the final approved
 landscape plan. A copy of said Agreement is attached hereto, marked Exhibit “A”
 and hereby made part of this Ordinance. This “Agreement for Installation and
 Maintenance of Landscaping" shall be recorded at the petitioner’s expense.
 (Standard)

 28. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended. (Standard)
 29. The petitioner shall obtain all required permits and approvals for improvements to
 County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)
 30. The Subject Property must conform to the Village's storm water control
 requirements as contained in the Skokie Village Code, including the disconnection
 of any downspouts. (Standard)
 31. All signage shall conform to the Skokie Village Code, except relief provided for in
 this ordinance. Any sign on the Subject Property that is in violation of that Code
 must be removed or modified to conform with the Village Code prior to the
 issuance of an occupancy permit. (Standard)
 32. All modifications to building elevations, signage, and landscaping shall be subject
 to the review and approval of the Skokie Appearance Commission. (Standard)
 33. The petitioner shall submit to the Planning Division electronic files of the plat of
 survey, site plan, and landscape plan in their approved and finalized form. The
 files shall be scaled 2-dimensional drawing files on non-compressed, non-read
 only CD-ROM *.dwg AutoCAD format. (Standard)
 34. Prior to the issuance of building permits, the petitioner shall submit to the
 Planning Division of the Community Development Department the name, address,
 and telephone number of the company and contact person responsible for site
 maintenance in compliance with the special use permit. (Standard)
 35. If work is to be performed on public property or if public property is utilized or
 impacted during construction and/or development, the owner shall provide, or
 shall cause the developer and/or contractor to provide, the Village of Skokie with
 a certificate of insurance naming the Village of Skokie as additionally insured for
 any and all claims related to any and all work. The owner shall hold, and shall
 cause the developer and/or contractor to hold, the Village of Skokie harmless and
 indemnify the Village for any and all claims for property damage or personal
 injury related to work on or use of public property. (Standard)

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


ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-12P
2. Memorandum from Engineering Division dated May 23, 2013
3. Site Dimensional Plan, dated April 22, 2013
4. Tree Preservation Plan, dated April 22, 2013
5. Preliminary Landscape Plan, dated April 22, 2013
6. Mariano’s rendering, undated
7. Mariano’s elevations, undated
8. Signage package, dated April 23, 2013 (9 sheets)
9. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2013-12P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


1 Consideration The site plan and any requested relief will not unduly aggravate
 traffic conditions or burden public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, public safety, and public welfare in general.
 Findings Roadway and traffic control improvements will accommodate the traffic
 generated by the proposed development and the increase in traffic related to
 regional growth. With these improvements, Skokie Commons will not unduly
 aggravate traffic conditions on the adjacent roadways and intersections.
 Dedication of additional right-of-way along Touhy Avenue and McCormick
 Boulevard will provide room for additional turn lanes beneficial to roadway and
 intersection movements. Access to Skokie Commons will be provided on Touhy
 Avenue via one full ingress/egress access drive and one right-out only access
 drive, via a right-in only access drive on McCormick Boulevard and via an access
 connection to the Federal Mogul access drive.
 The internal circulation has been designed to enhance the ingress/egress
 flexibility providing good connectivity between land uses. Truck traffic interaction
 with passenger vehicles will be minimized given the proposed travel route for
 delivery and refuse vehicles.
 Ingress/egress rights will be provided by appropriate covenants running with the
 land. Connections between the sidewalks to the retail center will provide for safe
 and adequate pedestrian accessibility to and from the center. Sidewalks will be
 provided along the site’s frontages on Touhy Avenue and McCormick Boulevard.
 Crosswalks will be provided across the access drives and between adjacent uses.
 The site is served by existing public utilities. Electric, gas, cable and other public
 utilities will be provided in accordance with applicable Village codes and approved
 utility plans. Such public utilities will not be unduly burdened by the
 development.
 Stormwater conveyance and on-site stormwater detention will provide the
 necessary drainage so that stormwater does not negatively impact neighboring
 properties. Stormwater will be conveyed and controlled through appropriately
 designed facilities, including underground detention facilities, interior and
 perimeter inlets and gutters.
 The public health, safety, morals and general welfare in general will not be
 unduly burdened by the development.

2 Consideration The site design will permit the development and use of neighboring
 properties in accordance with the applicable district regulations.
 Findings The site design will not deter the development and use of
 neighboring properties in accordance with the applicable district
 regulations. Traffic circulation, parking, and vehicular access for
 the property are appropriate for the site.




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 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 3300-3358 W. TOUHY RETAIL DEVELOPMENT
 PROJ. ASSOC.:


OF SHEET SKOKIE, IL

 SITE DIMENSIONAL PLAN
 CHECK BY




 DRAWN BY




 REVISIONS




 DATE




 TM




 3300-3358 W. TOUHY RETAIL DEVELOPMENT
 TREE PRESERVATION PLAN
 SKOKIE, IL



SUMMARY: TREE REMOVAL NOTE:

EXISTING QUALITY TREES TO BE REMOVED: 40 1. TREE TAG NUMBERS SHOWN ON THE PLAN CORRESPOND TO THE TREE
 INVENTORY.

 2. BASED ON THE FINDINGS OF THE TREE INVENTORY, IT IS PRUDENT TO REMOVE
PROPOSED TREES TO BE PLANTED: ASH TREES #2, 4 & 8 DUE TO THE PRESENCE OR THREAT OF EMERALD ASH
 SHADE TREES: 77 BORER.
 EVERGREEN TREES: 11
 ORNAMENTAL TREES: 25




 PROJ. MGR.:

 PROJ. ASSOC.:

 DRAWN BY:

 CHECKED BY:

 DATE:

 SCALE:


 SHEET


 OF
 CHECK BY




 DRAWN BY


TYPICAL PLANT LIST
QTY. SYM. BOTANICAL NAME COMMON NAME SIZE



 SHADE TREES
AFR AFR ACER X FREEMANII 'AUTUMN BLAZE' AUTUMN BLAZE MAPLE 4.0" BB

 REVISIONS
ARU ARU ACER RUBRUM 'RED SUNSET' RED SUNSET MAPLE 4.0" BB
CEO CEO CELTIS OCCIDENTALIS HACKBERRY 4.0" BB
GBI GBI GINKGO BILOBA 'AUTUMN GOLD' GINKGO (MALE ONLY) 4.0" BB
GTS GTS GLEDITSIA TRIACANTHOS X INERMIS 'SKYLINE' SKYLINE HONEYLOCUST 4.0" BB
OSV OSV OSTRIA VIRGINIANA AMERICAN HORNBEAM 4.0" BB
PCC PCC PYRUS CALLERYANA 'CHANTICLEER' CHANTICLEER PEAR 4.0" BB
QBI QBI QUERCUS BICOLOR SWAMP WHITE OAK 4.0" BB
ULA ULA ULMUS x ACCOLADE ACCOLADE ELM 4.0" BB


 EVERGREEN TREES
POM POM PICEA OMORIKA SERBIAN SPRUCE 8-10' HT.BB
PPU PPU PICEA PUNGENS COLORADO SPRUCE 8-10' HT.BB
PNS PNS 8-10' HT.BB DATE
 PINUS STROBUS WHITE PINE
THC THC THUJA OCCIDENTALIS 'TECHNY' TECHNY ARBORVITAE 6' HT.BB


 ORNAMENTAL TREES
AG AG ACER GINNALA AMUR MAPLE 8' HT.BB
CD CD CERCIS CANADENSIS EASTERN REDBUD 6' HT.BB
CM CM CORNUS MAS CORNELIANCHERRY DOGWOOD 6' HT.BB
CC CC CRATAEGUS CRUSGALLI 'INERMIS' COCKSPUR HAWTHORN 2.0" BB
MD MD MALUS 'DONALD WYMAN' DONALD WYMAN CRABAPPLE 8' HT. BB
MP MP MALUS 'PRAIRIEFIRE' PRAIRIEFIRE CRABAPPLE  8' HT. BB TM
MA MA MALUS SARGENT SARGENT CRABAPPLE 6' HT. BB
SR SR SYRINGA RETICULATA 'IVORY SILK' TREE LILAC 2.0" BB


 EVERGREEN SHRUBS
TD TD TAXUS X MEDIA 'DENSII' DENSE YEW 36" BB
TM TM TAXUS MEDIA "HICKSII" HICKS YEW 36" BB


 DECIDUOUS SHRUBS
 CS CS CORNUS SERICEA 'KELSEY' REDTWIG DOGWOOD 24" BB
 CH CH COTONEASTER HORIZONTALIS 'HESSEI' ROCKSPRAY COTONEASTER 5 gal
 DL DL DIERVILLA LONICERA SOUTHERN BUSH HONEYSUCKLE 24" BB
 EA EA EUONYMOUS ALATA 'COMPACTA' DWARF BURNING BUSH 36" BB
 FA FA FORSYTHIA 'ARNOLD'S DWARF' ARNOLDS DWARF FORSYTHIA 24" BB
 FB FB FORSYTHIA VIRIDISSIMA 'BRONXENSIS' BRONX FORSYTHIA 24" BB
 HM HM HAMMAMELIS VIRGINIANA VERNAL WITCHHAZEL 4' BB
 HA HA HYDRANGEA ARBORESCENS 'ANNABELLE' ANNABELLE HYDRANGEA 5 gal
 HP HP HYDRANGEA PANICULATA 'TARDIVA' TARDIVA HYDRANGEA 36" BB
 PF PF POTENTILLA FRUITICOSA POTENTILLA 18" BB
 RA RA RHUS AROMATICA 'GRO LOW' GRO LOW SUMAC 5 gal
 RM RM ROSA MEDILAND RED SHRUB ROSE 2 gal
 SJ SJ SPIREA JAPONICA 'LITTLE PRINCESS' LITTLE PRINCESS SPIREA 24" BB
 SM SM SYRINGA MEYERI 'PALIBIN' DWARF KOREAN LILAC 36" BB
 VC VC VIBURNUM CARLESII KOREANSPICE VIBURNUM 36" BB
 VD VD VIBURNUM DENTATUM 'CHICAGO LUSTRE' ARROWWOOD VIBURNUM 4' BB
 VJ VJ VIBURNUM X JUDDI JUDD VIBURNUM 4' BB

 GROUNDCOVER

 PT PT PACHYSANDRA TERMINALIS JAPANESE SPURGE 3" POTS
 VM VM VINCA MINOR PERIWINKLE 3" POTS


 GRASSES, PERENNIALS & VINES

ab ab ASTILBE 'FANAL' FANAL FALSE SPIREA 18" o.c. 1 gal
cm cm CAREX MORROWI 'EVERGOLD' JAPANESE SEDGE 2 gal
cs cs CHRYSANTHYMUM SUPERBUM 'SNOW LADY' DWARF SHASTA DAISY 18" o.c. 1 gal
cv cv COREOPSIS VERTICILLATA 'ZAGREB' ZAGREB COREOPSIS 18" o.c. 1 qt
 DIANTHUS 'HELEN'




 3300-3358 W. TOUHY RETAIL DEVELOPMENT
dh dh SWEET WILLIAM 18" o.c. 1 gal
ep ep ECHINACEA PURPUREA 'MAGNUS' PURPLE CONEFLOWER 18" o.c. 1 gal
gm gm GALIUM ODORATUM SWEET WOODRUFF 18" o.c. 1 gal
hs hs HEMEROCALLIS 'STELLA DE ORO' STELLA DE ORO DAYLILY 18" o.c. 1 gal




 PRELIMINARY LANDSCAPE PLAN
ms ms MISCANTHUS SINENSIS 'GRACIMILLUS' MAIDEN GRASS 2 gal
ns ns NEPETA SUBSESSILIS CATMINT 18" o.c. 1 gal
pv pv PEROVSKIA ATRIPLICIFOLIA RUSSIAN SAGE 18" o.c. 1 gal
rh rh RUDBEKIA GOLDSTURM BLACK EYED SUSAN 18" o.c. 1 gal




 SKOKIE, IL




 PROJ. MGR.:

 PROJ. ASSOC.:

 DRAWN BY:

 CHECKED BY:

 DATE:

 SCALE:


 SHEET


 OF
 PROPOSED SIGNAGE AREA
 A PYLON SIGN CENTER ID / MULTI-TENANT 192.2 SF
 B PYLON SIGN CENTER ID / MULTI-TENANT 192.2 SF
 C GROUND SIGN CENTER ID / MARIANO’S 22 SF
 B M1 WALL SIGN MARIANO’S FRESH MARKET 360 SF
 M2 WALL SIGN MARIANO’S FRESH MARKET 360 SF
 B1 WALL SIGN BANK (TBD) 80 SF
 R1 R6 B2 WALL SIGN BANK (TBD) 80 SF

 R2 R3 R4 R5 B3 WALL SIGN BANK (TBD) 80 SF
 M2 B4 WALL SIGN BANK (TBD) 80 SF
 LH1 WALL SIGN LONGHORN STEAKHOUSE 19.7 SF
 LH2 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 LH3 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 LH5
 LH4 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 B4
 LH5 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF

 B3 B2 LH3 LH4 R1 WALL SIGN RETAIL TENANT (BURGER & COFFEE) 51 SF
 R2 WALL SIGN RETAIL TENANT (BURGER & COFFEE) 51 SF
 M1 LH1 LH2
 B1 R3 WALL SIGN RETAIL TENANT (GRACIOUS GIFTS) 90 SF
 A R4 WALL SIGN RETAIL TENANT (FASHION BOUTIQUE) 90 SF
 C
 R5 WALL SIGN RETAIL TENANT (CELLULAR) 51 SF
 R6 WALL SIGN RETAIL TENANT (CELLULAR) 51 SF

 TOTAL 2,125.7 SF

    




Proposed Sign Locations & Area


  NRG Touhy
 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
 CENTER IDENIFICATION SIGN
 9’-6”FT x 1’-2”FT
 13 SF




 TENANT SIGNAGE
 7’-4”FT x 11’-4”FT
 83.1 SF




 SIGN AREA: 96.1 SF PER SIDE
 TOTAL: 192.2 SF



 3D Perspective Left Elevation Right Elevation Front & Back Elevation

Pylon Sign


  NRG Touhy
 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
 MARIANO’S
 6’-10”FT x 2’-5”FT
 16.7 SF




 TOTAL SIGN AREA:
 16.7 SF
 ONE SIDED ONLY




 Right Side Elevation Front Elevation

Ground Sign


  NRG TOUHY
 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 May 01, 2013
 12005 HIRSCH ASSOCIATES LLC
MCCORMICK, LLC Skokie, Illinois NN ARCHITECTURE + PLANNING
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 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
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 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
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mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
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 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
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mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
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 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
 NRG Touhy
 Retail Design Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
McCormick, LLC Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
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 NRG Touhy
 Retail Design Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
McCormick, LLC Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
STAFF REPORT 2013-13P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: Special Use Permit: 3358 Touhy Avenue
 Outdoor seasonal garden and plant material sales

 Related Cases – 2013-10P: Zoning Map Amendment
 2013-11P: Subdivision
 2013-12P: Planned Development
 2013-14P: Special Use Permit
 2013-15P: Special Use Permit
 2013-16P: Special Use Permit
 2013-17P: Special Use Permit
 2013-18P: Special Use Permit
 2013-19P: Special Use Permit
 2013-20P: Special Use Permit

General Information
Location 3358 Touhy Avenue
Purpose Special use permit for outdoor seasonal garden and plant
 material sales
Petitioner Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC
Size of Site 251,502 square feet (5.774 acres) with 430.99 feet of frontage
 on Touhy Avenue.
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2013-10P – vacant industrial building
Adjacent Zoning & North M3 Industry – auto parts manufacturing
Land Use
 South PUD Planned Development (Lincolnwood) – shopping
 mall, full-service restaurants, limited-service restaurant,
 cell phone store, bank with drive-through facility
 East M3 Industry (B2 Commercial proposed) – vacant
 industrial building
 West M3 Industry – school bus transportation company
 B2 Commercial – fitness center (under construction),
 wholesale trade
Comprehensive Plan The site is designated as manufacturing/service employment.

#430189 v1 Staff Report – 2013-13P: Special Use Permit: Outdoor Seasonal Garden and Plant Material Sales
 1 of 5
SITE INFORMATION
 No public sidewalks are present along Touhy Avenue.
 Overhead utilities run along the north side of Touhy Avenue.
 A two-way driveway is located at Touhy Avenue. The subject site is also accessible
 from McCormick Boulevard via a 2-way driveway running through the adjacent
 property to the north of the subject site as well a right-in right-out driveway that
 runs through Lots 2, 3, and 4.
 The site is directly served by the CTA 96 and Pace 290 buses, which run along
 Touhy Avenue. The site is indirectly served by the CTA 82 and Pace 210 buses,
 which stop at the Lincolnwood Town Center shopping mall, located on the south
 side of Touhy Avenue, directly across from the subject site.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting a special use permit for outdoor seasonal garden and plant
material sales at the proposed Mariano’s Fresh Market grocery store, to be located at
3358 Touhy Avenue, in a B2 Commercial district. The store will be located in the
proposed Skokie Commons shopping center (case 2013-12P). Three separate year-
round sales areas, totaling approximately 1,984 square feet combined, will be located
along the front of the building and offer plants, gardening products, and produce. The
sales areas will be open during Mariano’s business hours.
The petitioner requests relief from the outside use requirements in Section 118-
141(b)(2)a.2. of the Skokie Village Code because the sales areas will not be enclosed.
The code requires that all sales occur within a roofed area that is at least 40 percent
enclosed by walls.
Comments
Staff Comment and Review sheets were sent to all pertinent departments. All
departments returned the sheets with no comments regarding the subject case.
The Planning Division recommends approval of the special use permits for outdoor
seasonal garden and plant material sales. The sales area shall be confined to the
locations depicted on the Enlarged Site Plan, dated April 17, 2013. A 5-foot-wide
sidewalk must be maintained free of obstructions along the front of the store at all
times.

APPEARANCE COMMISSION
The request for the outdoor seasonal garden and plant material sales area must be
heard and approved by the Appearance Commission prior to the issuance of building
permits for Mariano’s. In Staff’s report to the Appearance Commission, Staff felt that


#430189 v1 Staff Report – 2013-13P: Special Use Permit: Outdoor Seasonal Garden and Plant Material Sales
 2 of 5
the enlarged site plan did not provide enough details regarding the sales area. Staff
recommended that the petitioner provide the Appearance Commission with plans that
better define how the sales areas will be signed, delineated by fencing and other
means, and how products will be displayed.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for outdoor
seasonal garden and plant material sales at 3358 Touhy Avenue be APPROVED, based
upon the Proposed Positive Findings of Fact and subject to the recommended and
standard special use permit conditions, and that relief be granted from the outside use
requirements in Section 118-141(b)(2)a.2. of the Skokie Village Code.

RECOMMENDED SPECIAL USE CONDITIONS
1. The petitioner shall operate and maintain the outdoor seasonal garden and plant
 material sales area in substantial conformance with the Enlarged Site Plan, dated
 April 17, 2013.
2. The petitioner‘s request for the outdoor seasonal garden and plant material sales
 area must be heard and a detailed site plan, signage, fencing, product display, etc.
 be approved by the Appearance Commission prior to the issuance of building
 permits for Mariano’s.
3. A 5-foot-wide sidewalk must be maintained free of obstructions along the front of
 the store at all times.
STANDARD SPECIAL USE CONDITIONS
4. The petitioners shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
5. 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.
6. The petitioners shall pay all costs related to any hearings conducted as a result of
 non-compliance with any of the provisions of the enabling ordinance. The costs
 shall include but not be limited to court reporter fees, attorney fees, and staff time
 required researching and conducting said hearing.

ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-13P
2. Enlarged Site Plan, dated April 17, 2013
3. Land Use and Zoning Map




#430189 v1 Staff Report – 2013-13P: Special Use Permit: Outdoor Seasonal Garden and Plant Material Sales
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Proposed Positive Findings of Fact 2013-13P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the public health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.
 Findings The proposed outdoor seasonal garden and plant material sales
 area will not be detrimental to or endanger the public health,
 safety, morals, or general welfare. The use will provide services
 that are in the public interest and will contribute to the general
 welfare of the community.
2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.
 Findings The proposed outdoor seasonal garden and plant material sales
 area will not have an adverse impact upon or change the character
 of the neighborhood and will not unduly burden essential public
 services. The outdoor seasonal garden and plant material sales
 area will not unduly aggravate traffic conditions.
3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.
 Findings The proposed use will have no impact upon the development and
 use of neighboring property.
4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The proposed outdoor seasonal garden and plant material sales
 area is not contrary to the primary purpose of the B2 Commercial
 district.



#430189 v1 Staff Report – 2013-13P: Special Use Permit: Outdoor Seasonal Garden and Plant Material Sales
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5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings Although the site is designated as manufacturing/service
 employment in the Comprehensive Plan, the overall area is trending
 toward more retail-oriented uses on both the north and south sides
 of Touhy Avenue.




#430189 v1 Staff Report – 2013-13P: Special Use Permit: Outdoor Seasonal Garden and Plant Material Sales
 5 of 5
Enlarged Site Plan Scale: 1/16"=1'-0"



 HIRSCH ASSOCIATES, LLC 2009
 Exhibit April 17, 2013
 Centrum Partners 12005 Hirsch Associates LLC
 Architecture + Planning
 Skokie, Illinois NN
STAFF REPORT 2013-14P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: Special Use Permit: 3358 Touhy Avenue
 Packaged beer, wine, and liquor sales

 Related Cases – 2013-10P: Zoning Map Amendment
 2013-11P: Subdivision
 2013-12P: Planned Development
 2013-13P: Special Use Permit
 2013-15P: Special Use Permit
 2013-16P: Special Use Permit
 2013-17P: Special Use Permit
 2013-18P: Special Use Permit
 2013-19P: Special Use Permit
 2013-20P: Special Use Permit

General Information
Location 3358 Touhy Avenue
Purpose Special use permit for packaged beer, wine, and liquor sales
Petitioner Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC
Size of Site 251,502 square feet (5.774 acres) with 430.99 feet of frontage
 on Touhy Avenue.
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2013-10P – vacant industrial building
Adjacent Zoning & North M3 Industry – auto parts manufacturing
Land Use
 South PUD Planned Development (Lincolnwood) – shopping
 mall, full-service restaurants, limited-service restaurant,
 cell phone store, bank with drive-through facility
 East M3 Industry (B2 Commercial proposed) – vacant
 industrial building
 West M3 Industry – school bus transportation company
 B2 Commercial – fitness center (under construction),
 wholesale trade
Comprehensive Plan The site is designated as manufacturing/service employment.


#430408 v1 Staff Report – 2013-14P: Special Use Permit: Packaged Beer, Wine, and Liquor Sales
 1 of 5
SITE INFORMATION
 No public sidewalks are present along Touhy Avenue.
 Overhead utilities run along the north side of Touhy Avenue.
 A two-way driveway is located at Touhy Avenue. The subject site is also accessible
 from McCormick Boulevard via a 2-way driveway running through the adjacent
 property to the north of the subject site as well a right-in right-out driveway that
 runs through Lots 2, 3, and 4.
 The site is directly served by the CTA 96 and Pace 290 buses, which run along
 Touhy Avenue. The site is indirectly served by the CTA 82 and Pace 210 buses,
 which stop at the Lincolnwood Town Center shopping mall, located on the south
 side of Touhy Avenue, directly across from the subject site.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting a special use permit for packaged beer, wine, and liquor
sales at the proposed Mariano’s Fresh Market grocery store, to be located at 3358
Touhy Avenue, in a B2 Commercial district. The store will be located in the proposed
Skokie Commons shopping center (case 2013-12P). Although a final floor plan for the
store has yet to be determined, Mariano’s has indicated that the liquor section would
likely be located toward the back of the store and have approximately 1,800 to 1,900
lineal feet of shelf space that would include a beer cooler and wine display. Mariano’s
presently sells beer, wine, and liquor at its 10 other locations in the Chicagoland area.


Comments
Staff Comment and Review sheets were sent to all pertinent departments. All
departments returned the sheets with no comments regarding the subject case.
The Planning Division recommends approval of the special use permit for packaged
beer, wine, and liquor sales. The sale of packaged alcoholic beverages is common at
other grocery stores and big box discount retailers in the area. A special use permit
was issued in 2012 for the sale of packaged liquor goods at a Walmart that is presently
under construction within the Touhy Marketplace shopping center further to the west of
the subject site on Touhy Avenue (case 2012-9P).

The hours of the sale of packaged beer, wine, and liquor at Mariano’s shall be in
accordance with all state and local laws. The Class O1L License that would apply to this
site restricts sales to between 7 AM and 11 PM, with sales on Sunday beginning at 8
AM. Mariano’s operating hours will be 6 AM to 10PM, 7 days a week. Any change in
the business ownership or operator of the liquor sales from Mariano’s shall cause the



#430408 v1 Staff Report – 2013-14P: Special Use Permit: Packaged Beer, Wine, and Liquor Sales
 2 of 5
subject Special Use Permit to cease. The size of the liquor sales area is not restricted
by the license.

APPEARANCE COMMISSION
Appearance Commission review is not required.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for packaged
beer, wine, and liquor sales at 3358 Touhy Avenue be APPROVED, based upon the
Proposed Positive Findings of Fact and subject to the recommended and standard
special use permit conditions.

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

ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-14P
2. Land Use and Zoning Map




#430408 v1 Staff Report – 2013-14P: Special Use Permit: Packaged Beer, Wine, and Liquor Sales
 3 of 5
Proposed Positive Findings of Fact 2013-14P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the public health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.
 Findings The proposed sale of packaged, beer, wine, and liquor will not be
 detrimental to or endanger the public health, safety, morals, or
 general welfare. The sale of packaged alcoholic beverages is
 common at other big box discount retailers and grocery stores in
 the area.
2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.
 Findings The proposed sale of packaged, beer, wine, and liquor will not have
 an adverse impact upon or change the character of the
 neighborhood.

3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.
 Findings The proposed use will have no impact upon the development and
 use of neighboring property.
4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The proposed sale of packaged beer, wine, and liquor is not
 contrary to the primary purpose of the B2 Commercial district. A
 special use permit was issued in 2012 for the sale of packaged
 liquor goods at a Walmart that is presently under construction
 within the Touhy Marketplace shopping center further to the west of
 the subject site on Touhy Avenue

#430408 v1 Staff Report – 2013-14P: Special Use Permit: Packaged Beer, Wine, and Liquor Sales
 4 of 5
5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings Although the site is designated as manufacturing/service
 employment in the Comprehensive Plan, the overall area is trending
 toward more retail-oriented uses on both the north and south sides
 of Touhy Avenue.




#430408 v1 Staff Report – 2013-14P: Special Use Permit: Packaged Beer, Wine, and Liquor Sales
 5 of 5
STAFF REPORT 2013-15P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: Special Use Permit: 3358 Touhy Avenue
 Outdoor dining

 Related Cases – 2013-10P: Zoning Map Amendment
 2013-11P: Subdivision
 2013-12P: Planned Development
 2013-13P: Special Use Permit
 2013-14P: Special Use Permit
 2013-16P: Special Use Permit
 2013-17P: Special Use Permit
 2013-18P: Special Use Permit
 2013-19P: Special Use Permit
 2013-20P: Special Use Permit

General Information
Location 3358 Touhy Avenue
Purpose Special use permit for outdoor dining
Petitioner Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC
Size of Site 251,502 square feet (5.774 acres) with 430.99 feet of frontage
 on Touhy Avenue.
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2013-10P – vacant industrial building
Adjacent Zoning & North M3 Industry – auto parts manufacturing
Land Use
 South PUD Planned Development (Lincolnwood) – shopping
 mall, full-service restaurants, limited-service restaurant,
 cell phone store, bank with drive-through facility
 East M3 Industry (B2 Commercial proposed) – vacant
 industrial building
 West M3 Industry – school bus transportation company
 B2 Commercial – fitness center (under construction),
 wholesale trade
Comprehensive Plan The site is designated as manufacturing/service employment.


#430422 v1 Staff Report – 2013-15P: Special Use Permit: Outdoor Dining
 1 of 6
SITE INFORMATION
 No public sidewalks are present along Touhy Avenue.
 Overhead utilities run along the north side of Touhy Avenue.
 A two-way driveway is located at Touhy Avenue. The subject site is also accessible
 from McCormick Boulevard via a 2-way driveway running through the adjacent
 property to the north of the subject site as well a right-in right-out driveway that
 runs through Lots 2, 3, and 4.
 The site is directly served by the CTA 96 and Pace 290 buses, which run along
 Touhy Avenue. The site is indirectly served by the CTA 82 and Pace 210 buses,
 which stop at the Lincolnwood Town Center shopping mall, located on the south
 side of Touhy Avenue, directly across from the subject site.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting a special use permit for outdoor dining for a limited-service
restaurant within the proposed Mariano’s Fresh Market grocery store, to be located at
3358 Touhy Avenue, in a B2 Commercial district. The store will be located in the
proposed Skokie Commons shopping center (case 2013-12P). In addition to the
restaurant’s indoor seating, a 226 square-foot outdoor dining area will be provided for
seasonal use along the front of the building and to the north of the northern entrance
to Mariano’s.
Comments
Staff Comment and Review sheets were sent to all pertinent departments. All
departments returned the sheets with no comments regarding the subject case.
The Planning Division recommends approval of the special use permit for outdoor
dining. The outdoor dining area shall be confined to the location depicted on the
Enlarged Site Plan, dated April 17, 2013. The outdoor dining area must be operated in
compliance with Section 118-85 of the Skokie Village Code.

APPEARANCE COMMISSION
The request for the outdoor dining area must be heard and approved by the
Appearance Commission prior to the issuance of building permits for Mariano’s. In
Staff’s report to the Appearance Commission, Staff felt that the enlarged site plan did
not provide enough details regarding the outdoor dining area. Staff recommended that
the petitioner provide the Appearance Commission with plans that better define how
the seating area will be configured.




#430422 v1 Staff Report – 2013-15P: Special Use Permit: Outdoor Dining
 2 of 6
STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for outdoor
dining at 3358 Touhy Avenue be APPROVED, based upon the Proposed Positive
Findings of Fact and subject to the recommended and standard special use permit
conditions.

RECOMMENDED SPECIAL USE CONDITIONS
1. The petitioner shall operate and maintain the outdoor dining area in substantial
 conformance with the Enlarged Site Plan, dated April 17, 2013.
2. The petitioner‘s request for outdoor dining be heard and approved by the
 Appearance Commission prior to the issuance of building permits for Mariano’s.
STANDARD SPECIAL USE CONDITIONS
3. 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.
4. Barriers, fencing, landscaping, and other features shall be utilized to define the
 outdoor dining area.
5. Hours of operation for the outdoor dining 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.
6. Dates of operation shall be limited to limited to between April 1 and October 31 in a
 calendar year.
7. Outdoor dining areas shall be exempt from the parking regulations if used or set up
 less than 7 months in a calendar year.
8. All food preparation must take place inside the associated food service
 establishment.
9. Adequate refuse disposal shall exist as determined by the Health Department.
10. Advertising or promotional features shall be limited to umbrellas or canopies.
11. All applicable village and state health requirements shall be met.
12. 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.
13. The outdoor dining area shall not be enclosed on more than two sides with walls if
 roofed over.
14. The outdoor dining area must be located on a surface approved by the Village
 Manger or designee.
15. The outdoor dining area shall not be located in a required parking space or block a
 public sidewalk.

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16. The outdoor dining area shall be on the same lot or within a development that
 received site plan approval as its associated food service establishment.
17. An outdoor dining area shall not be located within a 15-foot sight distance triangle
 or within 3 feet from any public alley.
18. The petitioners shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
19. 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.
20. The petitioners shall pay all costs related to any hearings conducted as a result of
 non-compliance with any of the provisions of the enabling ordinance. The costs
 shall include but not be limited to court reporter fees, attorney fees, and staff time
 required researching and conducting said hearing.

ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-15P
2. Enlarged Site Plan, dated April 17, 2013
3. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2013-15P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the public health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.
 Findings The proposed outdoor dining area will not be detrimental to or
 endanger the public health, safety, morals, or general welfare. The
 use will provide services that are in the public interest and will
 contribute to the general welfare of the community.
2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.
 Findings The proposed outdoor dining area will not have an adverse impact
 upon or change the character of the neighborhood and will not
 unduly burden essential public services. The outdoor dining area
 will not unduly aggravate traffic conditions.
3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.
 Findings The proposed use will have no impact upon the development and
 use of neighboring property.
4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The proposed outdoor dining area is not contrary to the primary
 purpose of the B2 Commercial district.




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5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings Although the site is designated as manufacturing/service
 employment in the Comprehensive Plan, the overall area is trending
 toward more retail-oriented uses on both the north and south sides
 of Touhy Avenue.




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Enlarged Site Plan Scale: 1/16"=1'-0"



 HIRSCH ASSOCIATES, LLC 2009
 Exhibit April 17, 2013
 Centrum Partners 12005 Hirsch Associates LLC
 Architecture + Planning
 Skokie, Illinois NN
STAFF REPORT 2013-16P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: Special Use Permit: 3358 Touhy Avenue
 Bar or drinking place

 Related Cases – 2013-10P: Zoning Map Amendment
 2013-11P: Subdivision
 2013-12P: Planned Development
 2013-13P: Special Use Permit
 2013-14P: Special Use Permit
 2013-15P: Special Use Permit
 2013-17P: Special Use Permit
 2013-18P: Special Use Permit
 2013-19P: Special Use Permit
 2013-20P: Special Use Permit

General Information
Location 3358 Touhy Avenue
Purpose Special use permit for bar or drinking place
Petitioner Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC
Size of Site 251,502 square feet (5.774 acres) with 430.99 feet of frontage
 on Touhy Avenue.
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2013-10P – vacant industrial building
Adjacent Zoning & North M3 Industry – auto parts manufacturing
Land Use
 South PUD Planned Development (Lincolnwood) – shopping
 mall, full-service restaurants, limited-service restaurant,
 cell phone store, bank with drive-through facility
 East M3 Industry (B2 Commercial proposed) – vacant
 industrial building
 West M3 Industry – school bus transportation company
 B2 Commercial – fitness center (under construction),
 wholesale trade
Comprehensive Plan The site is designated as manufacturing/service employment.


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SITE INFORMATION
 No public sidewalks are present along Touhy Avenue.
 Overhead utilities run along the north side of Touhy Avenue.
 A two-way driveway is located at Touhy Avenue. The subject site is also accessible
 from McCormick Boulevard via a 2-way driveway running through the adjacent
 property to the north of the subject site as well a right-in right-out driveway that
 runs through Lots 2, 3, and 4.
 The site is directly served by the CTA 96 and Pace 290 buses, which run along
 Touhy Avenue. The site is indirectly served by the CTA 82 and Pace 210 buses,
 which stop at the Lincolnwood Town Center shopping mall, located on the south
 side of Touhy Avenue, directly across from the subject site.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting a special use permit for a bar or drinking place within the
proposed Mariano’s Fresh Market grocery store, to be located at 3358 Touhy Avenue, in
a B2 Commercial district. The store will be located in the proposed Skokie Commons
shopping center (case 2013-12P). The bar will operate in conjunction with a limited-
service restaurant that will be located inside the store and function as an ancillary
service and occupy limited floor space within the restaurant.
Comments
Staff Comment and Review sheets were sent to all pertinent departments. All
departments returned the sheets with no comments regarding the case.
The Planning Division recommends approval of the special use permit for a bar or
drinking place. Sales volume at the bar will be minimal in comparison to the
restaurant’s food and non-alcoholic beverage sales. Furthermore, there will be little to
no impact from the proposed use upon the surrounding area because the subject site is
not adjacent to any residentially-zoned districts and is surrounded by commercial and
industrial uses. The petitioner must provide staff with a floor plan of the restaurant and
bar prior to the hearing of the case before the Board of Trustees.

APPEARANCE COMMISSION
Appearance Commission review is not required.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for a bar or
drinking place at 3358 Touhy Avenue be APPROVED, based upon the Proposed


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

RECOMMENDED SPECIAL USE CONDITIONS
1. Prior to a hearing of the subject case before the Board of Trustees, the petitioner
 must provide staff with a floor plan of the restaurant and bar.
2. Any change in the business ownership or operator of the bar or drinking place from
 Mariano’s shall cause the subject Special Use Permit to cease.
STANDARD SPECIAL USE CONDITIONS
3. The petitioners shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
4. 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.
5. The petitioners shall pay all costs related to any hearings conducted as a result of
 non-compliance with any of the provisions of the enabling ordinance. The costs
 shall include but not be limited to court reporter fees, attorney fees, and staff time
 required researching and conducting said hearing.

ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-16P
2. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2013-16P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013


1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the public health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.
 Findings The proposed bar will not be detrimental to or endanger the public
 health, safety, morals, or general welfare. The use will provide
 services that are in the public interest and will contribute to the
 general welfare of the community.
2 Consideration The proposed building or use will not substantially change the
 character of the neighborhood, will not have an undue adverse
 affect upon adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, safety, and welfare in general.
 Findings The proposed bar will not have an adverse impact upon or change
 the character of the neighborhood because the subject site is not
 adjacent to any residentially-zoned districts and is surrounded by
 commercial and industrial uses. The bar will not unduly aggravate
 traffic conditions.
3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.
 Findings The proposed bar will have no impact upon the development and
 use of neighboring property.
4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district of the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The proposed bar is not contrary to the primary purpose of the B2
 Commercial district.




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5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings Although the site is designated as manufacturing/service
 employment in the Comprehensive Plan, the overall area is trending
 toward more retail-oriented uses on both the north and south sides
 of Touhy Avenue.




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STAFF REPORT 2013-17P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013

To: Paul Luke, Chairman, Skokie Plan Commission
From: Carrie Haberstich, AICP, Planner/CDBG Administrator
Re: Special Use Permit: 3316 Touhy Avenue (restaurant with drive-through)

 Related Cases: 2013-10P: Zoning Map Amendment
 2013-11P: Subdivision
 2013-12P: Planned Development
 2013-13P: Special Use Permit
 2013-14P: Special Use Permit
 2013-15P: Special Use Permit
 2013-16P: Special Use Permit
 2013-18P: Special Use Permit
 2013-19P: Special Use Permit
 2013-20P: Special Use Permit

General Information
Location 3316 Touhy Avenue
Purpose Special use permit for a limited service restaurant with a drive-
 through facility for the westernmost space in the Lot 4 retail
 building in a B2 Commercial district and any relief that may be
 discovered during the review of this case.
Petitioner Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC
Size of Site Lot 4 (request per 2013-11P): 53,475 square feet (1.227 acres)
 with 276.00 feet of frontage on McCormick Boulevard.
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2013-10P – vacant industrial building
Adjacent Zoning & North M3 Industry – auto parts manufacturing
Land Use
 South M3 Industry, with zoning map amendment request to
 B2 Commercial in 2013-10P – proposed full service
 restaurant
 East M3 Industry – multi-use path
 West M3 Industry, with zoning map amendment request to
 B2 Commercial in 2013-10P – proposed grocery store
Comprehensive Plan The site is designated as manufacturing/service employment.



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SITE INFORMATION
  A bike/pedestrian path has been worn into the grass along McCormick Boulevard.
  There are many existing mature trees along McCormick Boulevard.
  Lot 4 is indirectly served by the CTA 96 and Pace 290 buses, which run along
 Touhy Avenue.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner contends:
  Petitioner is requesting a special use permit for a single-lane drive-through facility at the
  west side of a proposed 10,600 sq. ft. multi-tenant retail building on Lot 4 of Skokie
  Commons. The 1 drive-through lane will be located along the west side of the building and
  be used by the tenant of adjacent portion of the building. The Petitioner anticipates a coffee
  shop or limited- service restaurant use will utilize the drive-through facility. A single one-way
  drive-through lane will wrap around the retail building in a counterclockwise fashion. Vehicles
  would enter from the southeast corner of the building. Vehicles using the drive-through
  service of the coffee shop or limited service restaurant would enter the drive-through facility
  heading south from the north side of the building. KLOA, the Petitioner's traffic consultant,
  has reviewed the retail building traffic circulation, including the drive-through, in relation to
  the overall Skokie Commons development and believes that sufficient circulation and
  stacking has been provided. Stacking for 7 vehicles from the pick-up window will be
  provided with an additional stacking for approximately 8 vehicles from the ordering board for
  a total stacking area for 15 vehicles. According to KLOA, based on its data collected from
  similar facilities, the proposed stacking area will be more than adequate to accommodate the
  anticipated queuing demand. Outbound traffic from the drive-through lane will be under
  stop sign control and a "No U-Turn" sign posted below the stop sign.

  The proposed drive-through facility will not be detrimental to or endanger the public health,
  safety, morals or general welfare. The use is in the public interest, as it will provide
  convenient services for customers driving motor vehicles.

  The proposed drive-through facility will not have an adverse impact upon or substantially
  change the character of the neighborhood because the activities will be contained on Lot 4
  and within a shopping center, are complementary to the coffee shop or limited service
  restaurant use and are typical of similar retail buildings located within shopping centers in
  the area. The proposed drive-through lane has been designed to accommodate the adjacent
  properties and uses and internal site circulation system of Skokie Commons. Ornamental
  landscape material at the entry, exit, and along the west side of the drive-through lane shall
  provide screening while providing required lines of sight and clearance for safety.

  In the process of developing and maintaining Lot 4, the retail building tenant shall address
  important matters pertaining to the public health, safety, morals and general welfare, such
  as: pedestrian and vehicular access to the property, utilities, landscaping, and trash
  collection/removal. All sidewalks, driveways, curbs, wheel stops, parking areas, signage,

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  landscaping, structure, infrastructure and other facilities on Lot 4 shall be maintained in a
  good condition and state of repair.

The traffic study concludes:
  The proposed coffee shop will be located at the west end of the multi-tenant building and
  will provide a single drive-through lane that will wrap around the retail building in a
  counterclockwise fashion. Based on a review of the site plan, stacking for 7 vehicles from the
  pick-up window will be provided with an additional stacking for approximately 8 vehicles
  from the ordering board for a total stacking area for 15 vehicles. Based on data collected at
  similar facilities, the proposed stacking area will be more than adequate to accommodate the
  anticipated drive-through queuing demand. As previously indicated, outbound traffic from
  the drive-through lane should be under stop sign control and a sign indicating “No U-Turn”
  should be posted below the stop sign.


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


Engineering Division
The Engineering Division has reviewed the site plan dated April 22, 2013, and traffic
study dated May 23, 2013, and offers the following comments specifically to this case:
 1. Show the location of the pick-up window and ordering board for the restaurant.
 2. Provide a “Do Not Enter” sign facing west for the one-way drive north of the
 building.
 3. Consider redesigning the drive-through location. If it remains as proposed,
 identify its operation and provide adequate controls so that it functions
 efficiently.
Please see the Engineering Division memo dated May 23, 2013, attached to 2013-12P,
and the staff reports for the related cases, for additional information.
The Engineering Division recommends approval of the proposed development, but this
recommendation is based on finalizing and implementing the revisions addressed in the
Engineering Division memo.


Health Department
Final approval from the Health Department is subject to the review and approval of the
final plans submitted for permits.



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Planning Division
The Planning Division recommends approval of the special use permit for a limited
service restaurant with a drive-through facility at 3316 Touhy Avenue. Although the
limited service restaurant is a permitted use in B2 Commercial, a special use permit is
being requested because drive-throughs are a special use in the B2 district. This
recommendation is subject to the following:
 1. Excess parking spaces will be shared with other uses in the planned
 development.
 2. Pedestrian circulation will be provided to, from, and through the Subject
 Property.
 3. The appropriate number of bicycle parking spaces being provided on Lot 4.
 4. Ensure proper handicap access to/from the building and the site.
The proposed building is 25’-6” in height and 10,600 gross square feet in area. The
pavement setback from the widened McCormick Boulevard right-of-way is 4 feet and
from the Federal Mogul property line is 2 feet (a minimum of 6 feet is required);
however, this issue is addressed in 2013-12P.
Staff calculations identify the need for a minimum of 47.6 parking spaces for the multi-
tenant building. A traffic impact study by KLOA was provided by the petitioner. The
petitioner is providing 67 parking spaces and stacking to accommodate 8 cars before
the ordering board and 7 cars before the pick-up window, for a total of 15 drive-
through spaces.


APPEARANCE COMMISSION
The petitioner has received approval of all exterior elevations and signage at the May 8,
2013, Appearance Commission meeting, subject to a green screen to be provided north
of the north building façade in the Federal Mogul easement area, additional landscaping
along the north property boundary of Lots 1 and 4, and relief to accommodate the sign
package for the overall development.


STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit to operate a
limited service restaurant with a drive-through facility at 3316 Touhy Avenue be
APPROVED, based upon the Proposed Positive Findings of Fact and subject to the
recommended and standard special use permit conditions. In addition, the Appearance
Commission recommends relief from Section 82-28(b)(1)b to allow an additional wall
sign on the south side of the building facing the parking lot for the easternmost tenant.




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RECOMMENDED SPECIAL USE CONDITIONS
In addition to the recommended and standard special use permit conditions for cases
2013-10P through 2013-20P, the petitioner shall:
1. Submit a revised Dimensional Site Plan, addressing the comments from the
 Engineering Division Memo, including adding a pedestrian connection from the
 McCormick Boulevard sidewalk, past the multi-tenant building, and connecting to the
 Mariano’s building.
2. Submit a revised landscape plan and a landscape elevation to address the green
 screen requirements of the Appearance Commission. In addition, language must be
 agreed upon to install such green screen within the Federal Mogul easement area.


STANDARD SPECIAL USE PERMIT CONDITIONS
Site and Use
3. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated <insert date of final approved plan>,
 engineering plans dated <insert date of final approved plan>, landscape plans dated
 <insert date of final approved plan>, sign plans dated <insert date of final approved
 plan>, and building elevations dated <insert date of final approved plan>. (Standard)
4. The proposed development shall have a maximum gross floor area of 10,600 ft2.
 (Standard)

5. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Skokie Village Code. (Standard)
6. All objects and landscaping within a 15-foot sight distance triangle shall not exceed
 30 inches in height, except traffic control devices listed in the Manual on Uniform
 Traffic Control Devices. (Standard)


Maintenance
7. Waste receptacles shall be placed on the Subject Property for the use of customers,
 and that the Health Department shall determine the size, type, and location of these
 units. (Standard)


Governance
8. All signage shall conform to the Skokie Village Code, or per the relief granted. Any
 sign on the Subject Property that is in violation of that Code must be removed or
 modified to conform with the Village Code prior to the issuance of an occupancy
 permit. (Standard)
9. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)

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


Drive-through
11. The petitioner shall implement any necessary operational improvements to ensure
 that stacking of vehicles within the drive-through lane will not impede or obstruct
 pedestrian or vehicular movements. (Standard)


Food establishments and Food Services 118-85
12. A screened garbage corral with an impermeable surface shall be provided to contain
 all dumpsters.
13. No tables or eating counters shall be allowed at food establishments. The addition of
 tables or eating counters shall constitute the addition of a food service use at that
 location, and all additional regulations for that food service use shall apply.
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. The sale of open alcoholic beverages at carryout restaurants is prohibited.


ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-17P
2. Attachment A: Statement of Effects of the Proposed Use: Petition for Special Use
 Permit for Drive-Through Facility Lot 4 (Multi-Tenant Retail Building) at Skokie
 Commons, dated received April 25, 2013
3. Site Dimensional Plan, dated April 22, 2013
4. Grocery Site Plan, dated May 17, 2013
5. Multi-Tenant Retail Rendering, Floor Plan, and Elevations, dated April 23, 2013
6. Sign Package by Hirsch Associates, for signs “R1” – “R6”, dated April 23, 2013
7. Land Use and Zoning Map by the Planning Division, titled “2013-17P”




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Proposed Positive Findings of Fact 2013-17P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013

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

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



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

 Findings The proposed limited service restaurant and drive-through facility
 will not substantially change the character of the neighborhood,
 since they are located along a commercial corridor. The proposed
 development will not have an adverse affect upon adjacent property
 or property values in the neighborhood. The Village desires that a
 site functions efficiently, needed roadway improvements are
 provided or planned for so that the street and intersections are not
 negatively affected now and in the future, and the needs of the
 adjacent Southeast Industrial District and general area are
 addressed. The proposed site plan, roadway and intersection
 improvements, and access system achieves such desires.




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

 Findings The proposed limited service restaurant and with drive-through
 facility have been designed to accommodate the adjacent properties
 by working with the on-site circulation system of Skokie Commons,
 including sidewalks for pedestrians and shared parking with the
 other adjacent uses.



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



5 Consideration The proposed use and its plan conform to the general intent of the
 official Comprehensive Plan.
 Findings The site is designated as manufacturing/service employment in the
 Comprehensive Plan. Although the proposed retail/service
 employment use does not fully conform to the general intent of the
 Comprehensive Plan, a determination has been made that the site is
 better suited for a commercial use, and a change from M3 Industry
 to B2 Commercial is recommended in Case 2013-10P.




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 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 3300-3358 W. TOUHY RETAIL DEVELOPMENT
 PROJ. ASSOC.:


OF SHEET SKOKIE, IL

 SITE DIMENSIONAL PLAN
Southwest Corner View


 NRG Touhy
 Retail Design Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
 McCormick, LLC Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
  Floor Plan Scale: 1/16” = 1’-0”
)ORRU3ODQ 6FDOH  
 NRG Touhy
 Retail Design Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 Hirsch  Associates LLC
 HIRSCH ASSOCIATES, LLC 2009
 3UHOLPLQDU\'HVLJQ $SULO
 12005
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 NRG Touhy
 Retail Design Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
McCormick, LLC Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
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 NRG Touhy
 Retail Design Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
McCormick, LLC Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
 PROPOSED SIGNAGE AREA
 A PYLON SIGN CENTER ID / MULTI-TENANT 177.4 SF
 B PYLON SIGN CENTER ID / MULTI-TENANT 177.4 SF
 C GROUND SIGN CENTER ID / MARIANO’S 22 SF
 B M1 WALL SIGN MARIANO’S FRESH MARKET 360 SF
 M2 WALL SIGN MARIANO’S FRESH MARKET 360 SF
 B1 WALL SIGN BANK (TBD) 80 SF
 R1 R6 B2 WALL SIGN BANK (TBD) 80 SF

 R2 R3 R4 R5 B3 WALL SIGN BANK (TBD) 80 SF
 M2 B4 WALL SIGN BANK (TBD) 80 SF
 LH1 WALL SIGN LONGHORN STEAKHOUSE 19.7 SF
 LH2 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 LH3 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 LH5
 LH4 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 B4
 LH5 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF

 B3 B2 LH3 LH4 R1 WALL SIGN RETAIL TENANT (BURGER & COFFEE) 51 SF
 R2 WALL SIGN RETAIL TENANT (BURGER & COFFEE) 51 SF
 M1 LH1 LH2
 B1 R3 WALL SIGN RETAIL TENANT (GRACIOUS GIFTS) 90 SF
 A R4 WALL SIGN RETAIL TENANT (FASHION BOUTIQUE) 90 SF
 C
 R5 WALL SIGN RETAIL TENANT (CELLULAR) 51 SF
 R6 WALL SIGN RETAIL TENANT (CELLULAR) 51 SF

 TOTAL 2,096.1 SF

    




Proposed Sign Locations & Area


  NRG Touhy
 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
 R2: R3: R4: R5:
 17FT x 3FT 30FT x 3FT 30FT x 3FT 17FT x 3FT
 51 SF 90 SF 90 SF 51 SF




 R6:
 17FT x 3FT
 51 SF




 R1:
 17FT x 3FT
 51 SF




Multi-Tenant Retail Signage


  NRG Touhy
 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
STAFF REPORT 2013-18P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013

To: Paul Luke, Chairman, Skokie Plan Commission
From: Carrie Haberstich, AICP, Planner/CDBG Administrator
Re: Special Use Permit: 3316 Touhy Avenue (outdoor dining)

 Related Cases: 2013-10P: Zoning Map Amendment
 2013-11P: Subdivision
 2013-12P: Planned Development
 2013-13P: Special Use Permit
 2013-14P: Special Use Permit
 2013-15P: Special Use Permit
 2013-16P: Special Use Permit
 2013-17P: Special Use Permit
 2013-19P: Special Use Permit
 2013-20P: Special Use Permit

General Information
Location 3316 Touhy Avenue
Purpose Special use permit for outdoor dining for the westernmost tenant
 space in the Lot 4 retail building in a B2 Commercial district and
 any relief that may be discovered during the review of this case.
Petitioner Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC
Size of Site Lot 4 (request per 2013-11P): 53,475 square feet (1.227 acres)
 with 276.00 feet of frontage on McCormick Boulevard.
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2013-10P – vacant industrial building
Adjacent Zoning & North M3 Industry – auto parts manufacturing
Land Use
 South M3 Industry, with zoning map amendment request to
 B2 Commercial in 2013-10P – proposed full service
 restaurant
 East M3 Industry – multi-use path
 West M3 Industry, with zoning map amendment request to
 B2 Commercial in 2013-10P – proposed grocery store
Comprehensive Plan The site is designated as manufacturing/service employment.




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SITE INFORMATION
  A bike/pedestrian path has been worn into the grass along McCormick Boulevard.
  There are many existing mature trees along McCormick Boulevard.
  Lot 4 is indirectly served by the CTA 96 and Pace 290 buses, which run along
 Touhy Avenue.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner contends:
Petitioner is requesting a special use permit for outdoor dining at a coffee shop or limited-
service restaurant tenant of the retail building on Lot 4 of the proposed Skokie Commons
subdivision and development.

The outdoor dining area would be used seasonally to provide a place for patrons to eat,
drink and relax. Outdoor dining will be located directly outside the coffee shop or
restaurant premises in a limited area on the south facade of the multi-tenant building, as
depicted on the Petitioner's outdoor dining area site plan. A minimum 5' sidewalk
clearance will be provided.

The proposed outdoor dining use will not be detrimental to or endanger the public health,
safety, morals or general welfare. The use is in the public interest, as it will provide a
desirable amenity and secondary service for customers. Outdoor seating will promote
business as passersby will see patrons enjoying food from the coffee shop.

The proposed outdoor dining use will not have an adverse impact upon or change the
character of the neighborhood because the activity will be incidental to the coffee shop
use. Outdoor dining is seasonal, so no additional parking is required. The proposed
outdoor dining will be conducted within the area identified on the Outdoor Dining Area
Plan. The proposed use is not contrary to the primary purposes of the B2 Commercial
District.

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


Engineering Division
The Engineering Division has reviewed the site plan dated April 22, 2013, and traffic
study dated May 23, 2013. Please see the Engineering Division memo dated May 23,
2013, attached to 2013-12P, and the staff reports for the related cases, for additional
information.

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The Engineering Division recommends approval of the proposed development, but this
recommendation is based on finalizing and implementing the revisions addressed in the
Engineering Division memo.


Health Department
Final approval from the Health Department is subject to the review and approval of the
final plans submitted for permits.


Planning Division
The Planning Division recommends approval of the special use permit for outdoor dining
at 3316 Touhy Avenue. Although a limited-service restaurant is a permitted use in B2
Commercial, a special use permit is being requested because outdoor dining requires a
special use in the B2 district. This recommendation is subject to an appropriate buffer
being provided for swinging car doors and any other nearby vehicular maneuvers.


APPEARANCE COMMISSION
The petitioner has received approval of all exterior elevations and signage at the May 8,
2013, Appearance Commission meeting, subject to a green screen to be provided north
of the north building façade in the Federal Mogul easement area, additional landscaping
along the north property boundary of Lots 1 and 4, and relief to accommodate the sign
package for the overall development.


STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for outdoor
dining at 3316 Touhy Avenue be APPROVED, based upon the Proposed Positive
Findings of Fact and subject to the recommended and standard special use permit
conditions.


RECOMMENDED SPECIAL USE CONDITIONS
In addition to the recommended and standard special use permit conditions for cases
2013-10P through 2013-20P, the petitioner shall submit a revised seating area plan with
dimensions and furnishings drawn to scale, and appropriate buffers for swinging car
doors.


STANDARD SPECIAL USE CONDITIONS
1. The petitioner shall operate and maintain the outdoor dining area in substantial
 conformance with the Enlarged Site Plan, dated April 24, 2013.

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2. 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.
3. Barriers, fencing, landscaping, and other features shall be utilized to define the
 outdoor dining area.
4. Hours of operation for the outdoor dining 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.
5. Dates of operation shall be limited to limited to between April 1 and October 31 in a
 calendar year.
6. Outdoor dining areas shall be exempt from the parking regulations if used or set up
 less than 7 months in a calendar year.
7. All food preparation must take place inside the associated food service
 establishment.
8. Adequate refuse disposal shall exist as determined by the Health Department.
9. Advertising or promotional features shall be limited to umbrellas or canopies.
10. All applicable village and state health requirements shall be met.
11. 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.
12. The outdoor dining area shall not be enclosed on more than two sides with walls if
 roofed over.
13. The outdoor dining area must be located on a surface approved by the Village
 Manger or designee.
14. The outdoor dining area shall not be located in a required parking space or block a
 public sidewalk.
15. The outdoor dining area shall be on the same lot or within a development that
 received site plan approval as its associated food service establishment.
16. The petitioners shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
17. 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.
18. The petitioners shall pay all costs related to any hearings conducted as a result of
 non-compliance with any of the provisions of the enabling ordinance. The costs
 shall include but not be limited to court reporter fees, attorney fees, and staff time
 required researching and conducting said hearing.



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ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-18P
2. Attachment A: Statement of Effects of the Proposed Use: Petition for Special Use
 Permit for Outdoor Dining Lot 4 (Multi-Tenant Retail Building) at Skokie
 Commons, dated received April 25, 2013
3. Enlarged Site Plan, dated April 24, 2013
4. Land Use and Zoning Map by the Planning Division, titled “2013-18P”




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Proposed Positive Findings of Fact 2013-18P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013

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

 Findings The proposed outdoor dining will not endanger the public health,
 safety, morals, or general welfare. The plan and use will contribute
 to the community by providing convenient services for motor
 vehicles, pedestrians, and bicyclists.


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

 Findings The proposed outdoor dining area will not have an adverse impact
 upon or change the character of the neighborhood and will not
 unduly burden essential public services. The outdoor dining area
 will not unduly aggravate traffic conditions.


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

 Findings The proposed outdoor dining has been located to accommodate the
 adjacent properties by working with the on-site circulation system
 of Skokie Commons, including walkways for pedestrians.




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4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district or the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The proposed outdoor dining area is not contrary to the primary
 purpose of the B2 Commercial district.


5 Consideration The proposed use and its plan conform to the general intent of the
 official Comprehensive Plan.
 Findings The site is designated as manufacturing/service employment in the
 Comprehensive Plan. Although the proposed retail/service
 employment use does not fully conform to the general intent of the
 Comprehensive Plan, the overall area is trending toward more
 retail-oriented uses on both the north and south sides of Touhy
 Avenue, and a change from M3 Industry to B2 Commercial is
 recommended in Case 2013-10P.




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Enlarged Site Plan Scale: 1/8"=1'-0"



 HIRSCH ASSOCIATES, LLC 2009
 Exhibit April 24, 2013
 Centrum Partners 12005 Hirsch Associates LLC
 Architecture + Planning
 Skokie, Illinois NN
STAFF REPORT 2013-19P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013

To: Paul Luke, Chairman, Skokie Plan Commission
From: Carrie Haberstich, AICP, Planner/CDBG Administrator
Re: Special Use Permit: 3328 Touhy Avenue (bank with drive-through facility)

 Related Cases: 2013-10P: Zoning Map Amendment
 2013-11P: Subdivision
 2013-12P: Planned Development
 2013-13P: Special Use Permit
 2013-14P: Special Use Permit
 2013-15P: Special Use Permit
 2013-16P: Special Use Permit
 2013-17P: Special Use Permit
 2013-18P: Special Use Permit
 2013-20P: Special Use Permit

General Information
Location 3328 Touhy Avenue
Purpose Special use permit for a 3-lane drive-through facility for a bank in
 a B2 Commercial district, for relief from §82-28(b)(1)a. to allow 3
 additional signs facing the parking lot, and any relief that may be
 discovered during the review of the case.
Petitioner Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC
Size of Site Lot 2 (request per 2013-11P): 34,196 square feet (0.785-acre)
 with 197.09 feet of frontage on Touhy Avenue.
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2013-10P – vacant industrial building
Adjacent Zoning & North M3 Industry, with zoning map amendment request to
Land Use B2 Commercial in 2013-10P – proposed grocery store
 South PUD Planned Development (Lincolnwood) – shopping
 mall, full-service restaurants, limited-service restaurant,
 cell phone store, bank with drive-through facility
 East M3 Industry, with zoning map amendment request to
 B2 Commercial in 2013-10P – proposed full service
 restaurant with bar or drinking place



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 West M3 Industry, with zoning map amendment request to
 B2 Commercial in 2013-10P – proposed grocery store
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
  There are many existing mature trees along Touhy Avenue.
  Lot 2 is directly served by the CTA 96 and Pace 290 buses, which run along
 Touhy Avenue.
  Overhead utilities run along Touhy Avenue adjacent to the south side of the
 Subject Property.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner contends:
  Petitioner is requesting a special use permit for drive-through facility and outside ATM at
  a proposed bank (the occupant of which is not currently determined). Specifically, a
  p roposed bank with two drive-through lanes and one ATM drive-through lane with
  stacking for approximately three vehicles per lane. The drive-through lanes are to be
  located in a new 4,450 sq. ft. building in Lot 2 facing Touhy Avenue. The 3 drive-
  through lanes and a westerly bypass lane will be located to the west of the building.
  Vehicles would enter the bank property from the north. KLOA, the Petitioner's traffic
  consultant, has reviewed the bank property traffic circulation, including drive-throughs, in
  relation to the overall Skokie Commons development and believes that sufficient
  circulation and stacking has been provided to accommodate the peak demand without
  extending into an internal east-west drive north of the bank building. Exiting vehicles
  from the drive-through lanes will be under stop sign control before entering the east-
  west drive aisle south of the bank building.

  The proposed drive-through facility and outdoor ATM will not be detrimental to or
  endanger the public health, safety, morals or general welfare. The use is in the public
  interest, as it will provide convenient financial services for customers driving motor
  vehicles.

  The proposed drive-through facility and outdoor ATM use will not have an adverse impact
  upon or substantially change the character of the neighborhood because the activities will
  be contained on Lot 2 and within a shopping center, are complementary to the bank use
  and are typical of similar bank buildings located within shopping centers in the area. The
  proposed bank drive-through lanes have been designed to accommodate the adjacent
  properties and uses and internal site circulation system of Skokie Commons. Ornamental
  landscape material at the entry, exit, and along the west side of the drive-through lanes
  shall provide screening while providing required lines of sight and clearance for safety.


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  In the process of developing and maintaining Lot 2, the bank shall address important
  matters pertaining to the public health, safety, morals and general welfare, such as:
  pedestrian and vehicular access to the property, utilities, landscaping, and trash
  collection/removal. All sidewalks, driveways, curbs, wheel stops, parking areas, signage,
  landscaping, structure, infrastructure and other facilities on Lot 2 shall be maintained in
  a good condition and state of repair.

The traffic study concludes:
  The proposed bank drive-through facility will provide two drive-through lanes and one
  Automated Teller Machine (ATM) lane with stacking for approximately three vehicles per
  lane. This proposed stacking will exceed the typical demand that occur at drive-through
  banks which based on KLOA, Inc.’s observations of numerous banks is one to two vehicles
  per lane. Therefore, the proposed stacking area will be more than adequate to
  accommodate the peak demand and will provide sufficient stacking area in the unlikely
  event it is needed without extending onto the internal east-west drive. As previously
  indicated exiting vehicles from the drive-through lanes should be under stop sign control.


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


Engineering Division
The Engineering Division has reviewed the site plan dated April 22, 2013, and traffic
study dated May 23, 2013, and offers the following comments specifically to this case:
 1. Provide a “Do Not Enter” sign and directional painted arrow pavement marking
 to clearly define “exit only” for the driveway on Touhy Avenue.
 2. Prove that the provided stacking is adequate, widen the available drive, and
 provide a contingency statement indicating that the main east-west drive will not
 be blocked.
Please see the Engineering Division memo dated May 23, 2013, attached to 2013-12P,
and the staff reports for the related cases, for additional information.
The Engineering Division recommends approval of the proposed development, but this
recommendation is based on finalizing and implementing the revisions addressed in the
Engineering Division memo.


Planning Division
The Planning Division recommends approval of the special use permit for a 3-lane drive
through facility for the proposed unnamed bank at 3328 Touhy Avenue. Although the
bank is a permitted use in B2 Commercial, a special use permit is being requested

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because drive-through lanes are a special use in the B2 district. This recommendation
is subject to the following:
 1. Excess parking spaces will be shared with other uses in the planned
 development.
 2. Pedestrian circulation will be provided to, from, and through the Subject
 Property.
 3. The appropriate number of bicycle parking spaces is provided on Lot 2.
 4. Ensure proper handicap access to/from the building and the site.
 5. Design a dumpster enclosure with materials to match the new building.


The Automatic Teller Machine (ATM) may be a part of a drive-through facility that has a
special use permit.
Staff calculations identify the need for a minimum of 15 parking spaces for the bank. A
traffic impact study by KLOA was provided by the petitioner. The petitioner is providing
41 parking spaces and stacking to accommodate 3 cars per drive-through lane, for a
total of 9 drive-through spaces. The minimum bicycle parking requirement of 1 bicycle
parking space was identified in 2013-12P.


APPEARANCE COMMISSION
Since a specific entity has not been identified, the final building, signage, and landscape
designs must be approved by the Appearance Commission prior to the issuance of
building permits.


STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for a 3-lane
drive-through facility at 3328 Touhy Avenue be APPROVED, based upon the Proposed
Positive Findings of Fact and subject to the recommended and standard special use
permit conditions. In addition, the Appearance Commission recommends relief from
§82-28(b)(1)a. to allow 3 additional wall signs on the west, north, and east sides of the
building facing the parking lot, in addition to the wall sign facing Touhy Avenue.


RECOMMENDED SPECIAL USE CONDITIONS
In addition to the recommended and standard special use permit conditions for cases
2013-10P through 2013-20P, the petitioner shall submit building plans and elevations, a
sign package, engineering plans, and landscape plans to the Village for formal review
and approval after the bank has been identified. Per §118-84(c)(1), an ATM may be a
part of the drive-through facility that has a special use permit. Bicycle parking spaces

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are required to be designed and located in accordance with §118-221 and §118-222 of
the Skokie Village Code and distributed as determined as part of 2013-12P.


STANDARD SPECIAL USE PERMIT CONDITIONS
Site and Use
1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated <insert date of final approved plan>,
 engineering plans dated <insert date of final approved plan>, landscape plans dated
 <insert date of final approved plan>, sign plans dated <insert date of final approved
 plan>, and building elevations dated <insert date of final approved plan>. (Standard)
2. The proposed development shall have a maximum gross floor area of 4,450 ft2.
 (Standard)

3. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Skokie Village Code. (Standard)
4. All objects and landscaping within a 15-foot sight distance triangle shall not exceed
 30 inches in height, except traffic control devices listed in the Manual on Uniform
 Traffic Control Devices. (Standard)


Governance
5. All signage shall conform to the Skokie Village Code. Any sign on the Subject
 Property that is in violation of that Code must be removed or modified to conform
 with the Village Code prior to the issuance of an occupancy permit. (Standard)
6. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
7. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing. (Standard)


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




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ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-19P
2. Attachment A: Statement of Effects of the Proposed Use: Petition for Special Use
 Permit for Drive-Through Facility and Outside ATM Lot 2 (Bank Building) at
 Skokie Commons, dated received April 25, 2013
3. Site Dimensional Plan, dated April 22, 2013
4. Grocery Site Plan, dated May 17, 2013
5. Proposed Sign Locations and Area exhibit by Hirsch Associates, including signs
 “B1” – “B4”, dated April 23, 2013
6. Land Use and Zoning Map by the Planning Division, titled “2013-19P”




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Proposed Positive Findings of Fact 2013-19P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013

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

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



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

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




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

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



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



5 Consideration The proposed use and its plan conform to the general intent of the
 official Comprehensive Plan.
 Findings The site is designated as manufacturing/service employment in the
 Comprehensive Plan. Although the proposed use does not conform
 to the general intent of the Comprehensive Plan, a determination
 has been made that the site is better suited for a commercial use,
 and a change from M3 Industry to B2 Commercial is recommended
 in Case 2013-10P.




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 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 3300-3358 W. TOUHY RETAIL DEVELOPMENT
 PROJ. ASSOC.:


OF SHEET SKOKIE, IL

 SITE DIMENSIONAL PLAN
 PROPOSED SIGNAGE AREA
 A PYLON SIGN CENTER ID / MULTI-TENANT 177.4 SF
 B PYLON SIGN CENTER ID / MULTI-TENANT 177.4 SF
 C GROUND SIGN CENTER ID / MARIANO’S 22 SF
 B M1 WALL SIGN MARIANO’S FRESH MARKET 360 SF
 M2 WALL SIGN MARIANO’S FRESH MARKET 360 SF
 B1 WALL SIGN BANK (TBD) 80 SF
 R1 R6 B2 WALL SIGN BANK (TBD) 80 SF

 R2 R3 R4 R5 B3 WALL SIGN BANK (TBD) 80 SF
 M2 B4 WALL SIGN BANK (TBD) 80 SF
 LH1 WALL SIGN LONGHORN STEAKHOUSE 19.7 SF
 LH2 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 LH3 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 LH5
 LH4 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 B4
 LH5 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF

 B3 B2 LH3 LH4 R1 WALL SIGN RETAIL TENANT (BURGER & COFFEE) 51 SF
 R2 WALL SIGN RETAIL TENANT (BURGER & COFFEE) 51 SF
 M1 LH1 LH2
 B1 R3 WALL SIGN RETAIL TENANT (GRACIOUS GIFTS) 90 SF
 A R4 WALL SIGN RETAIL TENANT (FASHION BOUTIQUE) 90 SF
 C
 R5 WALL SIGN RETAIL TENANT (CELLULAR) 51 SF
 R6 WALL SIGN RETAIL TENANT (CELLULAR) 51 SF

 TOTAL 2,096.1 SF

    




Proposed Sign Locations & Area


  NRG Touhy
 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
STAFF REPORT 2013-20P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013

To: Paul Luke, Chairman, Skokie Plan Commission
From: Carrie Haberstich, AICP, Planner/CDBG Administrator
Re: Special Use Permit: 3300 Touhy Avenue (bar or drinking place)

 Related Cases: 2013-10P: Zoning Map Amendment
 2013-11P: Subdivision
 2013-12P: Planned Development
 2013-13P: Special Use Permit
 2013-14P: Special Use Permit
 2013-15P: Special Use Permit
 2013-16P: Special Use Permit
 2013-17P: Special Use Permit
 2013-18P: Special Use Permit
 2013-19P: Special Use Permit

General Information
Location 3300 Touhy Avenue
Purpose Special use permit for a bar or drinking place for a Longhorn
 Steakhouse restaurant in a B2 Commercial district, relief from
 §82-28(b)(1)a. to allow 1 additional sign facing a street and 2
 additional signs facing a parking lot, and any relief that may be
 discovered during the review of this case.
Petitioner Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC
Size of Site Lot 3 (request per 2013-11P): 37,405 square feet (0.859-acre)
 with 184.39 feet of frontage on Touhy Avenue, 154.06 feet of
 frontage on McCormick Boulevard, and 36.49 feet of diagonal
 frontage at the corner of Touhy and McCormick.
Existing Zoning & M3 Industry, with zoning map amendment request to B2
Land Use Commercial in 2013-10P – vacant industrial building
Adjacent Zoning & North M3 Industry, with zoning map amendment request to
Land Use B2 Commercial in 2013-10P – proposed retail, limited
 service restaurant with drive-through facility
 South PUD Planned Development (Lincolnwood) – shopping
 mall, full-service restaurants, limited-service restaurant,
 cell phone store, bank with drive-through facility
 East M3 Industry – multi-use path

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 West M3 Industry, with zoning map amendment request to
 B2 Commercial in 2013-10P – proposed bank with
 drive-through facility
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
  A bike/pedestrian path has been worn into the grass along McCormick Boulevard.
  There are many existing mature trees along Touhy Avenue and McCormick
 Boulevard.
  Lot 3 is directly served by the CTA 96 and Pace 290 buses, which run along
 Touhy Avenue.
  Overhead utilities run along Touhy Avenue adjacent to the south side of the
 Subject Property.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner contends:
  Petitioner is requesting a special use permit for a bar or drinking place at a future
  Longhorn Steakhouse or other restaurant on Lot 3 of the proposed Skokie Commons
  subdivision and development. Petitioner is also seeking a zoning map amendment to
  classify the property in the B2 Commercial District where "full service restaurant" is a
  permitted use.

  The restaurant tenant would operate a full-service restaurant with sit down tabletop
  service. The restaurant will not be an establishment that primarily prepares and serves
  alcoholic beverages for immediate consumption. The sale and service of alcoholic
  beverages will be incidental to but a necessary component of the full-service restaurant
  experience. The restaurant tenant would have a bar area within the restaurant from
  which waiters would obtain alcoholic drinks from a bar tender to fulfill drink orders for
  seated dining patrons. The bar area would also provide limited seating at a counter,
  primarily for the purpose of accommodating restaurant patrons while they wait to be
  seated at their tables. Beer, wine and liquor sales to patrons seated at the bar will be a
  secondary function of this establishment and take up limited floor space.

  The specific location of the bar area has not been determined at this time. There are no
  site plan-related issues that would make the site unsuitable for the retail sale of beer,
  wine and liquor at this location. The hours of the sale of all beer, wine and liquor shall
  be in accordance with all state and local laws. The restaurant operator will have to
  obtain applicable local and state liquor licenses and comply with all applicable laws,
  rules and regulations governing the retail sale of alcoholic beverages.



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  The proposed sale of alcoholic beverages from a bar area within a full service restaurant
  will not be detrimental to or endanger the public health, safety, morals or general
  welfare. The proposed sale of alcoholic beverages will not have an adverse impact upon
  or change the character of the neighborhood because the sales volume will be
  incidental to the restaurant's food and beverage sales to its restaurant patrons. The
  proposed sale of alcoholic beverages will take place entirely within the building and will
  have no impact upon the development and use of neighboring property and is not
  contrary to the primary purpose of the B2 Commercial district. The subject site is not
  adjacent to any residentially-zoned district and is entirely surrounded by commercial and
  industrial uses. Although the site is designated as manufacturing/service employment in
  the Comprehensive Plan, the overall area is trending more toward a mix of
  manufacturing/service uses and commercial and retail-oriented uses along Touhy Avenue.


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


Engineering Division
The Engineering Division has reviewed the site plan dated April 22, 2013, and traffic
study dated May 23, 2013, and offers the following comments specifically to this case:
 1. Provide “Do Not Enter” signs for the east-west drive aisle, at the northeast and
 southeast corners of its intersection with the north-south drive aisle (located east
 of the restaurant). These signs must face west to clearly define “entrance only”
 for the one-way, inbound driveway from McCormick Boulevard.
 2. Provide a “No Right Turn” sign for the north-south drive aisle (located east of the
 restaurant), at the southeast corner of its intersection with the east-west drive
 aisle. This sign should face south to clearly define “entrance only” for the one-
 way, inbound driveway from McCormick Boulevard.
 3. Provide a “Do Not Enter” sign for the east-west drive aisle, at the northwest
 corner of its intersection with the north-south drive aisle (located east of the
 restaurant). This sign should face west to clearly define “entrance only” for the
 one-way, inbound driveway from McCormick Boulevard.
 4. Provide a directional painted arrow pavement marking for the eastbound lane of
 the east-west drive aisle to clearly define "right turn only" into the north-south
 drive aisle (located east of the restaurant).
Please see the Engineering Division memo dated May 23, 2013, attached to 2013-12P,
and the staff reports for the related cases, for additional information.



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The Engineering Division recommends approval of the proposed development, but this
recommendation is based on finalizing and implementing the revisions addressed in the
Engineering Division memo.


Health Department
Final approval from the Health Department is subject to the review and approval of the
final plans submitted for permits.


Planning Division
The Planning Division recommends approval of the special use permit for a bar or
drinking place for a Longhorn Steakhouse restaurant at 3300 Touhy Avenue.
Although the associated full service restaurant is a permitted use in B2 Commercial, a
special use permit is being requested because bar or drinking establishments are a
special use in the B2 district. This recommendation is subject to the following:
 1. Parking spaces will be shared with other uses in the planned development.
 2. Pedestrian circulation will be provided to, from, and through the Subject
 Property.
 3. The appropriate number of bicycle parking spaces is provided on Lot 3.
 4. Ensure proper handicap access to/from the building and the site.
The proposed building is approximately 24’ in height and 6,437 gross square feet in
area. The pavement setback from the widened Touhy Avenue and McCormick
Boulevard rights-of-way is at least 6’, meeting zoning requirements.
Staff calculations identify the need for a minimum of 64 parking spaces for a full service
restaurant with bar or drinking place. The petitioner is providing 61 parking spaces on
Lot 3, justifying the need for shared parking within the overall development. The
minimum bicycle parking requirement of 3 bicycle parking spaces was identified in Case
2013-12P.


APPEARANCE COMMISSION
The petitioner has received approval of all exterior elevations and signage at the May 8,
2013, Appearance Commission meeting, subject to relief to accommodate the sign
package for the overall development.


STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for a bar or
drinking place at 3300 Touhy Avenue be APPROVED, based upon the Proposed
Positive Findings of Fact and subject to the recommended and standard special use
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permit conditions. In addition, the Appearance Commission recommends relief from
§82-28(b)(1)a. to allow 1 additional wall (logo) sign on the south side of the building
facing the Touhy Avenue, and 2 additional wall signs for the north and west facades
facing the parking lot.


RECOMMENDED SPECIAL USE CONDITIONS
In addition to the recommended and standard special use permit conditions for cases
2013-10P through 2013-20P, the petitioner shall address the comments from the
Engineering Division Memo, including the following items:
 1. Provide “Do Not Enter” signs for the east-west drive aisle, at the northeast and
 southeast corners of its intersection with the north-south drive aisle (located east
 of the restaurant). These signs must face west to clearly define “entrance only”
 for the one-way, inbound driveway from McCormick Boulevard.
 2. Provide a “No Right Turn” sign for the north-south drive aisle (located east of the
 restaurant), at the southeast corner of its intersection with the east-west drive
 aisle. This sign should face south to clearly define “entrance only” for the one-
 way, inbound driveway from McCormick Boulevard.
 3. Provide a “Do Not Enter” sign for the east-west drive aisle, at the northwest
 corner of its intersection with the north-south drive aisle (located east of the
 restaurant). This sign should face west to clearly define “entrance only” for the
 one-way, inbound driveway from McCormick Boulevard.
 4. Provide a directional painted arrow pavement marking for the eastbound lane of
 the east-west drive aisle to clearly define "right turn only" into the north-south
 drive aisle (located east of the restaurant).
 5. Bicycle parking spaces are required to be designed and located in accordance
 with §118-221 and §118-222 of the Skokie Village Code and distributed as
 determined as part of Case 2013-12P.


STANDARD SPECIAL USE PERMIT CONDITIONS
Site and Use
1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated <insert date of final approved plan>,
 engineering plans dated <insert date of final approved plan>, landscape plans dated
 <insert date of final approved plan>, sign plans dated <insert date of final approved
 plan>, and building elevations dated <insert date of final approved plan>. (Standard)
2. The proposed development shall have a maximum gross floor area of 6,437 ft2.
 (Standard)




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Maintenance
3. Waste receptacles shall be placed on the Subject Property for the use of customers,
 and that the Health Department shall determine the size, type, and location of these
 units. (Standard)


Governance
4. All signage shall conform to the Skokie Village Code, or per the relief granted. Any
 sign on the Subject Property that is in violation of that Code must be removed or
 modified to conform with the Village Code prior to the issuance of an occupancy
 permit. (Standard)
5. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
6. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing. (Standard)


Food establishments and Food Services 118-85
7. A screened garbage corral with an impermeable surface shall be provided to contain
 all dumpsters.
8. 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.
9. The sale of open alcoholic beverages for consumption outside the restaurant is
 prohibited.


ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-20P
2. Attachment A: Statement of Effects of the Proposed Use: Petition for Special Use
 Permit for Bar or Drinking Place Lot 3 (Longhorn Steakhouse restaurant) at
 Skokie Commons, dated received April 25, 2013
3. Site Dimensional Plan, dated April 22, 2013
4. Rendering and Floor Plan, dated March 18, 2013
5. Elevations, dated April 22, 2013
6. Sign Package by Hirsch Associates, for signs “L1” – “L5”, dated April 23, 2013
7. Land Use and Zoning Map by the Planning Division, titled “2013-20P”

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Proposed Positive Findings of Fact 2013-20P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, June 6, 2013

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

 Findings A bar or drinking place will not endanger the public health, safety,
 morals, or general welfare. The building, site plan, and use will
 contribute to the community by providing convenient services for
 motor vehicles, pedestrians, and bicyclists. A separate liquor
 license associated with this establishment will contain additional
 requirements that must be met to continue operations.



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

 Findings The bar or drinking establishment will not substantially change the
 character of the neighborhood, will not have an undue adverse
 effect upon the adjacent property or property values in the
 neighborhood, will not unduly aggravate traffic conditions, and will
 not unduly burden essential public services.



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

 Findings The proposed bar or drinking place has been designed to
 accommodate the adjacent properties by working with the on-site
 circulation system of Skokie Commons, including sidewalks for
 pedestrians and shared parking with the other adjacent uses.




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4 Consideration The proposed use will not alter or be contrary to the primary
 purpose of the zoning district or the area in which it is proposed,
 when its effect is considered in conjunction with the cumulative
 effect of the number of various special uses of all types already in
 the adjacent area and in the Village as a whole.
 Findings The bar or drinking place is not contrary to the primary purpose of
 the B2 Commercial zoning district, which is to “accommodate the
 needs of a larger consumer population than that serviced by the B1
 Service Commercial district”. In addition, the Village’s general
 business regulations “govern the development and use of the full
 range of business and commercial establishments needed to provide
 services to Village residents and its trading area”.


5 Consideration The proposed use and its plan conform to the general intent of the
 official Comprehensive Plan.
 Findings The site is designated as manufacturing/service employment in the
 Comprehensive Plan. Although the proposed retail/service
 employment use does not fully conform to the general intent of the
 Comprehensive Plan, a determination has been made that the site is
 better suited for a commercial use, and a change from M3 Industry
 to B2 Commercial is recommended in Case 2013-10P.




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 DATE REVISIONS DRAWN BY
 DATE:
 SCALE:
 DRAWN BY: PROJ. MGR.:
 3300-3358 W. TOUHY RETAIL DEVELOPMENT
 PROJ. ASSOC.:


OF SHEET SKOKIE, IL

 SITE DIMENSIONAL PLAN
 PROPOSED SIGNAGE AREA
 A PYLON SIGN CENTER ID / MULTI-TENANT 177.4 SF
 B PYLON SIGN CENTER ID / MULTI-TENANT 177.4 SF
 C GROUND SIGN CENTER ID / MARIANO’S 22 SF
 B M1 WALL SIGN MARIANO’S FRESH MARKET 360 SF
 M2 WALL SIGN MARIANO’S FRESH MARKET 360 SF
 B1 WALL SIGN BANK (TBD) 80 SF
 R1 R6 B2 WALL SIGN BANK (TBD) 80 SF

 R2 R3 R4 R5 B3 WALL SIGN BANK (TBD) 80 SF
 M2 B4 WALL SIGN BANK (TBD) 80 SF
 LH1 WALL SIGN LONGHORN STEAKHOUSE 19.7 SF
 LH2 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 LH3 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 LH5
 LH4 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF
 B4
 LH5 WALL SIGN LONGHORN STEAKHOUSE 68.9 SF

 B3 B2 LH3 LH4 R1 WALL SIGN RETAIL TENANT (BURGER & COFFEE) 51 SF
 R2 WALL SIGN RETAIL TENANT (BURGER & COFFEE) 51 SF
 M1 LH1 LH2
 B1 R3 WALL SIGN RETAIL TENANT (GRACIOUS GIFTS) 90 SF
 A R4 WALL SIGN RETAIL TENANT (FASHION BOUTIQUE) 90 SF
 C
 R5 WALL SIGN RETAIL TENANT (CELLULAR) 51 SF
 R6 WALL SIGN RETAIL TENANT (CELLULAR) 51 SF

 TOTAL 2,096.1 SF

    




Proposed Sign Locations & Area


  NRG Touhy
 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
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LongHorn Steakhouse Signage - Front Elevation 
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  NRG Touhy
 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
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LongHorn Steakhouse Signage - Left Elevation 
               


  NRG Touhy
 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
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LongHorn Steakhouse Signage - Right Elevation 
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  NRG Touhy
 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g
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LongHorn Steakhouse Signage - Rear Elevation 
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  NRG Touhy
 Signage Package
 W. Touhy Ave. & N. McCormick Blvd.
 April 23, 2013
 12005 Hirsch Associates LLC
mccormick, llc Skokie, Illinois NN A r c h i t e c t u r e + P la n n i n g