Board of Trustees — Skokie, IL
Date: 2013-08-05

MONDAY, AUGUST 5, 2013 – 8:00 P.M.

 1. Pledge of Allegiance led by Village Clerk Pramod Shah.

 2. Call meeting to order and roll call.

 3. Approve Consent Agenda.

* 4. Approve, as submitted, minutes of regular meeting held Monday, July 15, 2013.

* 5. Approve Voucher List #6-FY14 of August 5, 2013.

* 6. Proclamations and Resolutions.

 7. Recognition, Awards and Honorary Presentations.

* 8. Appointments, Reappointments and Resignations.
 A. Appointments:
 Appearance Commission: Maryjane Klein (Term Expires 12/5/15)
 Board of Health: Habib U. Abbasi (Term Expires 5/5/15)
 Economic Development Commission: Michael Halliburton; Howard Meyer; and David
 Putrus (Terms Expire 4/5/15)
 Human Relations Commission: Becky Bauman; and Joel Rubin (Terms Expire
 4/5/16)
 Plan Commission: Jeff Burman; and Bob Quane (Terms Expire 3/5/14)
 Public Safety Commission: Marda Dunsky (Term Expires 3/5/14); Carolyn
 Halliburton; Paul Kruszynski; Pinal Patel; Linda Perlin; and Joel Reyes (Terms Expire
 3/5/15)
 Sustainable Environmental Advisory Commission: Jennifer Alexander Grossman;
 Rick Moskovitz; and Josina Morita (Terms Expire 6/5/15)
 Telecommuinications Advisory Commission: James Youkhanis (Term Expires
 7/5/14)
 Zoning Board of Appeals: Brian O’Donnell, Chair (Term Expires 1/5/15)
 B. Reappointments:
 Beautification and Improvement Commission: Sherwin Ditlove; Joan Kelly; Asokan
 Krishnan; Joshua Shpayher; and Elaine Steiner (Terms Expire 3/5/15)
 Board of Health: Lloyd Gordon; Marc Herwitz; Rohit Pandya; Romil Sood; Dr. Nancy
 Topouzian; Dr. M Zia Usman; and Ruth Varma (Terms Expire 5/5/15)
 Centre East Authority Board: Terrence Guolee (Term Expires 5/5/15)
 Consumer Affairs Commission: Irv Abramson; Elana Jacobs; and Judy Wolf (Terms
 Expire 3/5/15)
 Fine Arts Commission: Mira Chander; Amy Greenwood; Debra Hatchett; Sonya
 Osseny; Jeff Rhodes; and Ellen Waxberg (Terms Expire 4/5/15)
 Public Safety Commission: Helen Bildires; Marcie Claus; Mitchell Kushner; Julian
 Levy; Mark Penning; Merrill Silverman (Terms Expire 3/5/15); and Paul Pitalis, Chair
 (Term Expires 8/5/14)
 Telecommunications Advisory Commission: Douglas Gordon, Chair (Term Expires
 7/5/14)
 C. Resignations:
 Consumer Affairs Commission: Howard Meyer; Brian Novak and Babu Varma
 Commission on Family Services: Carolyn Halliburton
 Human Relations Commission: Randy Duong; Kirit Madhiwala; and Pearl Rubenzik
 Plan Commission: Lawrence Stasica
 Public Safety Commission: David Putrus; Bradley Rosen; and Joel Rubin

AR:lg 433959
 Sustainable Environmental Advisory Commission: Sam Arden; Jeffrey Burman; and
 Bob Quane
 Zoning Board of Appeals: Sam Bhatt; and Michael Halliburton

 9. Presentations and Reports.

 10. Report of the Village Manager.
 A. Proposal from AT&T to Provide “U-verse” Service in the Village of Skokie.
 B. Resolution Authorizing Application for State Funding of Bike Trail Plaza.
 * C. Backlot Bash.
 * D. Bid Report – 5” Sidewalk/Curb & Gutter/PCC Patching – Schroeder & Schroeder
 Inc., Skokie, IL - $218,160.

 11. Report of the Corporation Counsel.
 CONSENT:
 * A. An ordinance providing for the acquisition of the real property located at 5100-5120
 Oakton Street and 8014 Lincoln Avenue, Skokie, Illinois for public purposes. This
 item is on the consent agenda for second reading and adoption.

 12. Unfinished Business.

 13. New Business.

 14. Plan Commission.
 A. Plan Commission Case 2013-10P – Zoning Map Amendment: 7200 McCormick
 Boulevard
 B. Plan Commission Case 2013-11P – Subdivision: 7200 McCormick Boulevard
 C. Plan Commission Case 2013-12P – Planned Development: 3300-3408 Touhy
 Avenue and 7200-7248 McCormick Boulevard
 D. Plan Commission Case 2013-17P – Special Use Permit: 3316 Touhy Avenue
 E. Plan Commission Case 2013-19P – Special Use Permit: 3328 Touhy Avenue
 F. Plan Commission Case 2013-20P – Special Use Permit: 3300 Touhy Avenue
 G. Plan Commission Case 2013-24P – Special Use Permit: 8254 Lincoln Avenue
 H. Plan Commission Case 2012-7P – A request by CSD Touhy, LLC, to amend Special
 Use Permit Ordinance 12-5-Z-3901 through the modified review procedure for a PNC
 Bank to be located at 3636 Touhy Avenue.

 15. Citizen Comments.

 16. Adjournment.




AR:lg 433959
PLAN COMMISSION REPORT 2013-10P: Zoning Map Amendment
Plan Commission Council Chambers, 8:00 PM, August 5, 2013


To: Mayor and Board of Trustees
From: Paul Luke, Plan Commission Chairperson
Case: 2013-10P: 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

PLAN COMMISSION ANALYSIS
At its June 6, 2013 meeting, the Plan Commission heard a request from Klein Tools,
Inc., on behalf of NRG Touhy McCormick, LLC, to rezone the property at 7200
McCormick Boulevard from M3 Industry to B2 Commercial. While the proposed zoning
map amendment is not consistent with the land use designation in the Comprehensive
Plan, the area along the north and south sides of Touhy Avenue has been trending
toward commercial uses over the past 25 years, with the most recent examples being
rezoning of property from M3 to B2 to construct the Touhy Marketplace shopping center
and XSport Fitness.

The Plan Commission concurred with Staff’s recommendation to grant the zoning map
amendment.

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

PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommends by a vote of 8 ayes and 0 nays, with 1 member
absent, that the petitioners’ request to rezone the property at 7200 McCormick



#433994 v1 – Master Plan Commission Report – 2013-10P: Zoning Map Amendment: 7200 McCormick Boulevard
 1 of 7
Boulevard from M3 Industry to B2 Commercial be APPROVED based upon the
proposed positive findings of fact.

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

ATTACHMENTS
1. Plan Commission Positive Findings of Fact for 2013-10P
2. Staff Report, dated June 6, 2013
3. Plan Commission Meeting Minutes for June 6, 2013
4. Land Use and Zoning Map




#433994 v1 – Master Plan Commission Report – 2013-10P: Zoning Map Amendment: 7200 McCormick Boulevard
 2 of 7
PLAN COMMISSION
POSITIVE FINDINGS OF FACT 2013-10P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, August 5, 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.




#433994 v1 – Master Plan Commission Report – 2013-10P: Zoning Map Amendment: 7200 McCormick Boulevard
 3 of 7
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.


#433994 v1 – Master Plan Commission Report – 2013-10P: Zoning Map Amendment: 7200 McCormick Boulevard
 4 of 7
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

#433994 v1 – Master Plan Commission Report – 2013-10P: Zoning Map Amendment: 7200 McCormick Boulevard
 5 of 7
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




#433994 v1 – Master Plan Commission Report – 2013-10P: Zoning Map Amendment: 7200 McCormick Boulevard
 6 of 7
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.




#433994 v1 – Master Plan Commission Report – 2013-10P: Zoning Map Amendment: 7200 McCormick Boulevard
 7 of 7
 Plan Commission Meeting Minutes
 Date: June 6, 2013

A motion to approve the minutes of the May 16, 2013 meeting was made by Plan
Commissioner Laxpati and seconded by Commissioner Paradise. All commissioners
voted aye.


Case Description

2013-10P Zoning Map Amendment: 7200 McCormick Boulevard
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a zoning map
amendment from M3 Industry to B2 Commercial for the property commonly known as
7200 McCormick Boulevard.

2013-11P Subdivision: 7200 McCormick Boulevard
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a 4-lot subdivision
of the property commonly known as 7200 McCormick Boulevard in a B2 Commercial
district.

Discussion and Interested Parties

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

John McLinden, partner with the development firm, Centrum Partners, introduced the
“team”. Max Dickman, of Roundy’s, Peter Theodore, of Camburas + Theodore
Architiects (for Mariano’s), David Meek, attorney from Becker Gurian and Nick Norman
of Howard Hirsh Associates all spoke about the project.

Skokie Commons is a new development that will be located at the northwest corner of
Touhy Avenue and McCormick Boulevard; the existing Klein Tools site. They wish to
rezone the property from M3 Industrial to B2 Commercial. The anchor store will be a
Mariano’s Fresh Market grocery store. At 2 separate meetings and after addressing all
of their concerns, the Appearance Commission gave their approval at the May 18, 2013
meeting.

2013-10P: Staff gave some background information about the area around the site.
Since 1990 when The Lincolnwood Mall opened, the trend started shifting towards
commercial. Within the last year, just west of this site, Touhy Marketplace and XSport
Fitness received final approvals from the Village Board and are now in the construction
phases of their developments. Lincolnwood as well has approved a retail overlay of their
industrial district in that area.

#431928 Plan Commission meeting minutes of 6/6/13
2013-11P: The property will be divided into a 4-lot subdivision with a dedication of
land (handled separately to expedite the land transfer). Lot 1 will be the Mariano’s; Lot
2 will be a bank with a drive-through facility; Lot 3 will be home to a Longhorn
Steakhouse; and Lot 4 will be a multi-tenant retail building with a drive-through
component at the westernmost space. There is an executed separate agreement
between the petitioners and Federal Mogul, the northern neighbor, because of a shared
driveway.

Staff is in full support of the project. There were no questions from the commissioners
and none from the audience regarding these 2 cases.


Recommendation and Voting

The Plan Commission concurred with staff recommendations and made motions to
approve the cases. The votes were the same for each case; 8 ayes, 0 nays, and 1
commissioner absent.


2013-10P

Motion: Marek Second: Laxpati Absent: Stasica
Ayes: 8
Nays: 0


2013-11P

Motion: Mitchell Second: O’Donnell Absent: Stasica
Ayes: 8
Nays: 0




#431928 Plan Commission meeting minutes of 6/6/13
PLAN COMMISSION REPORT 2013-11P: Subdivision
Plan Commission Council Chambers, 8:00 PM, August 5, 2013


To: Mayor and Board of Trustees
From: Paul Luke, Chairman
Case: 2013-11P: 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

PLAN COMMISSION ANALYSIS
At its June 6, 2013 meeting, the Plan Commission heard a request from Klein Tools,
Inc., on behalf of NRG Touhy McCormick, LLC, to subdivide 1 parcel into 4 lots at the
property currently addressed as 7200 McCormick Boulevard in a B2 Commercial district.
A Mariano’s Fresh Market grocery store would be located on Lot 1. Lot 2 would contain
a to-be-named bank with drive-through facility. Lot 3 would contain a Longhorn
Steakhouse full-service restaurant. Lot 4 would contain a multitenant commercial
building with a drive-through lane.
Several dedications of right-of-way are being requested along Touhy Avenue and
McCormick Boulevard, but will be directed to the Illinois Department of Transportation
(IDOT) through a separate plat of conveyance and not be dedicated as part of the
subdivision. 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. A copy of the
Plat of Conveyance is attached to this report for the Board’s reference, but is not being
voted upon as part of this case.
The Plan Commission concurred with Staff’s recommendation to grant the subdivision
subject to conditions.

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


#434011 v1 Master Plan Commission Report – 2013-11P: Subdivision: 7200 McCormick Boulevard
 1 of 6
PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommends by a vote of 8 ayes and 0 nays, with 1 member
absent, that the petitoners’ request for a subdivision of 7200 McCormick Boulevard into
4 lots be APPROVED, subject to recommended conditions.

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


ATTACHMENTS
1. Plan Commission Recommended Conditions, dated June 6, 2013
2. Staff Report, dated June 6, 2013
3. Plan Commission Meeting Minutes for June 6, 2013
4. Plat of Conveyance, revised May 24, 2013
5. Plat of Skokie Commons Subdivision, revised May 24, 2013
6. Land Use and Zoning Map




#434011 v1 Master Plan Commission Report – 2013-11P: Subdivision: 7200 McCormick Boulevard
 2 of 6
PLAN COMMISSION
RECOMMENDED CONDITIONS 2013-11P: Subdivision
Plan Commission Council Chambers, 8:00 PM, August 5, 2013


RECOMMENDED CONDITIONS FOR APPROVAL
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.




#434011 v1 Master Plan Commission Report – 2013-11P: Subdivision: 7200 McCormick Boulevard
 3 of 6
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
#434011 v1 Master Plan Commission Report – 2013-11P: Subdivision: 7200 McCormick Boulevard
 4 of 6
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.
#434011 v1 Master Plan Commission Report – 2013-11P: Subdivision: 7200 McCormick Boulevard
 5 of 6
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, 2013
2. Plat of Skokie Commons Subdivision, revised May 24, 2013
3. Land Use and Zoning Map




#434011 v1 Master Plan Commission Report – 2013-11P: Subdivision: 7200 McCormick Boulevard
 6 of 6
 Plan Commission Meeting Minutes
 Date: June 6, 2013

A motion to approve the minutes of the May 16, 2013 meeting was made by Plan
Commissioner Laxpati and seconded by Commissioner Paradise. All commissioners
voted aye.


Case Description

2013-10P Zoning Map Amendment: 7200 McCormick Boulevard
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a zoning map
amendment from M3 Industry to B2 Commercial for the property commonly known as
7200 McCormick Boulevard.

2013-11P Subdivision: 7200 McCormick Boulevard
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a 4-lot subdivision
of the property commonly known as 7200 McCormick Boulevard in a B2 Commercial
district.

Discussion and Interested Parties

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

John McLinden, partner with the development firm, Centrum Partners, introduced the
“team”. Max Dickman, of Roundy’s, Peter Theodore, of Camburas + Theodore
Architiects (for Mariano’s), David Meek, attorney from Becker Gurian and Nick Norman
of Howard Hirsh Associates all spoke about the project.

Skokie Commons is a new development that will be located at the northwest corner of
Touhy Avenue and McCormick Boulevard; the existing Klein Tools site. They wish to
rezone the property from M3 Industrial to B2 Commercial. The anchor store will be a
Mariano’s Fresh Market grocery store. At 2 separate meetings and after addressing all
of their concerns, the Appearance Commission gave their approval at the May 18, 2013
meeting.

2013-10P: Staff gave some background information about the area around the site.
Since 1990 when The Lincolnwood Mall opened, the trend started shifting towards
commercial. Within the last year, just west of this site, Touhy Marketplace and XSport
Fitness received final approvals from the Village Board and are now in the construction
phases of their developments. Lincolnwood as well has approved a retail overlay of their
industrial district in that area.

#431928 Plan Commission meeting minutes of 6/6/13
2013-11P: The property will be divided into a 4-lot subdivision with a dedication of
land (handled separately to expedite the land transfer). Lot 1 will be the Mariano’s; Lot
2 will be a bank with a drive-through facility; Lot 3 will be home to a Longhorn
Steakhouse; and Lot 4 will be a multi-tenant retail building with a drive-through
component at the westernmost space. There is an executed separate agreement
between the petitioners and Federal Mogul, the northern neighbor, because of a shared
driveway.

Staff is in full support of the project. There were no questions from the commissioners
and none from the audience regarding these 2 cases.


Recommendation and Voting

The Plan Commission concurred with staff recommendations and made motions to
approve the cases. The votes were the same for each case; 8 ayes, 0 nays, and 1
commissioner absent.


2013-10P

Motion: Marek Second: Laxpati Absent: Stasica
Ayes: 8
Nays: 0


2013-11P

Motion: Mitchell Second: O’Donnell Absent: Stasica
Ayes: 8
Nays: 0




#431928 Plan Commission meeting minutes of 6/6/13
 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
PLAN COMMISSION REPORT 2013-12P: Site Plan Approval
Plan Commission Council Chambers, 8:00 PM, August 5, 2013


To: Mayor and Board of Trustees
From: Paul Luke, Plan Commission Chairperson
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

PLAN COMMISSION ANALYSIS
During its June 6, 2013, meeting, the Plan Commission heard the request of Klein
Tools, Inc., on behalf of NRG Touhy McCormick, LLC for 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 10,950 ft2
multitenant 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 applicant is also presenting and an alternate plan that replaces the multitenant
building with a slightly larger 12,740 ft2 building without a drive through facility. There
would still be surplus vehicle parking on the site. The concept of this option was
presented at the Plan Commission meeting.
Relief from the Village Code is needed 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

VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 1 of 21
 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 along the north and west property lines.
An additional modification that was recommended by Staff and agreed to by the
developer at the Plan Commission meeting was to provide a raised sidewalk from the
grocery store to the multitenant building to provide safer pedestrian passage between
the buildings.
Concrete pads for bus shelters and connecting paving are also being provided for bus
stops adjacent to this site. The final locations of the pads are still being determined
and will be dependent on the final IDOT approved roadway design.
Staff was supportive of the request with minor changes, all of which have been met.
There is surplus parking on the site for the uses presented with available
accommodation for some uses with higher parking requirements.
The applicant testified that a formal agreement with Federal-Mogul has been executed
to share a portion of their east-west driveway to access the site. Substantial
improvements will be made to accommodate Federal Mogul. Full access is necessary
as truck deliveries will be utilizing this driveway. The applicant stated that this
development will benefit and compliment the neighboring Walmart and XSport Fitness
being constructed as well as the community with an increase in sales and real estate
taxes.
Issues regarding tree preservation and landscaping have been resolved, including
requests from the Commission to provide additional landscaping screening of the north
side of the multitenant building and signification landscaping additions to the south side
of the grocery store facing Touhy.


INTERESTED PARTIES
Legal notice was properly posted, advertised, and delivered as prescribed by the Zoning
Ordinance. No interested parties spoke at the meeting.




VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 2 of 21
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.


PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommended, by a vote of 8 ayes, 0 nays, and 1 absent, that
petitioners’ 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 be APPROVED subject
to the attached Positive Findings of Fact and Plan Commission Recommended
Conditions listed below.
The Plan Commission further recommended that additional 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 along the north and west property lines.


ATTACHMENTS
1. Plan Commission Recommended Conditions for 2013-12P, dated August 5, 2013
2. Proposed Positive Findings of Fact for 2013-12P, dated August 5, 2013
3. Amended Staff Report for 2013-12P, dated June 6, 2013
4. Minutes for Plan Commission Meeting for 2013-12P, dated June 6, 2013
5. Site Plan and Site Plan Alt-A, dated July 26, 2013
6. Landscape Plan and Tree Survey and Preservation Plan, revised July 23, 2013

VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 3 of 21
7. Mariano’s rendering, undated
8. Mariano’s elevations, undated
9. Signage package, dated April 23, 2013 (9 sheets)
10. Land Use and Zoning Map




VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 4 of 21
PLAN COMMISSION
RECOMMENDED CONDITIONS 2013-12P: Site Plan Approval
Plan Commission Council Chambers, 8:00 PM, August 5, 2013


1. The petitioner shall develop the Subject Property in substantial conformance
 with the final Village approved site plan or alternate site plan dated <insert
 date of final approved plan>, landscape plan and tree survey and
 preservation plan <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>.
2. 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.
3. Traffic signal improvements must be complete and operational prior to the
 issuance of any occupancy permit on the site.
4. 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.
5. 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
6. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Skokie Village Code.
7. 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.
8. 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.
9. All private and public sidewalks shall be maintained free of snow, ice, sleet, or
 other objects that may impede travel.
10. 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>.


VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 5 of 21
11. 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.
12. All off-street parking spaces shall be legibly striped and maintained.
13. Any plan to modify parking lot striping must be approved by the Director of
 Engineering.
14. 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.
15. 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.
16. The owner of the Subject Property and its tenants shall ensure that
 employees park on the Subject Property.
17. 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.
18. 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.
19. The petitioner will sign a custodial agreement with Village for water mains.
20. The development shall be connected to the public water mains on Touhy
 Avenue and McCormick Boulevard. Private water mains should be
 abandoned.
21. The development shall be connected to the public sewers. Private sewers on
 Touhy Avenue and McCormick Boulevard should be abandoned.
22. 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.
23. The petitioner shall sign an "Agreement for Installation and Maintenance of
 Landscaping" to assure that the Subject Property and parkway landscaping is
 completed and maintained, including trimming, watering, and replacing of
 dead plant materials in a timely manner in accordance with the final approved
 landscape plan. A copy of said Agreement is attached hereto, marked Exhibit
 “A” and hereby made part of this Ordinance. This “Agreement for Installation
 and Maintenance of Landscaping" shall be recorded at the petitioner’s
 expense.

VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 6 of 21
24. All new construction, alterations, and remodeling shall meet current
 International Building and NFPA Life Safety Codes as amended.
25. The petitioner shall obtain all required permits and approvals for
 improvements to County, State, or Federal rights-of-way from the governing
 jurisdiction.
26. 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.
27. 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.
28. All modifications to building elevations, signage, and landscaping shall be
 subject to the review and approval of the Skokie Appearance Commission.
29. 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.
30. 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.
31. 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.
32. The petitioner shall comply with all Federal and State statutes, laws, rules
 and regulations and all Village codes, ordinances, rules, and regulations.
33. Failure to abide by any and all terms of this Ordinance shall be cause for the
 Village to initiate hearings to determine whether the subject Ordinance, as
 well as any applicable business licenses, should be revised or revoked. The
 petitioner shall pay all costs related to any hearings conducted as a result of
 non-compliance with any of the provisions of the enabling ordinance. The
 costs shall include but not be limited to court reporter fees, attorney fees,
 and staff time required researching and conducting said hearing.
VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 7 of 21
PLAN COMMISSION
POSITIVE FINDINGS OF FACT 2013-12P: Site Plan Approval
Plan Commission Council Chambers, 8:00 PM, August 5, 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.


VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 8 of 21
AMENDED 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 7200-7248 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

VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 9 of 21
 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


VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 10 of 21
 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 along the north and west property lines.
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.
VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 11 of 21
 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.
 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

VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 12 of 21
 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.
 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

VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 13 of 21
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
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.

VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 14 of 21
 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.
 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
VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 15 of 21
 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)
 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
VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 16 of 21
 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
 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)


VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 17 of 21
 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)
 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)




VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 18 of 21
 Plan Commission Meeting Minutes
 Date: June 6, 2013

A motion to approve the minutes of the May 16, 2013 meeting was made by Plan
Commissioner Laxpati and seconded by Commissioner Paradise. All commissioners
voted aye.

Case Description

2013-12P Planned Development: 3300-3408 Touhy Avenue and 7200-7248
 McCormick Boulevard
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests site plan approval
for a planned development for an approximately 92,797ft² 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)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.


Discussion and Interested Parties
Legal Notice was properly posted, advertised, and delivered to all property owners in
the area of the subject site as prescribed by the Zoning Chapter.
John McLinden of the development firm, Centrum Partners, gave a brief presentation of
the project. Mariano’s is the buzz word of the food and retailing industry and is highly
desirable. The site is approximately 8.7 acres and each building is on a separate lot
and has its own parking and PIN. He also pointed out that there is a REA governing the
interface of the 4 lots; cross access, shared parking and signage. Leases for the 2 main
tenants, Mariano’s Fresh Market and Longhorn Steakhouse, are ready. Two banks and
a number of retail tenants are interested. A formal agreement with Federal-Mogul has
been executed because one of the access points is on their property and the
intersection will be shared. Substantial improvements will be made to accommodate
Federal Mogul. Full access is necessary as truck deliveries will be utilizing this
driveway. It is his opinion that this development will benefit and compliment the
neighboring Walmart and XSport Fitness being constructed as well as the community
with an increase in sales and real estate taxes.
As the result of many meetings, the development team has addressed or is working on
the concerns of village staff. There are 513 parking spaces for the site right now. The
Engineering Department cannot formulate a more accurate parking requirement for the
VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 19 of 21
restaurant, bar and outside areas until design layouts are submitted. The petitioner
stated that Mariano’s is in the process of designing their space now and plans will be
presented before the Village Board meeting.
The Forestry Division is concerned about the removal of all the existing mature trees
along Touhy Avenue and McCormick Boulevard and stated in their written comments
that perhaps 2 or 3 trees can be saved. Mr. McLinden stated that they are providing
landscaping for the site and with the dedication of additional ROW to IDOT and new
sidewalks throughout the site, the excavating will destroy the roots of the mature trees.
He also said that esthetically, it will look out of place if 1 or 2 older trees are mixed with
all new clean plantings. He will supply a more detailed landscape plan as requested.
Planning focused on transportation issues and pointed out that concrete pads or a bus
shelter is required by CTA & Pace at this site. They are also concerned about
connectivity between the retail building and Mariano’s and is requesting safe pedestrian
passage across the development. Guidelines for the placement of 18 required bicycle
spaces to be distributed throughout the site were suggested as well. The petitioner has
reviewed all recommendations and can accommodate all before the Village Board
meeting.
One commissioner asked about landscape screening at the stack lane for the drive-
through at the retail building. He also inquired about cross use of properties- namely, if
the access drive going all the way through to the XSport Fitness facility would be open
to the public to use. The petitioner offered that physically it goes all the way through
and can be used, but, from a legal standpoint it shouldn’t be as the easement ends at
the access point. Federal Mogul could prohibit it from being used at any time.
Another commissioner asked for a brief explanation of what Mariano’s is. Max Dickman,
real estate developer from the parent company, Roundy’s, described the concept as
various little restaurants within the higher end grocery store. There are 10 stores so far
in Illinois and they strive to provide a great experience for their patrons. Mariano’s will
offer organic food, bulk items, packaged food, salad bar, sushi, pizza, hot food and
alcoholic beverages for on premise consumption , and food for carry-out. The
commissioner inquired if all other locations offer liquor. Mr. Dickman stated the
Arlington Heights and Harwood Heights stores do not.
Another commissioner commented that the southern exposure of the building, facing
Touhy Avenue, is the most visible and looks “dead”. Peter Theodore, architect for the
Mariano’s stated that a number of changes were made to that face and displayed a
revised rendering. He didn’t want to replicate the rotunda façade but did make it
pronounced.
Staff noted that the address listed for the location of the project in the staff report was
incorrect and pointed out that relief #7 to allow curbing to be closer than 6’ from the
property line only pertains to the north and west sides. A request was made for the
report be accepted into the record and explained that the cross access easement did


VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 20 of 21
not exist prior to this case because the property was all either Klein Tools or Federal
Mogul.


Recommendation and Voting
The Plan Commission concurred with staff recommendations and made a motion to
approve the case. The vote was 8 ayes, 0 nays, and 1 commissioner absent.


Motion: Laxpati Second: Carandang Absent: Stasica
Ayes: 8
Nays: 0




VOSDOCS-#434123-v1-Master_Plan_Commission_Report_for_2013-12P__Site_Plan_Approval_for_3300-3408_Touhy_and_7200-
7248_McCormick


 21 of 21
 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
 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 - ALT. A
 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
 -= >?
  @* F>
  @* F>
 @* =>
 @* =>  @*>



 @* >




  @*F>  @*@*>
 F>
 @*>
  @*F>  @* F>




 4!".04?4-.!#00!,<,.4<!#--4!".040?5#,-!#5#-
 4!".04?4-.!#00!,<,.4<!#--4!".040?5#,-!#5#- %,= >A@
 6-(82#,,"#.0-?.-0?".0-0!.# G.5<<!,
 6-(82#,,"#.0-?.-0?".0-0!.# G.5<<!,




 @*>

  @* =>
  >

 @* F>


  > >
 @* >
 @* F>

 
 > B
 %



 %0!(/. ,  #$  > ..,(00!4.63,  -,  #$ 
 B0#,#C-%D!0/  ,,3-%D!0/ 
 B0#,#C-%D!0/  ,,3-%D!0/
 %,E>A@
 %,=>A@

LongHorn Steakhouse Signage - Front Elevation 
                
                / 5
  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
 *>

  @* =>




 @* >




  @*F>




 4!".04?4-.!#00!,<,.4<!#--4!".040?5#,-!#5#-
 6-(82#,,"#.0-?.-0?".0-0!.# G.5<<!,




  @* =>
  >

 @* F>


  > >

 @* F>

 
 > B
 %


  > ..,(00!4.63,  -,  #$ 
 B0#,#C-%D!0/  ,,3-%D!0/ 
 %,E>A@


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
 *>

  @* =>




 @* >




  @*F>




 4!".04?4-.!#00!,<,.4<!#--4!".040?5#,-!#5#-
 6-(82#,,"#.0-?.-0?".0-0!.# G.5<<!,




  @* =>
  >

 @* F>


  > >

 @* F>

 
 > B
 %


  > ..,(00!4.63,  -,  #$ 
 B0#,#C-%D!0/  ,,3-%D!0/ 
 %,E>A@


LongHorn Steakhouse Signage - Right 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
 *>

  @* =>




 @* >




  @*F>




 4!".04?4-.!#00!,<,.4<!#--4!".040?5#,-!#5#-
 6-(82#,,"#.0-?.-0?".0-0!.# G.5<<!,




  @* =>
  >

 @* F>


  > >

 @* F>

 
 > B
 %


  > ..,(00!4.63,  -,  #$ 
 B0#,#C-%D!0/  ,,3-%D!0/ 
 %,E>A@


LongHorn Steakhouse Signage - Rear 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
 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
(/ 
73DUDSHW
 (/ 
 73DUDSHW


 (/ 
(/  73DUDSHW/HGJH
%6LJQDJH%DQG

 (/ 
 %6LJQDJH%DQG

(/ 
76WRUHIURQW




 (/ 
 76WRQH%DVH




 (DVW(OHYDWLRQ 6FDOH  
 6HH6RXWK 1RUWK(OHYDWLRQIRU0DWHULDOV




(/ 
73DUDSHW
 (/ 
 73DUDSHW


 (/ 
 73DUDSHW/HGJH




(/ 
76WRUHIURQW




 (/ 
 76WRQH%DVH




 :HVW(OHYDWLRQ 6FDOH  
 6HH6RXWK 1RUWK(OHYDWLRQIRU0DWHULDOV


 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
PLAN COMMISSION REPORT 2013-17P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, August 5, 2013


To: Mayor and Board of Trustees
From: Paul Luke, Plan Commission Chairperson
Case: 2013-17P: Special Use Permit
 3316 Touhy Avenue (restaurant with drive-through)

PLAN COMMISSION ANALYSIS
At its June 6, 2013, meeting, the Plan Commission heard a request for a drive-through
for a prospective limited service restaurant tenant at 3316 Touhy Avenue. Although the
limited service restaurant is a permitted use in the B2 Commercial district, the drive-
through component requires a special use permit. The drive-through window is
proposed to be located on the west side of the building.
According to the traffic study, the stacking for 7 vehicles to the pick-up window of the
drive-through along with 8 more vehicles to the menu board is sufficient and will not
impede or obstruct pedestrian or vehicular movement.
Elements of the proposal recommended by the Plan Commission include a revised
landscape plan with green screen elevation along the north façade, traffic and
circulation amendments per the Engineering Division comments, and a dedicated
pedestrian access between this multi-tenant building and the Mariano’s building.
Audio levels must be kept in compliance with Village regulations.
Final approval from the Health Department is subject to the review and approval of the
final plans submitted for permits.


INTERESTED PARTIES
Legal notice was properly posted, advertised, and delivered as prescribed by the Zoning
Ordinance. No interested parties spoke at the meeting.
One commissioner inquired if the tenants of the retail building are known. The
petitioners stated that there have been discussions with a well-known coffee store for
the westernmost tenant space and they are close to agreement.


PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommended, by a vote of 8 ayes, 0 nays, and 1 absent, 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, subject to the
attached Plan Commission Positive Findings of Fact and Plan Commission
Recommended Conditions listed below.



VOSDOCS-#433893-v1-Master_Plan_Commission_Report_for_2013-17P_-_drive-through_facility 1
ATTENDANCE AYES NAYS ABSENT
 Marek X
 O’Donnell X
 Stasica X
 Paradise X
 Carandang X
 Laxpati X
 Berman (Second) X
 Mitchell (Moved) X
 Luke X



ATTACHMENTS
1. Plan Commission Recommended Conditions for 2013-17P, dated August 5, 2013
2. Plan Commission Positive Findings of Fact for 2013-17P, dated August 5, 2013
3. Plan Commission Meeting Minutes for 2013-17P, dated June 6, 2013
4. Staff Report for 2013-17P, dated June 6, 2013




VOSDOCS-#433893-v1-Master_Plan_Commission_Report_for_2013-17P_-_drive-through_facility 2
Plan Commission
Recommended Conditions 2013-17P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, August 5, 2013


In addition to the recommended and standard special use permit conditions for cases
2013-10P through 2013-20P:


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. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Skokie Village Code. (Standard)
3. 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
4. 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
5. 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)
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)




VOSDOCS-#433893-v1-Master_Plan_Commission_Report_for_2013-17P_-_drive-through_facility 3
Drive-through
8. 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
9. A screened garbage corral with an impermeable surface shall be provided to contain
 all dumpsters.
10. 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.
11. The sale of open alcoholic beverages at carryout restaurants is prohibited.




VOSDOCS-#433893-v1-Master_Plan_Commission_Report_for_2013-17P_-_drive-through_facility 4
Plan Commission
Positive Findings of Fact 2013-17P: Special Use Permit
Plan Commission Council Chambers, 7:30 PM, August 5, 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 effect 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.




VOSDOCS-#433893-v1-Master_Plan_Commission_Report_for_2013-17P_-_drive-through_facility 5
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.




VOSDOCS-#433893-v1-Master_Plan_Commission_Report_for_2013-17P_-_drive-through_facility 6
 Plan Commission Meeting Minutes
 Date: June 6, 2013

A motion to approve the minutes of the May 16, 2013 meeting was made by Plan
Commissioner Laxpati and seconded by Commissioner Paradise. All commissioners
voted aye.

Case Descriptions

2013-17P Special Use Permit: 3316 Touhy Avenue
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a special use
permit for a limited service restaurant with a drive through facility 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.

2013-18P Special Use Permit: 3316 Touhy Avenue
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a 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.

Discussion and Interested Parties

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

Staff summarized the reports regarding the westernmost tenant of the retail building on
Lot 4.
2013-17P: The petitioners are proposing a limited service restaurant for this location.
It is a permitted use in the B2 district, but the drive-through component precipitates the
special use requirement. The 1 lane drive-through will be located along the west side
of the building. Staff recommends that pedestrian access from the retail building to
Mariano’s be shown on the site plan. According to the traffic consultant, the stacking
for 7 vehicles at the pick-up window of the drive-through along with enough space for 8
more vehicles at the menu board is sufficient and will not impede or obstruct pedestrian
or vehicular movement. Audio levels must be kept in compliance with regulations.
Staff supports the project and the request for an additional wall sign on the south side
facing the parking lot. The Appearance Commission is recommending that a revised
landscape plan showing some green screening at the north façade facing the Federal
Mogul easement area be provided.

The eastern tenant will only have a sign facing McCormick Boulevard and relief was
recommended for an additional sign on the south side facing the parking lot.

#432127 Plan Commission meeting minutes of 6/6/13
David Meek brought to the attention of all that Condition #13 should be stricken as it is
inconsistent with this site and does not apply to the drive-through case. Staff is in
agreement and will strike it from the standard special use conditions for this case.

2013-18P: Along with the limited service restaurant, the petitioners are asking for an
outdoor dining area as well. The hours will be 8AM to 10PM from April to October.
Staff is asking for a revised seating plan with dimensions and furnishings with
appropriate buffers for swinging car doors.

One commissioner inquired if the tenants of the retail building are known. The
petitioners stated that there have been discussions with a well-known coffee store for
the westernmost tenant space and they are close to agreement. The commissioner
mentioned that if other tenants ask for outdoor dining, it is easier to accommodate it as
part of the approval process rather than to squeeze it in afterwards.

Recommendation and Voting

The Plan Commission concurred with staff recommendations and made motions to
approve the cases. An amendment was included to strike Condition #13 in Case 2013-
17P. The vote was 8 ayes, 0 nays, and 1 commissioner absent for each case.

Case 2013-17P

Motion: Mitchell Second: Berman Absent: Stasica
Ayes: 8
Nays: 0

Case 2013-18P

Motion: Paradise Second: Carandang Absent: Stasica
Ayes: 8
Nays: 0




#432127 Plan Commission meeting minutes of 6/6/13
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.



VOSDOCS-#430143-v1-Staff_Report_-_2013-17P_-_Special_Use_Permit__3316_Touhy_Avenue_-_restaurant_drive-thru

 1 of 8
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,

VOSDOCS-#430143-v1-Staff_Report_-_2013-17P_-_Special_Use_Permit__3316_Touhy_Avenue_-_restaurant_drive-thru

 2 of 8
  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.



VOSDOCS-#430143-v1-Staff_Report_-_2013-17P_-_Special_Use_Permit__3316_Touhy_Avenue_-_restaurant_drive-thru

 3 of 8
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.




VOSDOCS-#430143-v1-Staff_Report_-_2013-17P_-_Special_Use_Permit__3316_Touhy_Avenue_-_restaurant_drive-thru

 4 of 8
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)

VOSDOCS-#430143-v1-Staff_Report_-_2013-17P_-_Special_Use_Permit__3316_Touhy_Avenue_-_restaurant_drive-thru

 5 of 8
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”




VOSDOCS-#430143-v1-Staff_Report_-_2013-17P_-_Special_Use_Permit__3316_Touhy_Avenue_-_restaurant_drive-thru

 6 of 8
PLAN COMMISSION REPORT 2013-19P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, August 5, 2013


To: Mayor and Board of Trustees
From: Paul Luke, Plan Commission Chairperson
Case: 2013-19P: Special Use Permit
 3328 Touhy Avenue (bank with drive-through facility)

PLAN COMMISSION ANALYSIS
At its June 6, 2013, meeting, the Plan Commission heard a request for a bank with 3-
lane drive-through facility at 3328 Touhy Avenue. Although a bank is a permitted use
in the B2 Commercial district, the drive-through component requires a special use
permit. One of the drive-through lanes is proposed to provide access to an ATM.
Stacking space for 3 vehicles per lane will be provided.
Elements of the proposal recommended by the Plan Commission include minor traffic
and circulation adjustments per the Engineering Division comments. Building plans and
elevations, landscaping plans, and signage package are to be submitted to the
Appearance Commission once the specific bank has been identified. Design details to
include the dumpster enclosure design matching or complementing the primary building
design.
Audio levels must be kept in compliance with Village regulations.


INTERESTED PARTIES
Legal notice was properly posted, advertised, and delivered as prescribed by the Zoning
Ordinance. No interested parties spoke at the meeting.


PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommended, by a vote of 8 ayes, 0 nays, and 1 absent, that
the petitioner’s request for a special use permit for a 3-lane drive-through facility at
3328 Touhy Avenue, with 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, be APPROVED,
subject to the attached Plan Commission Positive Findings of Fact and Plan Commission
Recommended Conditions listed below.




VOSDOCS-#433952-v1-Master_Plan_Commission_Report_for_2013-19P_-_bank_with_drive-through_facility 1
ATTENDANCE AYES NAYS ABSENT
 Marek X
 O’Donnell X
 Stasica X
 Paradise X
 Carandang X
 Laxpati (Moved) X
 Berman (Second) X
 Mitchell X
 Luke X



ATTACHMENTS
1. Plan Commission Recommended Conditions for 2013-19P, dated August 5, 2013
2. Plan Commission Positive Findings of Fact for 2013-19P, dated August 5, 2013
3. Plan Commission Meeting Minutes for 2013-19P, dated June 6, 2013
4. Staff Report for 2013-19P, dated June 6, 2013




VOSDOCS-#433952-v1-Master_Plan_Commission_Report_for_2013-19P_-_bank_with_drive-through_facility 2
Plan Commission
Recommended Conditions 2013-19P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, August 5, 2013



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
are required to be designed and located in accordance with §118-221 and §118-222 of
the Skokie Village Code and distributed per 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 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, 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)
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



VOSDOCS-#433952-v1-Master_Plan_Commission_Report_for_2013-19P_-_bank_with_drive-through_facility 3
 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)




VOSDOCS-#433952-v1-Master_Plan_Commission_Report_for_2013-19P_-_bank_with_drive-through_facility 4
Plan Commission
Positive Findings of Fact 2013-19P: Special Use Permit
Plan Commission Council Chambers, 7:30 PM, August 5, 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.




VOSDOCS-#433952-v1-Master_Plan_Commission_Report_for_2013-19P_-_bank_with_drive-through_facility 5
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.




VOSDOCS-#433952-v1-Master_Plan_Commission_Report_for_2013-19P_-_bank_with_drive-through_facility 6
 Plan Commission Meeting Minutes
 Date: June 6, 2013

A motion to approve the minutes of the May 16, 2013 meeting was made by Plan
Commissioner Laxpati and seconded by Commissioner Paradise. All commissioners
voted aye.


Case Description

2013-19P Special Use Permit: 3328 Touhy Avenue
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a special 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.

Discussion and Interested Parties

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

A “to be named” bank with 2 drive-through lanes and possibly 1 ATM lane is the subject
of this case. Banks are a permitted use in the B2 district and it is the drive-through
element that requires the special use. There will be enough stacking space for 3
vehicles per lane. There are no specific drawings yet and therefore, when a tenant has
been determined, an Appearance Commission presentation will be necessary for final
design approval for the building, landscaping and signage. Conditions noted were that
the dumpster enclosure should match the building and the sound system needs to be
controlled. As the building stands alone, relief for additional wall signs on the west,
north, and east sides is supported by staff.


Recommendation and Voting

The Plan Commission concurred with staff recommendations and made a motion to
approve the case. The vote was 8 ayes, 0 nays, and 1 commissioner absent.


Motion: Laxpati Second: Berman Absent: Stasica

Ayes: 8
Nays: 0


#432003 Plan Commission meeting minutes of 6/6/13
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



VOSDOCS-#430975-v1-Staff_Report_-_2013-19P_-_Special_Use_Permit__3328_Touhy_Avenue_-_bank_drive-
thru_and_sign_relief

 1 of 8
 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.


VOSDOCS-#430975-v1-Staff_Report_-_2013-19P_-_Special_Use_Permit__3328_Touhy_Avenue_-_bank_drive-
thru_and_sign_relief

 2 of 8
  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

VOSDOCS-#430975-v1-Staff_Report_-_2013-19P_-_Special_Use_Permit__3328_Touhy_Avenue_-_bank_drive-
thru_and_sign_relief

 3 of 8
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

VOSDOCS-#430975-v1-Staff_Report_-_2013-19P_-_Special_Use_Permit__3328_Touhy_Avenue_-_bank_drive-
thru_and_sign_relief

 4 of 8
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)




VOSDOCS-#430975-v1-Staff_Report_-_2013-19P_-_Special_Use_Permit__3328_Touhy_Avenue_-_bank_drive-
thru_and_sign_relief

 5 of 8
PLAN COMMISSION REPORT 2013-20P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, August 5, 2013


To: Mayor and Board of Trustees
From: Paul Luke, Plan Commission Chairperson
Case: 2013-20P: Special Use Permit
 3300 Touhy Avenue (bar or drinking place)

PLAN COMMISSION ANALYSIS
At its June 6, 2013, meeting, the Plan Commission heard a request for a special use
permit for a bar or drinking place 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 the case, for the proposed
Longhorn Steakhouse at 3300 Touhy Avenue.
Although a full service restaurant is a permitted use in a B2 district, a special use is
being requested because this restaurant will be serving alcoholic beverages. Beer, wine
and liquor sales to restaurant patrons is a secondary function of the establishment. The
hours of operation will be in accordance with all local and state rules and regulations
governing the sale of alcoholic beverages. Since this establishment has 4-sided
visibility, the Plan Commission supports the relief being requested for 3 additional signs.
There is no interest in outdoor dining at this restaurant.
Elements of the proposal recommended by the Plan Commission include minor traffic
and circulation adjustments per the Engineering Division comments.
A minimum of 64 parking spaces is needed for this full service restaurant with bar or
drinking place. The petitioner is providing 61 parking spaces, justifying the need for
shared parking within the overall Skokie Commons development. The minimum bicycle
parking requirement is identified in Case 2013-12P.
Final approval from the Health Department is subject to the review and approval of the
final plans submitted for permits.


INTERESTED PARTIES
Legal notice was properly posted, advertised, and delivered as prescribed by the Zoning
Ordinance. No interested parties spoke at the meeting.


APPEARANCE COMMISSION
The Appearance Commission reviewed and approved the elevations as presented on
May 8, 2013, (Case 2013-017A), subject to adding a stone feature to the north façade
so it doesn’t look like the building’s rear façade is facing the inbound traffic from
McCormick Boulevard, with 5 ayes and 1 member absent.



VOSDOCS-#433975-v1-Master_Plan_Commission_Report_for_2013-20P_-_bar_or_drinking_place 1
PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommended, by a vote of 8 ayes, 0 nays, and 1 absent, that
the petitioner’s request for a special use permit for a special use permit for a bar or
drinking place at 3300 Touhy Avenue, with relief from §82-28(b)(1)a. to allow 1
additional wall (logo) sign on the south side of the building facing Touhy Avenue and 2
additional wall signs for the north and west facades facing the parking lot, be
APPROVED, based upon the Proposed Positive Findings of Fact and subject to the
recommended and standard special use permit conditions.

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



ATTACHMENTS
1. Plan Commission Recommended Conditions for 2013-20P, dated August 5, 2013
2. Plan Commission Positive Findings of Fact for 2013-20P, dated August 5, 2013
3. Plan Commission Meeting Minutes for 2013-20P, dated June 6, 2013
4. Staff Report for 2013-20P, dated June 6, 2013




VOSDOCS-#433975-v1-Master_Plan_Commission_Report_for_2013-20P_-_bar_or_drinking_place 2
Plan Commission
Recommended Conditions 2013-20P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, August 5, 2013


In addition to the recommended and standard special use permit conditions for cases
2013-10P through 2013-20P:


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)




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




VOSDOCS-#433975-v1-Master_Plan_Commission_Report_for_2013-20P_-_bar_or_drinking_place 3
 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.




VOSDOCS-#433975-v1-Master_Plan_Commission_Report_for_2013-20P_-_bar_or_drinking_place 4
Plan Commission
Positive Findings of Fact 2013-20P: Special Use Permit
Plan Commission Council Chambers, 7:30 PM, August 5, 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.




VOSDOCS-#433975-v1-Master_Plan_Commission_Report_for_2013-20P_-_bar_or_drinking_place 5
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.



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.




VOSDOCS-#433975-v1-Master_Plan_Commission_Report_for_2013-20P_-_bar_or_drinking_place 6
 Plan Commission Meeting Minutes
 Date: June 6, 2013

A motion to approve the minutes of the May 16, 2013 meeting was made by Plan
Commissioner Laxpati and seconded by Commissioner Paradise. All commissioners
voted aye.

Case Description

2013-20P Special Use Permit: 3300 Touhy Avenue
Klein Tools, Inc., on behalf of NRG Touhy McCormick, LLC, requests a 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 the case.

Discussion and Interested Parties

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

Although a full service restaurant is a permitted use in a B2 district, a special use is
being requested because this restaurant will be serving alcoholic beverages. Beer, wine
and liquor sales to restaurant patrons is a secondary function of the establishment. The
hours of operation will be in accordance with all local and state rules and regulations
governing the sale of alcoholic beverages. Since this establishment has 4-sided
visibility, staff supports the relief being requested for 3 additional signs. There is no
interest in outdoor dining at this restaurant.

One commissioner inquired if there was anyone in the audience representing Longhorn
Steakhouse. The petitioner answered no.


Another commissioner commented that the rear elevation faces the outdoor dining area
and the drive-through of the westernmost tenant space of the retail building. The view
of downspouts, a dumpster, utility meters and a back door needs some screening and
shouldn’t be ignored.

The petitioner is in agreement to all recommendations.

Recommendation and Voting

The Plan Commission concurred with staff recommendations and made a motion to
approve the case. The vote was 8 ayes, 0 nays, and 1 commissioner absent.
#432010 Plan Commission meeting minutes of 6/6/13
Motion: Berman Second: Mitchell Absent: Stasica

Ayes: 8
Nays: 0




#432010 Plan Commission meeting minutes of 6/6/13
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

VOSDOCS-#430978-v1-Staff_Report_-_2013-20P_-_Special_Use_Permit__3300_Touhy_Avenue_-
_bar_or_drinking_place_and_sign_relief

 1 of 8
 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.



VOSDOCS-#430978-v1-Staff_Report_-_2013-20P_-_Special_Use_Permit__3300_Touhy_Avenue_-
_bar_or_drinking_place_and_sign_relief

 2 of 8
  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.



VOSDOCS-#430978-v1-Staff_Report_-_2013-20P_-_Special_Use_Permit__3300_Touhy_Avenue_-
_bar_or_drinking_place_and_sign_relief

 3 of 8
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
VOSDOCS-#430978-v1-Staff_Report_-_2013-20P_-_Special_Use_Permit__3300_Touhy_Avenue_-
_bar_or_drinking_place_and_sign_relief

 4 of 8
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)




VOSDOCS-#430978-v1-Staff_Report_-_2013-20P_-_Special_Use_Permit__3300_Touhy_Avenue_-
_bar_or_drinking_place_and_sign_relief

 5 of 8
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”

VOSDOCS-#430978-v1-Staff_Report_-_2013-20P_-_Special_Use_Permit__3300_Touhy_Avenue_-
_bar_or_drinking_place_and_sign_relief

 6 of 8
PLAN COMMISSION REPORT 2013-24P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, August 25, 2013


To: Mayor and Board of Trustees
From: Paul Luke, Plan Commission Chairperson
Case: 2013-24P: Special Use Permit
 Automotive repair facility

PLAN COMMISSION ANALYSIS
During its July 18, 2013, meeting, the Plan Commission heard the request of Oakton
Kilbourn Corporation, on behalf of ATL Automotive/Edward Davis d/b/a All Tune & Lube
for a special use permit for an automotive repair facility at 8254 Lincoln Avenue in a TX
Transit Mixed-use district. The facility will have 2 service bays. There is a 16-space
parking lot behind the building. Until June 30, 2013, the applicant operated All Tune &
Lube at 7008 Carpenter Road. The Village received no complaints about the use nor
had any record of violations been noted at that location since it opened in 2002.
Vehicle access will be wholly from the rear of the building with no curb cut on Lincoln
Avenue. Parking requirements are met for this use.
The applicant stated that he provides basic maintenance automotive services and no
engine, transmission, or body work. His operation is mostly same day service, with the
majority of his clientele living north of Oakton Street. He stated that he was looking for
a downtown Skokie location and that it is a benefit to his business and a convenience to
his customers to be near a variety of restaurants and close to the train station.
The business has a total of 3 employees and operates Monday through Friday 8AM to
6PM and Saturday mornings.
The applicant stated that he is accustomed to very strict limitations at his former mall
location and accepted the conditions listed in the report. He would also do whatever it
takes to keep his business running including property maintenance.
Staff supported this use and gave some background information regarding the subject
site. Staff also mentioned that bringing the building into compliance with the design
guidelines cannot be achieved because those changes, like adding front display
windows, would make the building structurally unsound.
The Plan Commission concurred with the Staff recommendation to grant the request.




VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 1 of 13
INTERESTED PARTIES
Legal notice was properly posted, advertised, and delivered as prescribed by the Zoning
Ordinance. Three interested parties spoke at the public hearing. The first was
concerned about noise and congestion. The other two were customers and area
residents attesting to the quality of the applicant’s business and the fact that the
location near the train and restaurants is an asset.


APPEARANCE COMMISSION
No Appearance Commission review is required for this case.


PLAN COMMISSION RECOMMENDATIONS AND VOTING
The Plan Commission recommends, by a vote of 7 ayes and 0 nays, that the petitioner’s
request for a special use permit for an automotive facility in a TX Transit Mixed-use
district be APPROVED subject to the attached Positive Findings of Fact and Plan
Commission Recommended Conditions listed below.
ATTACHMENTS
1. Plan Commission Recommended Conditions
2. Proposed Positive Findings of Fact for 2013-24P
3. Staff Report for 2013-24P, July 18, 2013
4. Plan Commission Minutes for Case 2013-24P, July 18, 2013
5. Site Plan, dated July 12, 2013
6. Floor Plan, received June 21, 2013
7. Office plan (with sidewalk planters), received July 22, 2013
8. Land Use and Zoning Map




VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 2 of 13
PLAN COMMISSION
RECOMMENDED CONDITIONS 2013-24P: Special Use Permit
Plan Commission Council Chambers, 8:00 PM, August 5, 2013


1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plan dated July 12, 2013 and floor plan received June
 21, 2013.
2. Prior to occupancy, the parking lot must be restriped in accordance with the
 approved site plan.
3. Four outdoor planter boxes with live flowers or other ornamental plants are required
 on the public sidewalk between the windows in front of the use, placed so that a 5-
 foot wide sidewalk clearance is provided. The planter boxes are to be removed and
 stored inside during winter.
4. The existing fence along the rear lot line can remain and must be extended 4 feet at
 the driveway entrance.
5. There shall be no automobile repair work or washing of vehicles from 10:00 p.m. to
 7:00 a.m.
6. All repair work must be performed within a building at all times except inspecting
 vehicles; adding fluids; and changing tires, batteries, windshield wipers, or light
 bulbs.
7. Outside storage and display of items for sale or lease, tools, equipment, vehicles,
 parts, or supplies is prohibited.
8. Vehicles and boats are prohibited to be sold, advertised for sale, or, other than
 operational licensed vehicles owned by the establishment, remain outdoors on the
 property for more than 10 days.
9. Any vehicle outdoors in need of repair must be parked in a legal parking space and
 generally screened from view from any public street in rights-of-way abutting the lot
 or an abutting residential zoning district. Such vehicle is prohibited from being
 parked outdoors for more than 10 days.
10. Servicing of any vehicle over 8,000 pounds gross weight is prohibited.
11. Repair shall be limited to brakes, mufflers, upholstery work, tire repair and change,
 lubrication, tune-ups, and minor engine, mechanical, or electrical repair.
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
13. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended. (Standard)
VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 3 of 13
14. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other
 objects that may impede travel. (Standard)
15. All off-street parking spaces shall be legibly striped and maintained. (Standard)
16. Any plan to modify parking lot striping must be approved by the Director of
 Engineering. (Standard)
17. 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)
18. 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)
19. The owner of the Subject Property [and its tenant] shall ensure that employees park
 on the Subject Property. (Standard)
20. No required parking space on the site may be for the exclusive use of any tenant.
 (Standard)

21. The petitioner shall obtain all required permits and approvals for improvements to
 County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)
22. 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)
23. All modifications to building elevations, signage, and landscaping shall be subject to
 the review and approval of the Skokie Appearance Commission. (Standard)
24. 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)
25. 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)
26. 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)
VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 4 of 13
27. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
28. 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)




VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 5 of 13
 PLAN COMMISSION
 POSITIVE FINDINGS OF FACT 2013-24P: Special Use Permit
 Plan Commission Council Chambers, 8:00 PM, August 5, 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 automotive repair facility, if operated in compliance with its special use
 permit, will not endanger the public’s health, safety, morals, or general welfare.
 The use was already serving Skokie residents at its previous location, 1.5 miles
 away.
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,
 safety, and welfare in general.
 Findings The existing building has many characteristics of the type of building orientation
 desired for this neighborhood. An automotive repair use did occupy this location
 prior to 2004. The use at this location is generally compatible with the
 pedestrian nature of the street, allowing for continuous and uninterrupted
 sidewalk and on-street parking along the entire street frontage, with all work
 being performed indoors.
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 building is pre-existing and permits the use of neighboring property in
 accordance with the applicable district regulations.
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 use will not alter or be contrary to the primary purpose of the TX
 district as amended by the retail street use moratorium by the Village Board.
 The proposed use should not be in conflict with nearby special uses.
5 Consideration The proposed use and its plan conform to the general intent of the Official
 Comprehensive Plan.
 Findings The use is consistent with the site’s designation of transit oriented mixed use in
 the Comprehensive Plan.

 VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
 24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 6 of 13
STAFF REPORT 2013-24P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, July 18, 2013


To: Paul Luke, Plan Commission Chairperson
From: Steve Marciani, AICP, Planning Supervisor
Case: 2013-24P: Special Use Permit
 Automotive Repair Facility


General Information
Location 8254 Lincoln Avenue
Purpose A request for a special use permit for an automotive repair
 facility
Petitioners Oakton Kilbourn Corporation, on behalf of ATL
 Automotive/Edward Davis d/b/a All Tune & Lube
Size of Site 12,000 ft2 (0.275 acres)
Existing Zoning & TX Transit Mixed-Use – vacant, formerly auto parts sales
Land Use
Adjacent Zoning & North TX Transit Mixed-Use – legal non-conforming
Land Use automotive repair in violation of certificate of
 occupancy and illegal truck rental, restaurant, bar,
 upper-story residence, offices
 South TX Transit Mixed-Use – legal non-conforming
 automotive repair
 East R4 Multifamily Housing – multifamily residences
 West R4 Multifamily Housing – multifamily residences
 R2 Single Family – detached residences
Comprehensive Plan The site is designated as transit oriented mixed use.


SITE INFORMATION
 Public sidewalks and street trees are located along Lincoln Avenue.
 Vehicular traffic accesses the site from the alley west of the site.
 Overhead utilities run along the west side of the site.
 The building setbacks conform to the zoning district.
 The site is served by the 210 bus with access to the 97 bus two blocks away.
VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 7 of 13
PETITIONERS’ SUBMITTAL
The petitioner is requesting a special use permit for an automotive repair facility at
8254 Lincoln Avenue in a TX Transit Mixed-use district. The facility will have 2 service
bays. There is a 16-space parking lot behind the building. Until June 30, 2013, the
applicant operated All Tune & Lube at 7008 Carpenter Road. The Village received no
complaints about the use nor had any record of violations been noted at that location
since it opened in 2002. The applicant indicated that they want to be located in
Downtown Skokie and have access to amenities such as restaurants, coffee shops, and
public transportation for their customers while their vehicles are being prepared.
STAFF ANALYSIS
Staff Comment and Review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from Engineering Division and Planning
Division. All other departments returned the sheets with no comments.


 Engineering Division
 There are no immediate civil engineering requirements regarding this use.
 The proposed special use requires 7 off-street parking spaces. The other use on the
 site, 3C Automotive & Repair at 8256 Lincoln, is permitted to have 2 service bays
 under its occupancy permit. The space occupied by 3C has been used as an
 automotive repair facility since before a special use permit was required for that use.
 3C’s occupancy permit requires 8 parking spaces. Therefore, 15 parking spaces are
 required and 16 are provided. However, the petitioner must restripe the parking lot
 per the attached plan, except that the handicapped parking space must be widened
 to 16’ per the Illinois Accessibility Code and the driveway from the alley must be
 reduced to 21’.
 One bicycle parking space is also required on site.


 Planning Division
 Planning is generally supportive of the proposed use. Certain modifications will
 need to be made to the property to bring it into compliance with the current zoning
 requirements.
 Section 118-82 requires that automotive repair across the alley from a residential
 district have visual screening at least 6’ high along the abutting lot line. The existing
 fence is less than 6’ high; however, bringing the fence into compliance with code
 would reduce visual protection for residents across the alley. Staff recommends that
 the existing fence be allowed to remain and that it be extended 4 feet by the
 driveway to protect the handicapped parking space that must be widened.
VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 8 of 13
 This pre-existing building conforms to some of the design guidelines for retail
 streets, but not others. Staff looked into whether the façade of the building could
 be altered to add larger windows to the showroom and retail sales portion of the
 front of the building along the sidewalk. It was determined that increasing the
 window size would jeopardize the structural integrity of the precast concrete walls.
 However, Staff is requiring as a condition of this request that automotive parts and
 other items allowed to be sold in the TX district be marketed as retail for a depth of
 at least the front room of the building that abuts the sidewalk.
 There are zoning and other violations for the other tenant on this site that are being
 addressed separately.


APPEARANCE COMMISSION
No Appearance Commission review is required for this case.


STAFF RECOMMENDATIONS
Staff recommends that the petitioners’ request for a special use permit for an
automotive repair facility in a TX Transit Mixed-use district be APPROVED subject to
the attached Positive Findings of Fact and Recommended Special Use Permit Conditions
listed below. Staff further recommends that relief be granted from the zoning chapter
Section 118-82 regarding design guidelines for the existing buildings and to allow the
existing fence to remain.


RECOMMENDED SPECIAL USE CONDITIONS
29. Prior to the hearing of the case before the Board of Trustees, the petitioner must
 revise the Site Plan to accommodate 1 legal handicapped parking space per the
 Illinois Accessibility Code and one bicycle parking space.
30. Prior to the passage of the final ordinance, the petitioner shall work with Staff to
 develop the scope and design of the retail sales area and revise the floor plan
 accordingly.
31. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plan dated July 12, 2013 and floor plan received June
 21, 2013.
32. Prior to occupancy, the parking lot must be restriped in accordance with the
 approved site plan.
33. The existing fence along the rear lot line can remain and must be extended 4 feet at
 the driveway entrance.
34. There shall be no automobile repair work or washing of vehicles from 10:00 p.m. to

VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 9 of 13
 7:00 a.m.
35. All repair work must be performed within a building at all times except inspecting
 vehicles; adding fluids; and changing tires, batteries, windshield wipers, or light
 bulbs.
36. Outside storage and display of items for sale or lease, tools, equipment, vehicles,
 parts, or supplies is prohibited.
37. Vehicles and boats are prohibited to be sold, advertised for sale, or, other than
 operational licensed vehicles owned by the establishment, remain outdoors on the
 property for more than 10 days.
38. Any vehicle outdoors in need of repair must be parked in a legal parking space and
 generally screened from view from any public street in rights-of-way abutting the lot
 or an abutting residential zoning district. Such vehicle is prohibited from being
 parked outdoors for more than 10 days.
39. Servicing of any vehicle over 8,000 pounds gross weight is prohibited.
40. Repair shall be limited to brakes, mufflers, upholstery work, tire repair and change,
 lubrication, tune-ups, and minor engine, mechanical, or electrical repair.
41. 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
42. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended. (Standard)
43. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other
 objects that may impede travel. (Standard)
44. All off-street parking spaces shall be legibly striped and maintained. (Standard)
45. Any plan to modify parking lot striping must be approved by the Director of
 Engineering. (Standard)
46. 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)
47. 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)
48. The owner of the Subject Property [and its tenant] shall ensure that employees park
 on the Subject Property. (Standard)
49. No required parking space on the site may be for the exclusive use of any tenant.
 (Standard)
VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 10 of 13
50. The petitioner shall obtain all required permits and approvals for improvements to
 County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)
51. 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)
52. All modifications to building elevations, signage, and landscaping shall be subject to
 the review and approval of the Skokie Appearance Commission. (Standard)
53. 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)
54. 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)
55. 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)
56. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
57. 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)




VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 11 of 13
 Plan Commission Meeting Minutes
 Date: July 18, 2013

Chairman Luke announced that Commissioner Brian O’Donnell has resigned from the Plan
Commission and has been appointed to the Zoning Board of Appeals as chairman. The
commission wished him well on his new position.

A motion was made by Commissioner Berman and seconded by Commissioner Mitchell to
accept the minutes of the July 11, 2013 meeting. All voted aye.

Case Description

2013-24P – 8254 Lincoln Avenue

Oakton Kilbourn Corporation, on behalf of ATL Automotive/Edward Davis d/b/a All Tune &
Lube, requests a special use permit for an automotive repair facility in a TX Transit Mixed-Use
district and any other relief that may be discovered during the review of this case.


Discussion and Interested Parties

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

Edward Davis presented his case. His business is currently located in the Village Crossing
Shopping Center. He provides basic maintenance automotive service such as: hoses, belts, wiper
blades, oil changes, tires, brakes, fluids, etc. The footprint at the subject site is about the same as
the existing location. His operation is mostly same day service; cars will be in and out. He
emphasized no engine, transmission or body work. As the majority of his clientele live north of
Oakton Street, he was looking for a downtown Skokie location. Mr. Davis feels that it is a
benefit to his business and a convenience to his customers to be near a variety of restaurants and
close to the train station.

One commissioner asked about the possibility of expansion. Mr. Davis stated that he has 2
employees in addition to himself and does not plan on any more. He is open 5 days (M-F) from
8AM to 6PM and Saturday AM. He does provide roadside service.

Another commissioner asked if he was familiar with all the special use conditions listed in the
staff report. Mr. Davis responded that he is accustomed to very strict limitations at the retail
mall and the conditions listed in the report seem to be straight forward. He would do whatever it
takes to keep his business running. He wants to keep appearances up for his clients too.

Staff supports this use and gave some background information regarding the subject site. This
location was used as an automotive use in the past but has been vacant for an extended period of
time. Therefore, a hearing was necessary before a different auto use can re-open. Lincoln
VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 12 of 13
Avenue is considered a commercial street and last year a moratorium was put in place to help fill
in vacancies; this use is now allowed at this location. There is another auto use on the site which
has some maintenance issues to be addressed.

Staff also mentioned that some of the design requirements in the TX district cannot be achieved
and relief is needed because those changes would make the building structurally unsound.

Another commissioner asked why this case doesn’t need to go to the Appearance Commission.
Staff stated that the subject site was established already as an auto use with 2 lifts. Minor things
need to be attended to like changing the signage, repairing the fence and widening the handicap
space. It is just a sign face change and that there is really nothing to be reviewed by the
Appearance Commission. The commissioner also inquired about parking. Staff indicated that
the parking requirement is met. Mr. Davis answered that there is approximately 2600 sq. ft. of
shop area which affords him plenty of room to park serviced cars inside without using the
parking lot.

Louis Morris, 5155 Madison #609, voiced his concern about noise and congestion. Mr. Davis
stated that the overhead doors are at the rear of the building not on Lincoln Avenue. The use of
pneumatic tools is confined to inside. The layout is the same as the auto use that is currently
operating at the site. There will be no exterior changes to the building. Mr. Davis believes that
Skokie’s vision is to draw people to walk around downtown and moving his business to this
location is an opportunity for them to do so. He doesn’t imagine that congestion will be a
problem.

Barb Driscoll, 5452 Natoma, Chicago is an existing customer of ATL. She stated that he is fair,
honest, trustworthy, responsible and reliable. She never had a problem at all. According to her, it
would be an asset to Skokie to retain him as a business.

Michael Levin, 5310 Washington, said that he has been a customer for many years. It would be
very helpful and convenient to be able to drop off his car and either catch a train or have lunch at
a nearby restaurant while his car is being serviced.


Recommendation and Voting

The Plan Commission concurred with staff recommendations and made a motion to approve the
case. The vote was 7 ayes and 0 nays and 1 commissioner absent.

Motion: Marek Second: Mitchell Absent: Stasica

Ayes: 7
Nays: 0




VOSDOCS-#434096-v1-Master_Plan_Commission_Report_for_2013-
24P__Special_use_permit_for_an_automotive_repair_facility_at_8254_Lincoln


 13 of 13
 SHOP

 Coffee service area


 Bathroom




 Desk/Admin space
 Retail Wall




 Filing
 cabinet
 Entrance




Add 4 planter boxes with flowers or other
ornamental plants between windows,
maintaining a 5-foot wide sidewalk clearance,
 8254 Lincoln Avenue
to be removed and stored inside during winter. Office Area only
 Received 7/22/2013
Memorandum


TO: Honorable Mayor and Board of Trustees

FROM: Paul Luke, Chairman
 Skokie Plan Commission

DATE: July 26, 2013

SUBJECT: CASE 2012-7P – A REQUEST BY CSD TOUHY LLC FOR AN
 AMENDMENT TO SPECIAL USE PERMIT ORDINANCE #12-5-Z-
 3901 THROUGH THE MODIFIED REVIEW PROCEDURE FOR THE
 PNC BANK TO BE LOCATED AT 3636 TOUHY AVENUE.

The Community Development Department received a request from CSD Touhy, LLC, the
owner of the Touhy Marketplace shopping center at the northwest corner of St. Louis and
Touhy Avenues in a B2 Commercial District, to make an amendment to Special Use Permit
Ordinance #12-5-Z-3901 through the modified review procedure. The 2012 special use
permit granted approval of a three (3) lane drive-through bank facility, for an unnamed bank,
to be located west of the shopping center’s entrance driveway at Lawndale and Touhy
Avenues, at 3654 Touhy Avenue (Ordinance #12-5-Z-3902). This bank was later announced
to be a PNC bank. At the same time, a Special Use Permit Ordinance (#12-5-Z-3901) was
issued for a four (4) lane Chase drive-through bank facility to be located on the east side of
the driveway at 3636 Touhy Avenue. The petitioner is now requesting to relocate the PNC
bank to the Chase bank location, as the Chase bank will no longer be locating at the site.

The proposed bank will have three (3) drive-through lanes and a floor area of approximately
3,317 sq. ft. which is 1,018 sq. ft. smaller than the approved building on the east side of the
driveway. There will be 30 parking spaces on the bank site exceeding the 11 parking space
requirement. An On-Site Traffic Evaluation, dated July 1, 2013, conducted by KLOA
determined that the facility will not have a negative impact on traffic and that adequate
vehicle stacking is provided for the drive-through lanes. The petitioner is also requesting
relief, as was granted to Chase bank, to allow wall signs on all building facades. The PNC
bank building elevations and signs were approved at the October 10, 2012 Appearance
Commission meeting.

Development plans were circulated to all pertinent departments and divisions. The
Engineering Division indicated that the site plan is approved with no changes, having
previously reviewed several preliminary plans. The off-street parking requirement is
exceeded with the additional parking to be used by the shopping center. The site circulation
and drive-through stacking are acceptable.

The Corporation Counsel, Plan Commission Chairman, and Community Development
Director reviewed the petitioner’s request. It our opinion that the proposed request is in
substantial compliance with the intent of the original special use permit.

#433572 1
Thus, it is respectfully recommended that the request be approved and that the existing
Special Use Permit Ordinances #12-5-Z-3901 and #12-5-Z-3902 be repealed and that all
applicable conditions be incorporated into a new special use permit ordinance. It is further
recommended that relief be granted from Chapter 82, Section 82-7(12), of the Village Code,
to allow wall signs on the north, east, and west sides of the building in addition to the
allowed wall sign on the south side of the building facing Touhy Avenue. At a future date,
when revised plans are submitted for new developments on the east and/or west areas of the
shopping center, an overall site plan shall be submitted for review and approval and the
planned development ordinance shall be amended.

Attachments

 1. Recommended conditions for Plan Commission Case 2012-7P.
 2. Site Plan, dated July 18, 2013.
 3. Landscape Plan, dated July 18, 2013.
 4. Furniture/Floor Plan, dated August 19, 2013.
 5. Elevations, dated May 17, 2012.
 6. Aerial Photograph



cc: Michael M. Lorge, Corporation Counsel
 Peter W. Peyer, Community Development Director




#433572 2
Recommended Conditions for Plan Commission Case 2012-7P

 1. The petitioner shall develop the subject site in substantial conformance with the
 final Village approved Site Plan dated July 18, 2013, Landscape Plan dated July
 18, 2013, Elevations, dated May 17, 2012, and Furniture/Floor Plan dated August
 19, 2013.
 2. The proposed development shall have a maximum floor area of 3,317 square feet;
 3. The proposed development shall have a minimum of 11 off-street parking spaces
 including 1 handicapped parking space. Additional spaces shall be available for
 use by shopping center tenants;
 4. The handicapped parking spaces shall be installed and maintained in compliance
 with State of Illinois Accessibility Standards and the Skokie Village Code;
 5. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations;
 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; and
 7. The petitioner shall implement any necessary operational improvements to ensure
 that stacking of vehicles within the drive-through facility will be contained on-site
 and not impede or obstruct pedestrian or vehicular movements.




#433572 3

12735
MINUTES of a regular meeting of the Mayor and the Board of Trustees of the Village of
Skokie, Cook County, Illinois held in the Council Chambers at 5127 Oakton Street at 8
p.m. on Monday, August 5, 2013

Pledge of Allegiance led by Village Clerk Pramod Shah.

The Mayor called the meeting to order.
The Clerk called the Roll. Those present were Trustees Roberts, Sutker, Ulrich, Bromberg,
Klein, Gray-Keeler and Mayor Van Dusen.

Motion to approve the Consent Agenda.
Moved: Trustee Bromberg Seconded: Trustee Roberts
Ayes: Roberts, Sutker, Ulrich, Bromberg, Klein, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

*Approve, as submitted, minutes of regular meeting held July 15, 2013
Omnibus vote.

* Approve Voucher List Voucher List #6-FY14 of August 5, 2013.
Omnibus vote.

* Appointments, Reappointments and Resignations.
A. Appointments:
 Appearance Commission: Maryjane Klein (Term Expires 12/5/15)
 Board of Health: Habib U. Abbasi (Term Expires 5/5/15)
 Economic Development Commission: Michael Halliburton; Howard Meyer; and
 David Putrus (Terms Expire 4/5/15)
 Human Relations Commission: Becky Bauman; and Joel Rubin (Terms Expire
 4/5/16)
 Plan Commission: Jeff Burman; and Bob Quane (Terms Expire 3/5/14)
 Public Safety Commission: Marda Dunsky (Term Expires 3/5/14); Carolyn
 Halliburton; Paul Kruszynski; Pinal Patel; Linda Perlin; and Joel Reyes (Terms
 Expire 3/5/15)
 Sustainable Environmental Advisory Commission: Jennifer Alexander Grossman;
 Rick Moskovitz; and Josina Morita (Terms Expire 6/5/15)
 Telecommuinications Advisory Commission: James Youkhanis (Term Expires 7/5/14)
 Zoning Board of Appeals: Brian O’Donnell, Chair (Term Expires 1/5/15)
B. Reappointments:
 Beautification and Improvement Commission: Sherwin Ditlove; Joan Kelly; Asokan
 Krishnan; Joshua Shpayher; and Elaine Steiner (Terms Expire 3/5/15)
 Board of Health: Lloyd Gordon; Marc Herwitz; Rohit Pandya; Romil Sood; Dr.
 Nancy Topouzian; Dr. M Zia Usman; and Ruth Varma (Terms Expire 5/5/15)
 Centre East Authority Board: Terrence Guolee (Term Expires 5/5/15)
 Consumer Affairs Commission: Irv Abramson; Elana Jacobs; and Judy Wolf (Terms
 Expire 3/5/15)
 Fine Arts Commission: Mira Chander; Amy Greenwood; Debra Hatchett; Sonya
 Osseny; Jeff Rhodes; and Ellen Waxberg (Terms Expire 4/5/15)
 Public Safety Commission: Helen Bildires; Marcie Claus; Mitchell Kushner; Julian
 Levy; Mark Penning; Merrill Silverman (Terms Expire 3/5/15); and Paul Pitalis,
 Chair (Term Expires 8/5/14)
 Telecommunications Advisory Commission: Douglas Gordon, Chair (Term Expires
 7/5/14)
  C. Resignations:
 Consumer Affairs Commission: Howard Meyer; Brian Novak and Babu Varma
 Commission on Family Services: Carolyn Halliburton
 Human Relations Commission: Randy Duong; Kirit Madhiwala; and Pearl Rubenzik
 Plan Commission: Lawrence Stasica
 Public Safety Commission: David Putrus; Bradley Rosen; and Joel Rubin


 1
12736
Meeting of the Mayor and Board of Trustees
Monday, August 5, 2013 Page Two

 Sustainable Environmental Advisory Commission: Sam Arden; Jeffrey Burman; and
 Bob Quane
 Zoning Board of Appeals: Sam Bhatt; and Michael Halliburton
Mayor Van Dusen thanked all of the appointments to the Commission for their participation.

Report of the Village Manager.
A. Proposal from AT&T to Provide “U-verse” Service in the Village of Skokie.
Representatives from AT&T made a brief presentation and answered questions from the Board.
Jim Maurer, Vice President of External Affairs for AT&T and Karl Wardin, AT&T Regional
Vice President of Regulatory Division explained ”U-Verse” and the proposal for the Village of
Skokie. They answered questions from the Board.
Motion to bring the proposal back to the Staff, Board and AT&T to discuss more options.
Moved: Trustee Sutker Seconded: Trustee Klein
Ayes: Roberts, Sutker, Ulrich, Bromberg, Klein, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

B. Resolution Authorizing Application for State Funding of Bike Trail Plaza.
Resolution 13-8-R-1221
Motion to approve a Resolution authorizing an application for State Funding of Bike Trail Plaza.
Moved: Trustee Klein Seconded: Trustee Gray-Keeler
Ayes: Roberts, Sutker, Ulrich, Bromberg, Klein, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

* C. Backlot Bash.
Resolution 13-8-R-1222
Motion to approve a Resolution approving the Intergovernmental Agreement amongst the
Village of Skokie, the Skokie Park District and Youth Foundation of Skokie, Inc. for the Backlot
Bash.
Omnibus vote.

First Reading.
An Ordinance granting relief from the Village Code pertaining to the sale and consumption of
liquor on the Public Right of Way and municipal property. This will be on the August 19th for
final reading and adoption.

* D. Bid Report – 5” Sidewalk/Curb & Gutter/PCC Patching – Schroeder & Schroeder Inc.,
Skokie, IL - $218,160.
Motion to award a contract to Schroeder & Schroeder Inc., in the amount of $218,160 for 5”
sidewalk/curb & Gutter/PCC Patching.
Omnibus vote.

Report of the Corporation Counsel.
CONSENT:
*A Ordinance 13-8-P-3996
Motion to adopt an ordinance providing for the acquisition of the real property located at 5100-
5120 Oakton Street and 8014 Lincoln Avenue, Skokie, Illinois for public purposes. This item is
on the consent agenda for second reading and adoption.
Omnibus vote.




 2
 12737
Meeting of the Mayor and Board of Trustees
Monday, August 5, 2013 Page Three

Plan Commission.
Chairman Paul Luke presented the Plan Commission Cases.
John McLinden, partner with the development firm, Centrum Partners and Peter Theodore
of Camburas and Theodore Architects for Mariano’s spoke about the Skokie Commons a
new development located at the northwest corner of Touhy and McCormick Blvd. They
answered questions from the Board.
A. Plan Commission Case 2013-10P – Zoning Map Amendment: 7200 McCormick
Boulevard
Motion to concur with the Plan Commission to grant the zoning map amendment at 7200
McCormick subject to all conditions.
Moved: Trustee Sutker Seconded: Trustee Klein
Ayes: Roberts, Sutker, Ulrich, Bromberg, Klein, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

B. Plan Commission Case 2013-11P – Subdivision: 7200 McCormick Boulevard
Motion to concur with the Plan Commission to grant the subdivision at 7200 McCormick
subject to all conditions.
Moved: Trustee Roberts Seconded: Trustee Gray-Keeler
Ayes: Roberts, Sutker, Ulrich, Bromberg, Klein, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

C. Plan Commission Case 2013-12P – Planned Development: 3300-3408 Touhy
Avenue and 7200-7248 McCormick Boulevard
Motion to concur with the Plan Commission to grant the petitioners’ request for site plan
approval for a planned development to allow for the construction of approximately 92,800
ft. of buildings on 4 lots at 3300-3408 Touhy Avenue and 7200-7248 McCormick in a B2
Commercial district be approved subject to all conditions
Moved: Trustee Klein Seconded: Trustee Bromberg
Ayes: Roberts, Sutker, Ulrich, Bromberg, Klein, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

D. Plan Commission Case 2013-17P – Special Use Permit: 3316 Touhy Avenue
Motion to concur with the Plan Commission that the petitioner’s request for a special use
permit to operate a limited service restaurant with a drive-through facility at 3316 Touhy
be approved subject to all conditions.
Moved: Trustee Bromberg Seconded: Trustee Gray-Keeler
Ayes: Roberts, Sutker, Ulrich, Bromberg, Klein, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

E. Plan Commission Case 2013-19P – Special Use Permit: 3328 Touhy Avenue
Motion to concur with the Plan Commission that the petitioner’s request for a special use
permit for a 3-lane drive-through facility at 3328 Touhy, with 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 be approved subject to all conditions.
Moved: Trustee Ulrich Seconded: Trustee Roberts
Ayes: Roberts, Sutker, Ulrich, Bromberg, Klein, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

 3
12738
Meeting of the Mayor and Board of Trustees
Monday, August 5, 2013 Page Four

F. Plan Commission Case 2013-20P – Special Use Permit: 3300 Touhy Avenue
Motion to concur with the Plan Commission that the petitioner’s request for a special use permit
for a special use permit for a bar or drinking place at 3300 Touhy Avenue with relief from 82-
28(b)(1)a. to allow 1 additional wall sign on the south side of the building facing Touhy Avenue
and 2 additional wall signs for the north and west facades facing the parking lot be approved
subject to all conditions.
Moved: Trustee Sutker Seconded: Trustee Ulrich
Ayes: Roberts, Sutker, Ulrich, Bromberg, Klein, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

G. Plan Commission Case 2013-24P – Special Use Permit: 8254 Lincoln Avenue
Motion to concur with the Plan Commission to grant the petitioner’s request for a special
use permit for an automotive facility in a TX Transit Mixed-use district is approved
subject to all conditions.
Moved: Trustee Klein Seconded: Trustee Sutker
Ayes: Roberts, Sutker, Ulrich, Bromberg, Klein, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED


H. Plan Commission Case 2012-7P – A request by CSD Touhy, LLC, to amend
Special Use Permit Ordinance 12-5-Z-3901 through the modified review procedure for a
PNC Bank to be located at 3636 Touhy Avenue.
Motion to concur with the Plan Commission to amend the Special Use Permit through the
modified review procedure for a PNC Bank to be located at 3636 Touhy Avenue.
Moved: Trustee Gray-Keeler Seconded: Trustee Bromberg
Ayes: Roberts, Sutker, Ulrich, Bromberg, Klein, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED

Citizen Comments. Gail Saunders, asked about the assault weapons ban.

Adjournment
Motion to adjourn a 9:25 p.m.
Moved: Trustee Bromberg Seconded: Trustee Klein
Ayes: Roberts, Sutker, Ulrich, Bromberg , Klein,, Gray-Keeler and Mayor Van Dusen
Nays: None.
Absent: None.
MOTION CARRIED



 __________________________

 Pramod C. Shah, Village Clerk




Approved:

______________________
George Van Dusen, Mayor

 4
.




 5