Plan Commission — Skokie, IL
Date: 2013-04-18

LEGAL NOTICE OF PUBLIC HEARING

 Skokie Plan Commission, Thursday, April 18, 2013, Village of Skokie, 5127 Oakton Street, Skokie,
 Illinois 60077, at 7:30 P.M., to consider the following:

 NEW ACTION TAKEN
2013-5P – Zoning Map Amendment: 5150 Touhy
 Approved
Abdul R. Panjwani & Salma Panjwani as co-trustees of the Abdul R. Panjwani
 7-0-2
Living Trust request a map amendment to change the zoning district of 5150
Touhy Avenue from B1 Service Commercial to B2 Commercial.
2013-6P – Special Use Permit: 5150 Touhy
 Approved with
Abdul R. Panjwani and Salma Panjwani as co-trustees of the Abdul R.
 the amendment
Panjwani Living Trust, request a special use permit to allow outdoor dining at
 of limiting hours
an existing limited service restaurant and any relief discovered during the
 of operation for
review of this case.
 outdoor dining
 6AM to 11PM
 7-0-2
2013-7P – Subdivision: 9599 Skokie Boulevard Approved
 7-0-2
Oxford OBG-Waterton Skokie Hotel Property Company, LLC, requests a 2-lot
subdivision in a B4 Regional Shopping district.
2013-8P – Site Plan Approval: 9501-9599 Skokie Boulevard and Motion to approve
 4709 & 4711 Golf Road with amendments
 to restrict bus
Oxford OBG-Waterton Skokie Hotel Property Company LLC; CFO2, Skokie LLC;
 parking fr Lots A,
Village of Skokie; and Centre East Metropolitan Exposition Authority; request
 B, G and to clarify
modification of an existing site plan approval for a planned development in a
 signage regarding
B4 Regional Shopping district to allow for the construction of an additional
 2 reserved parking
3,567 ft building near the northwest corner of the property, 2 drive-up ATMs,
 1-6-2
and an expansion of the east-side parking lot. The petitioners are also
requesting relief from the Village Code to build 101’ and 136’ from the B4
 Motion to approve
district boundary rather than 150’, additional relief from the parking
 as presented by
requirements for the entire site, which would require modifications to the
 staff
shared parking reduction in the existing site plan approval, and any other
 6-0-2
relief discovered during the review of this case.
 1 (Abstain)
2013-9P – Special Use Permit: 4749 Golf Road
 Approved
Oxford OBG-Waterton Skokie Hotel Property Company, LLC, requests a special
 6-0-2
use permit for 2 drive-up ATM machines in a B4 Regional Shopping district
 1 (Abstain)
and any relief discovered during the review of this case.

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

 SPECI AL AI D: Available upon request for the disabled. Call (847) 673-0500 or TDD (847) 933-
 8455.


 VOSDOCS-#425751-v1-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_of_2013-4-18
Interested parties are invited to attend this meeting. This notice is for information purposes only.
Published in the Skokie Review on March 21, 2013. Paul Luke, Chairman




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STAFF REPORT 2013-5P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, April 18, 2013


To: Paul Luke, Chairman, Skokie Plan Commission
From: Brian J. Augustine, Zoning Administrator
Re: Zoning Map Amendment of 5150 Touhy Avenue
 Related Cases – 2013-6P: Special Use Permit


General Information
Location 5150 Touhy Avenue
Purpose To amend the zoning of the site from B1 Service Commercial to
 B2 Commercial
Petitioner Abdul R. Panjwani & Salma Panjwani as co-trustees of the Abdul
 R. Panjwani Living Trust
Size of Site Approximately 10,364 square feet (0.24 acres) with
 approximately 96.95 feet of frontage on Touhy Avenue and
 106.90 feet of frontage on Laramie Avenue
Existing Zoning & B1 Service Commercial – Limited service restaurant (Dunkin
Land Use Donuts)
Adjacent Zoning & North R2 Single-Family – Detached residences
Land Use
 South R2 Single-Family – Detached residences
 East R2 Single-Family – Religious assembly
 West B2 Commercial – Retail & motor vehicle repair
 B3 Business – Hotel & full service restaurant
Comprehensive Plan The site is designated retail/service employment.


STAFF ANALYSIS
Petitioner’s submittal
The petitioner is requesting a zoning map amendment for the property at 5150 Touhy
Avenue from B1 Service Commercial to B2 Commercial. The petitioner is requesting the
zoning map amendment because the proposed outdoor dining area is better suited in
the B2 district; there are more permitted uses in the B2 district and the existing limited
service restaurant would become a permitted use.



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 Comments
 Staff Comment and Review sheets were sent to all pertinent departments. Other
 departments had comments for the related case, but no comments were received
 for the zoning map amendment.

 Community Development Department
 The Community Development Department has reviewed the submitted materials and
 supports the proposed zoning map amendment from B1 Service Commercial to B2
 Commercial. The proposed map amendment is consistent with the trend of
 development along Touhy Avenue.
 The subject site has been zoned B1 Service Commercial since 1983. In 1983,
 Dunkin Donuts requested that the subject site be rezoned from R2 Single-Family to
 B2 Commercial. This zoning map amendment request was denied. The site was
 instead zoned B1 Service Commercial district. Eventually, a Dunkin Donuts was
 constructed by Court Order after their Special Use Permit request was denied by the
 Village.
 The uses surrounding the site vary from, detached residences and religious
 assembly to retail sales, motor vehicle repair, office, full service restaurant and
 hotel. The trend along Touhy Avenue has been away from single-family residential,
 industrial and neighborhood commercial towards commercial uses that serve more
 than the adjacent neighborhood. Since the Dunkin Donuts was constructed, the
 Village Crossing Shopping Center was erected, the Holiday Inn expanded and
 remodeled and an assisted living facility was constructed.
 The rezoning of the subject site from B1 Service Commercial to B2 Commercial will
 allow for more permitted land uses on site. The proposed change will allow for the
 removal of the current limited service restaurant special use permit which currently
 exists on the site. All of the special use permit conditions are standard conditions or
 general code requirements and are not site or use specific. The removal of the
 special use permit for the limited service restaurant will not change code
 enforcement for the site.
STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request to amend the zoning map to change the
zoning of the subject site from B1 Service Commercial to B2 Commercial be GRANTED,
based on the proposed positive findings of fact.
ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-5P
2. Plat of Survey for 5150 Touhy Avenue, dated January 23, 2013
3. Land Use and Zoning Map


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Proposed Positive Findings of Fact 2013-5P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, April 18, 2013


 1 Consideration Existing use of property within the general area of the property in
 question.
 Findings The subject site has been used as limited service restaurant since
 1983. The properties to the north and south are developed with
 detached residences. The lot to the east is used for religious
 assembly. The land uses to the west and southwest are retail, hotel,
 restaurant, motor vehicle repair and office.
 2 Consideration The zoning classification of property within the general area of the
 property in question.
 Findings Property located north, east and south are zoned R2 Single-Family.
 Adjacent properties located west and southwest are zoned B1 Service
 Commercial, B2 Commercial and B3 Business.
 3 Consideration The suitability of the property in question to the uses permitted under
 the existing zoning classification
 Findings The site is better suited to be zoned B2 Commercial than B1 Service
 Commercial. The B1 district was established more for day-to-day
 shopping. The B2 district is designed to service a larger consumer
 population and permits a wider variety of land uses. Under the
 proposed change the existing limited service restaurant will become a
 permitted use.
 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 B1 Service Commercial since 1983.
 Prior to 1983 the site was zoned R2 Single-Family. The trend in
 development along Touhy Avenue has been from residential and
 industrial to commercial. Since 1984 the Village Crossing Shopping
 Center was constructed, the Holiday Inn hotel remodeled and
 expanded, and an assisted living center was constructed. Properties
 in the area have been rezoned from M1, R2, and B2 to B4, B1, B2,
 and B3. The proposed zoning map amendment will be compatible
 with redevelopment trends along Touhy Avenue.




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STAFF REPORT 2013-6P: Special Use Pemit
Community Development Department Council Chambers, 7:30 PM, April 18, 2013


To: Paul Luke, Chairman, Skokie Plan Commission
From: Brian J. Augustine, Zoning Administrator
Re: Zoning Map Amendment of 5150 Touhy Avenue
 Related Cases – 2013-5P: Zoning Map Amendment


General Information
Location 5150 Touhy Avenue
Purpose To obtain a special use permit to allow outdoor dining at an
 existing limited service restaurant and any relief discovered
 during the review of the case.
Petitioner Abdul R. Panjwani & Salma Panjwani as co-trustees of the Abdul
 R. Panjwani Living Trust
Size of Site 10,364 square feet (0.24 acres) with approximately 96.95 feet
 of frontage on Touhy Avenue and 106.90 feet of frontage on
 Laramie Avenue
Existing Zoning & B1 Service Commercial – Limited service restaurant (Dunkin
Land Use Donuts)
Adjacent Zoning & North R2 Single-Family – Detached residences
Land Use
 South R2 Single-Family – Detached residences
 East R2 Single-Family – Religious assembly
 West B2 Commercial – Retail & motor vehicle repair
 B3 Business – Hotel & full service restaurant
Comprehensive Plan The site is designated retail/service employment.


EXISTING SITE INFORMATION
  Dunkin Donuts is an existing limited service restaurant.
  There are 16 parking spaces, including 2 handicapped spaces, currently on site.
  Public sidewalks are present along both Touhy and Laramie Avenues.




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STAFF ANALYSIS
Petitioner’s submittal
The petitioner is requesting a special use permit to add outdoor dining. The petitioner
states that the patio will be consistent with other outdoor dining patios in the village. It
will also enhance the character of the site and will be used by customers during warmer
months. The outdoor dining will positively contribute to the general health, safety and
welfare of the area.

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

 Engineering Division

 The Engineering Division recommends approval of the proposed outdoor dining
 area. The only comments submitted from Engineering pertained to a catch basin
 and missing R7-I101 sign. A staff member will follow up with the petitioners
 regardless of the outcome of the special use permit request because these are
 general maintenance issues.

 Forestry Division

 The Forestry Division recommends approval of the proposed outdoor dining area
 with the following conditions:

 1. The tree grate size be increased to a minimum of 5’ x 5’.
 2. Increase the number of plant species in the containers by at least one.
 A perennial grass is recommended to be included.

 The Forestry Division also stated that the parkway ash trees are infested with
 Emerald Ash Borer. The Village will remove and replace the trees within the next
 two years at no charge to the owner. If the owner wishes to remove and replace the
 tree with a species of their choosing, they may do so, at their own cost. No permit
 fees will be charged with either option.


 Community Development Department

 The Community Development Department recommends approval of the special use
 permit for the proposed outdoor dining area. The dining area will consist of five
 tables and twenty chairs. The existing trash enclosure will be relocated closer to the
 alley to screen the dining area from the residences to the north. A new stamped

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 concrete patio will be installed. New trees, landscaping and planters will also be
 located in and around the outdoor dining area. The proposed outdoor dining area is
 an improvement over the existing asphalt and concrete.
 The proposed outdoor dining area will provide a nice seasonal amenity for the
 Dunkin Donuts customers and will not be detrimental to surrounding residents or
 tenants. The dining area fits with the recent trend of commercial development
 along Touhy Avenue. The outdoor dining also conforms to the retail/service
 employment Comprehensive Plan designation.
 During the review of the case it was discovered the petitioner would need to request
 relief from the 6-foot tall screening requirement. The petitioner is proposing to
 replace the existing 6-foot tall dilapidated, wood fence along the east lot line, with a
 new 4-foot tall wrought iron fence. Sections 118-141(b)(5)a. and 118-212(j)(1)
 require 6-foot tall solid screening between commercially and residential zoned
 property. The synagogue, east of the subject site, is zoned R2 Single-Family
 district. Staff feels the proposed 4-foot tall wrought iron fence is an upgrade from
 the existing fence. It is attractive and provides more visibility to Touhy Avenue,
 therefore providing a safer area for patrons. The outdoor dining will be screened
 from the residential property to the north. Staff recommends approval for the relief
 for failing to provide 6-foot tall screening.


STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit to operate an
outdoor dining area at the Dunkin Donuts limited service restaurant at 5150 Touhy
Avenue and relief from 118-141(b)(5)a. and 118-212(j)(1) to provide a 4-foot tall fence
rather than the required 6-foot tall screening be APPROVED, based upon the Proposed
Positive Findings of Fact and subject to the recommended and standard special use
permit conditions. Staff also recommends that Village Ordinance number 02-7-Z-3109
and the previously approved landscape installation and maintenance agreement be
repealed.


RECOMMENDED SPECIAL USE CONDITIONS
Site and Use
1. Prior to the hearing before the Board of Trustees, the petitioners shall submit to the
 Planning Division a revised site plan and landscape plan with the following
 corrections:
 a. Stripe the area designated as snow removal area, north of parking space 8, and
 install a No Parking sign on the east side.
 b. Increase the tree grate size to a 5’ x 5’ minimum.


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 c. Add a perennial grass to the containers along the outdoor dining area.
2. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated XXX (date to be added) and landscape
 plans dated March 1, 2013.
3. 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)
4. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Skokie Village Code. (Standard)
5. All existing damaged public sidewalks or public sidewalks damaged due to the
 implementation of this plan shall be replaced. (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. 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)
8. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other
 objects that may impede travel. (Standard)


Parking
9. All off-street parking spaces shall be legibly striped and maintained. (Standard)
10. Any plan to modify parking lot striping must be approved by the Director of
 Engineering. (Standard)
11. 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)
Landscaping
12. 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)
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Governance
13. 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)
14. 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
15. 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.
Outdoor Dining 118-85(e)
16. All outdoor dining requirements of the Skokie Village Code must be met.


ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-6P
2. Plat of Survey dated, January 23, 2013
3. Existing Site Plan, dated March 1, 2013
4. Proposed Site Plan, dated March 1, 2013
5. Proposed Landscape Plan, dated March 1, 2013
6. Proposed Landscape Details, dated March 1, 2013
7. Enlarged Patio Plan, dated March 1, 2013
8. Photometric Plan, dated March 1, 2013
9. Existing Site Photos, dated March 1, 2013
10. Engineering Division Memo dated April 10, 2013
11. Land Use and Zoning Map




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


1 Consideration The establishment, maintenance, or operation of the special use will
 not be detrimental to or endanger the public health, safety, morals,
 or general welfare; and the proposed building or use at the
 particular location is necessary or desirable to provide a service or a
 facility which is in the public interest and will contribute to the
 general welfare of the neighborhood or community.
 Findings The proposed outdoor dining area will not be detrimental to or
 endanger the public health, safety, morals or general welfare of
 residents or tenants in the area. The outdoor dining area will follow
 all zoning and health codes in the Skokie Village Code. The outdoor
 dining area will provide a seasonal amenity to patrons of the
 business, which will contribute positively to the general welfare of
 the surrounding neighborhood.
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 proposed outdoor dining use will not substantially change the
 character of the neighborhood. The proposed use should enhance
 the neighborhood. The proposed use should not have an adverse
 effect upon adjacent property or property values in the
 neighborhood, traffic conditions, or public services.
3 Consideration The proposed building(s) or use will be designed, arranged, and
 operated so as to permit the development and use of neighboring
 property in accordance with the applicable district regulations.
 Findings The outdoor dining area will occupy an area just east of the existing
 building. The outdoor dining area will not prohibit development of
 neighboring properties.

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.

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 Findings The proposed use will not alter or be contrary to the primary
 purpose of the B2 Commercial district. The proposed use will be
 compatible with and not conflict with other special uses in the area,
 including SUP No. 299 at 5222 Touhy Avenue for a motor vehicle
 accessory store and service facility; SUP No. 186 at 5201 Touhy
 Avenue for a restaurant; and SUP No. 48 at 5229 Touhy Avenue for
 an auto accessory store.
5 Consideration The proposed use and its plan conform to the general intent of the
 Official Comprehensive Plan.
 Findings The site is designated as retail/service employment in the
 Comprehensive Plan. Outdoor dining is considered a retail use, and
 therefore conforms to the intent of the Plan.




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STAFF REPORT 2013-7P: Subdivision
Community Development Department Council Chambers, 7:30 PM, April 18, 2013


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: Subdivision: 9599 Skokie Boulevard

 Related Cases – 2013-8P: Site Plan Approval
 2013-9P: Special Use Permit

General Information
Location 9599 Skokie Boulevard
Purpose To subdivide 1 parcel into 2 lots.
Petitioner Oxford OBG-Waterton Skokie Hotel Property Company, LLC
Size of Site 278,976 square feet (6.404 acres) with 130.70 feet of frontage
 on Foster Street, 556.03 feet of frontage on Skokie Boulevard,
 and 592.05 feet of frontage on Golf Road.
Existing Zoning & B4 Regional Shopping – hotel, full-service restaurant
Land Use
Adjacent Zoning & North B3 Business – limited-service restaurant, furniture store,
Land Use shoe store
 South B4 Regional Shopping – performing arts center
 B3 Business – clothing store, department store, grocery
 store
 East B4 Regional Shopping – multi-tenant office buildings
 West B4 Regional Shopping – Westfield Old Orchard shopping
 center
 B2 Commercial – bank with drive-through, vacant office
 B3 Business – carpet store, mattress store, vacant
 storefront
 B1 Service Commercial – full-service restaurant
Comprehensive Plan The site is designated as service employment.


SITE INFORMATION
 Public sidewalks are located along Foster Street, Skokie Boulevard, and Golf Road.
 Overhead utilities run along the south side of Golf Road.

#427231 v1 Staff Report – 2013-7P: Subdivision: 9599 Skokie Boulevard
 1 of 3
 Two-way driveways are located at Foster Street and Golf Road. The driveway at
 Foster Street leads to a signalized intersection at Skokie Boulevard and Foster
 Street.
 The site is served by the CTA 54A, 97, and 205 buses and the Pace 208 and 215
 buses.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting to subdivide 1 parcel into 2 lots at the property currently
addressed 9599 Skokie Boulevard in a B4 Regional Shopping district. Lot 1 will contain
a proposed Citibank walk-in-only facility. Lot 2 will contain the existing DoubleTree
Hotel and Jameson’s Charhouse restaurant as well as Citibank’s 2 drive-through lanes
(case 2013-9P). Both lots will continue to be owned by the petitioner after the
subdivision has occurred.
Comments
Staff Comment and Review sheets were sent to all pertinent departments. Other than
the Planning Division, no other departments had comments.

 Planning Division
 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 and land must be dedicated pursuant to the
 Citibank-DoubleTree Subdivision dated December 10, 2012 , revised April 9, 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
 Citibank-DoubleTree Subdivision must be submitted to the Village with all signatures
 other than Village staff or elected officials.
3. The Citibank-DoubleTree 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,
#427231 v1 Staff Report – 2013-7P: Subdivision: 9599 Skokie Boulevard
 2 of 3
 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 Citibank-DoubleTree Subdivision, revised April 9, 2013
2. Land Use and Zoning Map




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 CITIBANK-DOUBLETREE SUBDIVISION




 Project Contact: Plat Prepared for:




 Illinois Professional Design Firm # 184-001322

 420 N. Front Street,
 McHenry, IL 60050-2136
 t. 815.385.1778 f. 815.385.1781
1 OF 2 www.hrgreen.com
 CITIBANK-DOUBLETREE SUBDIVISION




 Project Contact: Plat Prepared for:




 Illinois Professional Design Firm # 184-001322

 420 N. Front Street,
 McHenry, IL 60050-2136
 t. 815.385.1778 f. 815.385.1781
2 OF 2 www.hrgreen.com
STAFF REPORT 2013-8P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, April 18, 2013


To: Paul Luke, Plan Commission Chairperson
From: Steve Marciani, AICP, Planning Supervisor
Case: 2013-8P: Site Plan Approval
 Doubletree Hotel/Concourse Plaza/North Shore Center for the Performing Arts

 Related Cases: 67-36P – Planned Development
 93-27P – Site Plan Approval
 97-10P – Site Plan Approval Amendment
 2013-7P – Subdivision
 2013-9P – Special Use Permit

General Information
Location 9501-9599 Skokie Boulevard, 4709 & 4711 Golf Road
Purpose A request for modification of an existing site plan approval for a
 planned development in a B4 Regional Shopping district to allow
 for the construction of an additional 3,567 ft2 building near the
 northwest corner of the property, 2 drive-up ATMs, and an
 expansion of the east-side parking lot. The petitioners are also
 requesting relief from the Village Code to build 101’ and 136’ from
 the B4 district boundary rather than 150’, additional relief from the
 parking requirements for the entire site, which would require
 modifications to the shared parking reduction in the existing site
 plan approval, and any other relief discovered during the review of
 this case.
Petitioner Oxford OBG-Waterton Skokie Hotel Property Company LLC; CFO2,
 Skokie LLC; Village of Skokie; and Centre East Metropolitan
 Exposition Authority
Size of Site 679,000 ft2 (15.6 acres)
Existing Zoning & B4 Regional Shopping – Hotel, restaurant, office buildings,
Land Use performing arts center
Adjacent Zoning & North B3 Business – Shops at One Orchard Place shopping
Land Use center
 H1 Hospital – parking lot, medical offices
 South B3 Business – shopping center
 East B4 Regional Shopping –bank, medical offices
 R4 Multifamily Housing – multifamily residences
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 West B4 Regional Shopping –shopping center
 B2 Commercial – Orchard Place shopping center
 B3 Business – retail
 B1 Service Commercial – full-service restaurant
Comprehensive Plan The site is designated as service employment.


SITE INFORMATION
 The site is governed by a series of site plan approval ordinances from 1967 to
 present.
 There are three separate property owners
 The Village Board has granted a reduction of 20 percent to the total parking
 requirement for the hotel and office uses because of shared parking facilities on the
 site.
 Public sidewalks are located along Golf Road and Skokie Boulevard; however, most of
 the existing sidewalk along Golf Road is significantly substandard.
 Overhead utilities run along the north side of the site.
 The site is served by the 54A, 97, 205, 208, and 215 buses.


PETITIONER’S SUBMITTAL
The petitioners are requesting a modification of an existing site plan approval for a planned
development in a B4 Regional Shopping district to allow for the construction of an additional
3,567 ft2 building near the northwest corner of the property. The proposed use for the
building is a bank with two drive-up ATMs located in the northwest parking lot for the site.
The east parking lot will also be expanded to mitigate some of the parking loss for the site.
The petitioners are also requesting relief from the Village Code to build 101’ and 136’ from
the B4 district boundary rather than 150’, additional relief from the parking requirements for
the entire site, which would require modifications to the shared parking reduction in the
existing site plan approval, and any other relief discovered during the review of this case.
The petitioner contends:
 The zoning of the property is B4, and a bank is a permitted use and will
 complement the existing businesses in the surrounding area. The proposed bank
 will provide residents with another option for their savings and loan needs. The
 building will be situated at the northwest corner of the overall development and
 will allow for two-way internal traffic flow around the proposed building and not
 hamper the internal traffic flow. The proposed bank and ATM kiosks will be
 constructed within an existing parking lot and will not increase the impervious
 area of the site and will not require additional storm water detention.


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STAFF ANALYSIS
Staff comment and review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Engineering and Planning
Divisions. All other departments returned the sheets with no comments.


Engineering Division
The Engineering Division recommends approval of the proposed site plan modification
subject to recommended conditions and the construction of 30 parking spaces on the
east side of the site. A determination was made that 1,873 parking spaces are required
for the site; however, a mixed use development parking reduction of 20 percent of the
required parking was applied resulting in a final parking requirement of 1,498 parking
spaces. This parking reduction has previously been applied to uses at the site. A total
of 1,520 spaces will be provided on site which includes 30 spaces to be constructed on
the east side of the site. There will be a parking surplus of 22 spaces after the bank and
ATM facilities are constructed. A Traffic Impact Study prepared by Gewalt Hamilton, Inc.
(GHA) analyzed the traffic impacts of the bank and drive-through facility for the
development. GHA concluded that based on parking count results and usage
requirements for the different uses at the site, the proposed plan is acceptable and will
not cause parking or circulation problems.
The Engineering Division requested that as a condition of approval the applicants
dedicate land for future right of way at the south side of the Golf Road and Knox
Avenue/private drive. Skokie Hospital is required to install a traffic signal at this
intersection that will benefit both developments. The additional land is required to
accommodate the construction of the traffic signal. The applicants must also agree to
pay ¼ of the energy and maintenance cost of the signal.


Planning Division
The Planning Division is supportive of the proposed site plan. Based on the data
collected in the parking analysis, adequate parking is available for the site as a whole
with the additional parking added on the east side of the property.
Due to the size of the site, the request for relief on the south facing signage of the bank
building is reasonable, and Staff concurs with the Appearance Commission that the east
facing wall signage is not necessary.
Planning is strongly supportive of reductions in required parking requirements when
adequate shared parking exists. The buildings in this site plan have had a shared
parking arrangement for many years and the net effect of the modifications to this
development is negligible.
A concern is the substandard sidewalk along much of the north side of the site, which is
reduced to as little as 3 feet wide immediately adjacent to the curb. The west and
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northwest portion of the sidewalk system was upgraded as parking of the recent
intersection improvements. The western portion of the site has wider separated
sidewalks. This section of sidewalk must be improved when future roadway work is
performed or as a condition of additional improvements at the site.
It should be noted that there is a private governing agreement that binds the hotel,
office and performing arts center properties. It is the intention of the owner of the hotel
land on which the new building will be constructed to maintain ownership of the site.
The agreement must be revised prior to any additional party purchasing land to include
that additional party or if the development of the banking facility alters the agreement.


APPEARANCE COMMISSION
The Appearance Commission reviewed and approved the elevations and signage for the
new bank and the ATMs on January 9, 2013 (Case 2013-001A) as submitted with 6 ayes
and 1 member absent subject to certain conditions, including that the height and size of
directional signage meet the provisions of the Village Code, removal of the proposed
east-facing wall sign, and a condition that all interior signs must be 36” from window
surfaces. The Commission did find that a south facing wall sign is acceptable with the
granting of relief to allow a wall sign not facing a public street by the Village Board.


STAFF RECOMMENDATIONS
Staff recommends that the petitioners’ request for modification of an existing site plan
approval for a planned development in a B4 Regional Shopping district to allow for the
construction of an additional 3,567 ft2 building near the northwest corner of the property, 2
drive-up ATMs, and an expansion of the east-side parking lot at 9501-9599 Skokie Boulevard,
4709-4799 Golf Road in an B4 Regional Shopping district be APPROVED subject to the
attached Positive Findings of Fact and Recommended Site Plan Approval Conditions
listed below.
It is also recommended that the existing applicable site plan approval ordinances be
repealed and their contents be consolidated into a single site plan approval ordinance.
Staff further recommends that relief be granted from:
 1. §118-145(2) to allow a building 101’ and 136’ from the B4 district boundary rather
 than 150’ from the district boundary line.
 2. §118-218(4) to allow parking relief for 353 parking spaces by applying a 20%
 reduction to the required park for a mixed use development as was previously
 approved by the Board of Trustees.
 3. §82-28(b)(1)c. to allow the installation of wall signage on the south elevation of
 4749 Golf Road.
RECOMMENDED SITE PLAN APPROVAL CONDITIONS

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1. The petitioner shall develop the Subject Property in substantial conformance with the
 final Village approved site plans dated <to be inserted upon approval>, engineering
 plans dated <to be inserted upon approval>, landscape plans dated <to be inserted
 upon approval>, sign plans dated <to be inserted upon approval>, and building
 elevations dated <to be inserted upon approval>. (Standard)
2. All existing conditions in the site plan approval ordinances that are consistent with
 and applicable to the consolidation of those ordinances with this amendment shall be
 combined with applicable standard and customary conditions for site plan approval
 into a single site plan approval ordinance.
3. That all parking on the site shall be shared;
4. The entire site shall be operated in compliance with the Skokie/Golf Concourse Grant
 and Declaration of Easements and Covenants dated November 21, 1996 and
 February 14, 1995. Any necessary changes to this document required as a result of
 the proposed site plan modifications must be made prior to the passage of the site
 plan approval ordinance.
5. That on-site parking shall be provided as required by the Zoning Chapter with a 20
 percent reduction from the requirement for mixed use operations.
6. Any legal fees incurred by Centre East Metropolitan Exposition Authority or the Village
 to review changes to the Declaration of Easements and Covenants related to the site
 plan modification of the proposed bank and ATMs shall be paid by the developer.
7. The proposed bank location shall not be altered in anyway so as to block the view of
 the performing arts center from the Golf Road/Skokie Boulevard intersection.
8. The hotel shall provide valet parking only in the area designated on the Overall Site
 Plan, dated January 30, 2013.
9. That the hotel valet parking shall be extended to weekdays, in addition to proposed
 evenings and weekends, at the request of the Centre East Metropolitan Exposition
 Authority, during periods of high activity.
10. That the petitioners shall dedicate land for future right of way at the south side of
 the Golf Road and Knox Avenue/private drive for the construction of a traffic signal
 as indicated on the Overall Site Plan, dated January 30, 2013. The applicants shall
 also pay ¼ of the energy and maintenance cost of the signal.
11. The section of public sidewalk along Golf Road adjacent to the site between the
 Golf/Skokie intersection and the first access driveway to the east must be improved
 when future roadway work is performed or as a condition of additional improvements
 at the site.
12. Civil engineering construction details shall be submitted with permit plans and shall
 indicate how storm water control for the new parking lot drainage is being managed
 as part of the pre-existing detention system.


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ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-8P
2. Memorandum from Engineering Division dated April 12, 2013
3. Overall Site Plan, dated January 30, 2013
4. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2013-8P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, April 18, 2013


1 Consideration The site plan and any requested relief will not unduly aggravate
 traffic conditions nor burden public services such as drainage
 facilities, public utilities, and those services pertaining to public
 health, public safety, and public welfare in general.
 Findings The proposed modifications to the site plan will not have any
 negative impact on traffic, public services, or public welfare in
 general.
2 Consideration The site design will permit the development and use of neighboring
 properties in accordance with the applicable district regulations.
 Findings The site design will not deter the development and use of
 neighboring properties in accordance with the applicable district
 regulations. Traffic circulation, parking, and vehicular access for
 the property are appropriate for the site.




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STAFF REPORT 2013-9P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, April 18, 2013


To: Paul Luke, Plan Commission Chairperson
From: Steve Marciani, AICP, Planning Supervisor
Case: 2013-9P: Special Use Permit
 Drive-through facility at a bank

 Related Case – 2013-7P: Subdivision
 2013-8P: Site Plan Approval

General Information
Location 4749 Golf Road
Purpose A request for a special use permit for 2 drive-through ATM
 machines.
Petitioners Oxford OBG-Waterton Skokie Hotel Property Company, LLC
Size of Site 253,790 ft2 (5.8 acres)
Existing Zoning & B4 Regional Shopping – Hotel, restaurant
Land Use
Adjacent Zoning & North B3 Business – Shops at One Orchard Place shopping
Land Use center
 H1 Hospital – parking lot
 South B4 Regional Shopping – performing arts center
 B3 Business – shopping center
 East B4 Regional Shopping – office towers, bank, medical
 offices
 R4 Multifamily Housing – multifamily residences
 West B4 Regional Shopping –shopping center
 B2 Commercial – Orchard Place shopping center
 B3 Business – retail
 B1 Service Commercial – full-service restaurant
Comprehensive Plan The site is designated as service employment.




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SITE INFORMATION
 Public sidewalks are located along Golf Road and Skokie Boulevard. However, most
 of the existing sidewalk along Golf Road is significantly substandard.
 Overhead utilities run along the north side of the site.
 The site is part of a site plan approval for the Doubletree Hotel, Concourse Plaza,
 and North Shore Center for the Performing Arts.
 The site is served by the 54A, 97, 205, 208, and 215 buses.


PETITIONERS’ SUBMITTAL
The petitioners are requesting a special use permit for two drive-through ATM machines
with a bank. The petitioner contends:
 The zoning of the property is B4, and a bank is a permitted use and will
 complement the existing businesses in the surrounding area. The proposed bank
 will provide residents with another option for their savings and loan needs. The
 building will be situated at the northwest corner of the overall development and
 will allow for two-way internal traffic flow around the proposed building and not
 hamper the internal traffic flow. The proposed bank and ATM kiosks will be
 constructed within an existing parking lot and will not increase the impervious
 area of the site and will not require additional storm water detention.


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
A Traffic Impact Study was prepared by Gewalt Hamilton, Inc. (GHA) that analyzed the
traffic impacts of the bank and drive-through facility for the development. GHA
concluded that based on parking count results and usage requirements for the different
uses on the site, the proposed plan is acceptable.
The Engineering Division recommends approval subject to recommended conditions and
the construction of 30 parking spaces on the east side of the site. A determination was
made that 1,873 parking spaces are required for the site; however, a mixed use
development parking reduction of 20 percent of the required parking was applied
resulting in a final parking requirement of 1,498 parking spaces. This parking reduction
has previously been applied to uses at the site. A total of 1,520 spaces will be provided
on site that includes 30 spaces to be constructed on the east side of the site. There will
be a parking surplus of 22 spaces after the bank and ATM facilities are constructed.

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The Engineering division also noted that the proposed facilities have been integrated
well into the overall site plan and operate efficiently. The bank and drive-through ATMs
will utilize existing development driveways for access to Golf Road and Skokie
Boulevard.


Planning Division
Planning is supportive of the drive-through facility. The Citibank building will not have
drive-through windows. The two stand-alone ATM machines will be located east of the
bank building in the parking lot near the Golf Road driveway to the site. The ATMs will
be away from the main entrances of the different buildings on the site, avoiding
customer parking conflicts. The two ATMs and stacking will replace 6 parking spaces.
Overall, the bank and ATM proposal will result in a net loss of 13 parking spaces. An
additional 30 parking spaces will be added on the east side of the site to reduce the
overall loss of parking.


APPEARANCE COMMISSION
The Appearance Commission reviewed and approved the elevations for this facility on
January 9, 2013 (Case 2013-001A) as submitted with 6 ayes and 1 member absent.


STAFF RECOMMENDATIONS
Staff recommends that the petitioners’ request for a special use permit to operate two
drive-through ATMs in a B4 Regional Shopping district be APPROVED subject to the
attached Positive Findings of Fact and Recommended Special Use Permit Conditions
listed below.


RECOMMENDED SPECIAL USE CONDITIONS
1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plan dated XXX, landscape plan dated XXX, and
 elevations dated XXX [dates to be added].
2. All private utilities serving the use must be underground.
3. 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.
4. Civil engineering site plans addressing water and sewer connections and private
 utilities layout must be submitted as part of the building permit plans.
5. One bicycle parking space must be provided for the bank and shown on the site plan.
6. The bank shall provide one handicapped accessible parking space as shown on the

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 bank site plan.
7. A 30 space parking area must be constructed on the east side of the site as also
 required by the site plan approval ordinance.
8. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Skokie Village Code. (Standard)
9. 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. 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)
11. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended. (Standard)
12. The petitioner shall obtain all required permits and approvals for improvements to
 County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)
13. 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)
14. All modifications to building elevations, signage, and landscaping shall be subject to
 the review and approval of the Skokie Appearance Commission. (Standard)
15. 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)
16. 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)
17. If work is to be performed on public property or if public property is utilized or
 impacted during construction and/or development, the owner shall provide, or shall
 cause the developer and/or contractor to provide, the Village of Skokie with a
 certificate of insurance naming the Village of Skokie as additionally insured for any
 and all claims related to any and all work. The owner shall hold, and shall cause the
 developer and/or contractor to hold, the Village of Skokie harmless and indemnify
 the Village for any and all claims for property damage or personal injury related to
 work on or use of public property. (Standard)
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18. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
19. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing. (Standard)
ATTACHMENTS
1. Proposed Positive Findings of Fact for 2013-9P
2. Site Plan, dated November 11, 2012
3. Landscaping Plan, November 2, 2012
4. Elevations, date December 12, 2012
5. Memorandum from the Traffic Engineering Division, dated April 12, 2013
6. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2013-9P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, April 18, 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 drive-through ATM facility is a low impact use and will not endanger the
 public’s health, safety, morals, or general welfare. The use will contribute
 to the community by providing fast 24-hour access to banking services.
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 drive-through ATM facility will not substantially change the character
 of the neighborhood, which is wholly commercial. Headlights will be
 facing away from hotel rooms. The proposed use should not have an
 adverse effect upon adjacent property or property values in the
 neighborhood, traffic conditions, or public services.
3 Consideration The proposed building(s) or use will be designed, arranged, and operated
 so as to permit the development and use of neighboring property in
 accordance with the applicable district regulations.
 Findings The drive-through ATM facility will permit 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 B4 Regional Shopping district. 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 service employment in
 the Comprehensive Plan.



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