1 Life Time Fitness 1000 Skokie Boulevard Project Description and

Transcription

Life Time Fitness
1000 Skokie Boulevard
Project Description and Comprehensive Plan Compliance
Overview of Project
Life Time Fitness (the “Applicant”) is pleased to present the enclosed development opportunity
for the vacant 18.1 acre parcel located at 1000 Skokie Boulevard in Northbrook, Illinois. The
Northbrook market has been a target for Life Time Fitness for the better part of the last decade.
The Applicant has looked at multiple sites in various parts of Northbrook and was even part of a
previous development proposal at 1000 Skokie Boulevard in 2008. That proposal ultimately
ended with the economic uncertainty of 2008 but Life Time’s interest in Northbrook did not.
The mixed-use development that Life Time Fitness is now proposing includes a state-of-the-art
Life Time Fitness center, a luxury residential building and a high-end day care facility user. The
north 6.5 acres of the subject property will be developed with a 338-unit, four-story luxury
apartment building with a five-story, approximately 575-stall parking garage. The middle 7.5
acres will be occupied by a 93,000 square-foot Life Time Fitness facility with a 40,000 squarefoot outdoor pool area. The remaining southernmost 4.1 acre parcel will be occupied by an
approximately 43,000-square foot high-end child care operator. The Life Time Fitness and child
care center will share approximately 459 parking spaces located on a surface parking lot to the
north and east of the facilities.
The Applicant is the contract purchaser for the entire 18.1 acre parcel and the Finger Companies
is a contract purchaser from the Applicant for the northernmost 6.5 acres of the subject property.
The Applicant feels that it is important to develop this key property as a cohesive whole and to
control the development of the entire parcel with users that are complementary with Life Time
Fitness. Therefore, the three separate users will be integrated into an overall site plan that
contains an abundance of landscaping and green space and contains complementary uses.
The proposed development will provide amenities that are consistent with and in high demand
within the Skokie Boulevard Corridor. The Life Time Fitness facility, luxury rental building and
daycare would be a positive addition to the corridor and an amenity to the surrounding residents
and office users.
Overview of Developers
Life Time Fitness
Life Time Fitness is a publicly-traded company that helps organizations, communities and
individuals achieve their total health objectives, athletic aspirations and fitness goals by engaging
in their areas of interest or discovering new passions. Life Time Fitness owns and operates
distinctive, large-format, sports, fitness, family recreation and spa destinations. The Applicant’s
Healthy Way of Life approach enables customers to achieve their goals by providing the best
programs, people and places. As of November 6, 2014, the Company operated 113 centers under
the Life Time Fitness and Life Time Athletic brands in the United States and Canada.
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Finger Companies
Since 1958, The Finger Companies’ (www.fingercompanies.com) has built a reputation as the
leading independent developer of luxury multi-family properties. These include numerous
communities in Houston, Texas, its headquarters, as well as developments in California,
Colorado, Florida, Georgia, Illinois, Massachusetts, Minnesota, and Texas. Its success stems
from a commitment to long-term investment, to cutting edge products design, the highest quality
construction, superb landscaping, lavish resident amenities, superior property management and
above all, the great locations. As a result, The Finger Companies creates truly unique properties
that not only withstand the test of time, but also enhance the communities they serve.
Construction at Finger Companies’ developments is managed by Finger Construction Company,
a firm established to provide project management services, field expertise and quality
construction at all sites. Additionally, the Company specifies only the finest building materials,
a policy that has enabled The Finger Companies to preserve high market values for its properties,
year in and year out. The completed development is managed by FEMCO, one of The Finger
Companies’ affiliates established to provide renters with high expectations and the satisfaction of
those expectations.
Children’s Learning Adventure
Through its proprietary curriculum and amenity-rich facilities, Children’s Learning Adventure
(“CLA”) is quickly becoming the nation’s elite provider of early childhood education. Founded
in 2008, and headquartered in Phoenix, Arizona, CLA has 25 facilities open in 6 states as of
February 2015, and by year end 2016, CLA will have approximately 60 locations in 10 states.
CLA’s mission is to help children become confident, independent learners who will develop a
strong sense of self-worth, enabling them to make positive life choices.
CLA’s Lifetime Adventures curriculum was developed in cooperation among CLA, leading
childhood brain experts, and parents with the underlying philosophy that children have a
limitless capacity for learning. This potential is realized through stimulating facilities that
feature unique amenities for kids aged 6 weeks through 12 years, including a math & science lab
with planetarium, television studio, commercial grade cooking school, art studio with kiln,
bowling lanes, full-court basketball, and many more.
Overview of Project
Life Time Fitness
Life Time Fitness is proposing to construct a three-story, approximately 93,000 square-foot
health, fitness and recreation center with an approximately 40,000 square-foot outdoor pool
deck. This center will include cardiovascular and resistance training areas, indoor and outdoor
pools, a cycling studio, yoga, pilates, and group fitness studios. For children, dance, art, music
and tumbling studios are included. This center will also feature indoor and outdoor cafes and a
salon and spa.
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All of these amenities are set in a luxury resort- and spa-like environment. The building has a
sophisticated and timeless exterior that is finished with brick, natural limestone and glass. The
interior features spaces finished with granite, cherry millwork and natural stone tile. These
finishes combined with generous spaces dedicated to lounge areas for socializing and relaxing
give a feeling more like that of a country club than a traditional health and fitness center.
In addition to the array of amenities and the luxury setting, the country club feel is further
enhanced by the services provided. In addition to the cafes and full-service salon and spa, all
members receive access to Life Time’s Diamond Destinations concierge service, towel service
and are provided with complimentary toiletries in the locker rooms such as shampoo, shaving
cream and razors.
While Life Time Fitness does have another location nearby at 5300 Old Orchard Road in Skokie,
there are multiple reasons for the addition of this location in Northbrook. First, the Old Orchard
Road location actually operates well above its projected membership capacity. In some ways,
this is a good problem to have but it also drives up operational demands and impacts the
Company’s ability to provide the member experience that it stakes its reputation on.
Additionally, the Old Orchard Road location fails to capture potential members from both certain
geographic and demographic subsets of Northbrook and nearby communities. This proposed
center is located to cater to the geographic area that is not currently being reached and the
upscale amenities and country club nature of the proposed location are designed to best suit the
demographic in this particular, unreached market.
Residential
The Finger Companies’ commitment to quality consistently guides its development process.
From site selection to architecture and building materials to amenities, it maintains a standard of
excellence second to none. The Finger Companies is a vertically integrated company and
manages its own development, construction, property management, and marketing.
A 338-unit, four-story luxury apartment community with a five-story, 575-stall parking garage is
planned for 1000 Skokie Boulevard. This will include two resort-style pools and courtyards that
will allow residents to gather and socialize, relax next to fire pits, cook on gas grills, and walk
pets. The courtyards will be landscaped with only the finest materials and will be maintained
year-round by onsite maintenance staff.
Community amenities may include:
• State-of-the-art Fitness Center with
TRX system
• Resort-style pool
• Fire pits
• Outdoor grilling stations
• Resident Event room
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Resident Library
Resident Business Center
Resident Conference Room
24-hour Emergency Maintenance
Onsite maintenance staff
WiFi-enabled common areas
Unit amenities may include:
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Gourmet kitchens with gas ranges
Stainless steel appliances
10-foot ceilings
Oversized Roman tubs and/or standalone tile-to-ceiling showers
Full-size premium washer and dryer
Stand-alone islands
Built-in wine chillers
Custom wood cabinets
Under mounted sinks
Quartz and granite counter tops
Custom hardwood floors
The proposed development will benefit due to a limited supply of new luxury multifamily over
the last 15 years in the Chicago North Shore area and will appeal to young professionals, “Empty
Nesters,” and the growing demand from “Renters by Choice” who prefer the benefits of renting
over home ownership. It will be comprised of 70% one-bedroom units with an average size of
742 square feet and 30% two-bedroom units with an average size of 1,268 square feet. The
overall average square footage per unit will be approximately 900. Construction is expected for
the spring of 2016 with occupancy beginning in the summer of 2017.
Child Care Facility
CLA plans to construct a one-story, single-building 43,000-square foot facility with an
approximately 40,000-50,000-square foot adjacent fully-enclosed playground on the remaining
4.1 acre parcel at the south end of the subject property. CLA views Northbrook as an “elite”
location, and will be offering amenities and services beyond its typical facility. Standard CLA
amenities include the following:
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Laboratory Lagoon: a science lab, complete with planetarium, where children focus on
math and science skills
Imagination Island: an imaginary city where children learn interpersonal relationship
skills
Picture Paradise: a real television studio where children learn public speaking skills and
produce their own broadcasts
Reading Reef: an expansive library with giant fish tank and tablets loaded with CLA’s
proprietary learning curriculum
Afterschool Complex: CLA features an entire dedicated wing of its facilities to schoolage children. Its amenities include the following:
o Full court indoor basketball
o Bowling lanes by Brunswick
o Commercial grade cooking school
o Large, quiet study lounge
o iPad/computer Lab
o Broadway-style theater
In addition to the amenities listed above, CLA plans to include the following new school-age
amenities in Northbrook:
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A full music room, with four rows of risers built in and includes a music recording
studio
Modern dance room
Classical dance room
Expansive tutoring facility
These additional amenities will also be used to offer additional classes to children in evenings,
and on weekends, providing parents the convenience of having all services they seek for their
children being offered in one location, and at times that are convenient for parents.
CLA has strategically chosen Northbrook as a flagship location in the Chicagoland market. The
Northbrook/North Shore trade area is generally lacking in high end educational facilities and
services for young children, and CLA offers high-end services that will be appealing to local
residents. Additionally, the proposed co-occupancy with Lifetime Fitness represents ideal
synergy to residents of Northbrook. Upon full approval from the Village, CLA plans to start
construction of its building at approximately the same time Lifetime Fitness breaks ground, and
is anticipating a co-grand opening with Lifetime in late 2016, early 2017.
Please visit www.ChildrensLearningAdventure.com to see and learn more about the operator.
Vehicular Access/Public Right-of-Way Improvements
Vehicular access for the development will primarily occur by means of three curb-cuts along
Skokie Boulevard that are aligned with the curb cuts for the commercial developments to the east
of the development. The two northernmost curb cuts will be full access; the southernmost curb
cut will be three-quarter access. Residents of the residential development will have access the
residential parking garage through a new proposed secondary curb cut off Sunset Ridge
Boulevard, which will be restricted to right-in/left-out/right-out turning movements and will
include signage indicating that the access is “Residents Only”.
All drop-off and pick-up at CLA will require the caregiver to park and go inside the facility. The
parking lot in front of the CLA facility has been designed to avoid conflicts between pedestrians
dropping off their children and vehicles looking for spaces. Buses (which will fit in a standard
parking stall) will enter the site and park in spaces along the northern façade to drop-off students.
The proposed development will include a number of public right-of-way improvements to ensure
that the surrounding roadways continue to operate at acceptable levels of service, including
restriping, additional turn-lanes and a new traffic signal at the middle access point for the
development. Please see the Traffic and Parking Impact Study for more information.
Zoning and Comprehensive Plan
The proposed development conforms with the plan for the subject property outlined in the
Comprehensive Plan, which designates the Property as Major Corridor Multi-Use (“MU-MC”).
The MU-MC classification is “intended to provide areas to accommodate a mixture of higher
density multi-family housing, retail, restaurant, business and professional offices, personal and
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business services…that are predominately integrated horizontally on a development site.” As a
mixed-use concept that incorporates multi-family housing, personal services and a child care
facility, the development incorporates most of the MU-MC elements into an integrated
development. Please see Exhibit A for more detail regarding compliance with specific elements
of the Comprehensive Plan, including a summary of sustainable elements.
The property is currently located in the O-3 General Office District. In order to facilitate the
construction of the project, the Developer will be seeking relief from the Village Board,
including rezoning of the property to the O-4 Boulevard Office District (including a text
amendment to allow mapping of the O-4 District within 400’ of a residential lot), special permits
granting approval of a planned development, a physical fitness center, child care facility and wall
signs over 20’ in height and over 100 square feet in size in the O-4 District, site plan approval, a
variation for setbacks, exceptions for parking stall size and parking ratio and any further relief
necessary to allow for the proposed development. The Developer also seeks to create a new
three-lot subdivision in which the residential project, Life Time Fitness facility and Children’s
Learning Adventure Facility are in separate lots. This will be necessary for, among other things,
securing necessary financing and creating separate tax PINs. The Developer anticipates creating
a Declaration of Easements and Covenants (or similar) to ensure necessary cross-access between
the proposed lots and for continued proper maintenance of the project.
Conclusion
The proposed development will have a positive impact on the surrounding properties in the
Skokie Boulevard Corridor and a significant positive effect on the Village fiscally, including a
net benefit to the Village of approximately $3,000,000.00, to School District 28 of approximately
$7,700,000.00 and to School District 225 of approximately $6,800,000.00 – all over 20 years.
The proposed unified development will offer valuable amenities to the surrounding residents and
office users and put this important parcel of land to productive use. The Applicant looks forward
to bringing this exciting development opportunity to Northbrook.
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EXHIBIT A
COMPREHENSIVE PLAN ELEMENTS
Overall Comprehensive Plan Elements
Environmental Protection
The proposed development utilizes abundant landscaping and environmentally friendly
construction and development techniques in furtherance of this element.
The overall nature of the development, as a mixed-use development, provides a number of
environmental benefits. By locating a residential component amongst commercial businesses,
residents of the development are able to easily walk or bike to use the commercial components of
the development or of other nearby commercial areas such as the recently approved 770 Skokie
development. Skokie Boulevard is also a significant office corridor. It is conceivable that a
resident of this development could work at an office along Skokie Boulevard, drop their child off
at CLA, shop at 770 Skokie and frequent LTF without ever having to drive a car.
This is also a previously developed site. The Village is not losing green space as a result of this
development. The site is currently nearly completely covered with pavement. This development
will increase the overall green space on the site and will provide modern storm water
management facilities to treat the runoff from the property; something that does not happen
today. Development of a previously developed site also results in far fewer infrastructure
expansions. This site is already served by sufficient roadways, municipal services and utilities.
Life Time Fitness Building. The Life Time building will employ several sustainable elements.
The building will have (2) custom built Energy Recovery Units. One for the pool and another
unit for the locker rooms. The units will use the exhaust air from the spaces to pre-heat the
outside air being provided to the spaces, which greatly reduces energy costs.
All of the roof top units serving the building will be High Efficiency Units, which contain drives
that allow the air flow to be varied to save energy. Certain roof top units will have demand
control ventilation controls (CO2 Sensors) to control the amount of outside air delivered to the
space to save energy and maintain the proper amount of outside air for the space.
The building will have several standard efficiency boilers to serve the domestic water heating
and pool heating. The boilers will be controlled and sequenced on and off based on demand of
the system. The boilers will be able to have their temperature set back based on outside air
temperature.
The HVAC Equipment will be fully integrated with a central controls system that will allow the
system to be scheduled with temperature set back during occupied and unoccupied times. The
system will send alarms to Life Time Corporate to help maintain the HVAC System and operate
it efficiently and keep energy cost as low as possible.
The Life Time Building will utilize some LED lighting that the industry has developed which
meets the Life Time requirements for look and feel. The industry is changing at a rapid rate; as
LED technology improves, Life Time evaluates and implements the upgrade to save energy
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while maintaining lighting levels. About 5% of the lighting fixtures in the building will be LED.
In addition, occupancy sensors will be installed throughout the building to control lighting. All
the exterior lighting will be controlled by global photocell sensor.
The Life Time building will feature a white TPO roof, which will reflect solar heat rather than
absorbing it; reducing the energy required to cool the building.
Residential Building. The residential building and parking garage will use high efficiency
lighting. It will also utilize a central boiler, eliminating the need for 338 individual water
heaters. The Finger Companies also utilizes durable counter tops (either granite or quartz) and
tile and wood floors to increase the durability and life span of those surfaces and provides for
high efficiency gas cooktops in each unit. It will use high efficiency appliances and focus
heavily on the electric uses in the common area to maximize the efficiently of the HVAC
systems and lighting systems. Additionally, having residents park in a structured parking garage
greatly reduces the land area needed.
Children's Learning Adventure Building. The CLA building envelope, which includes exterior
walls and the roof structure, are designed with Structural Insulated Panels (SIP). These panels are
designed with an environmental friendly expanded polystyrene (ESP) core that provides for
stable R-values that have no thermal drift over the entire service-life. R-values for the wall and
roof panels range from 30 to 42 depending on the panel thickness.
The lighting design extensively incorporates energy efficiency LED lighting which is controlled
by an energy management system (EMS). The EMS is programmed to turn on and off exterior
signage and interior & exterior lighting based on the building's occupancy status. In addition to
the EMS, low occupant areas of the building such as restroom and housekeeping areas of the
building incorporate occupancy sensors to control lighting.
The heating and cooling system for the building is designed with high efficiency rooftop units
(RTU). These RTU are also controlled by the same building EMS that controls lighting. The
EMS is programmed to turn on the RTU's in a "ramped" manner based on the building's
occupancy load which avoids peak energy demand. The units all contain entropy control features
that will allow for free cooling when the exterior temperature falls below the cooling set points.
The CLA building also features floor coverings that are primarily composed of Marmoleum, a
natural sustainable linoleum. Marmoleum is made from 97% natural raw materials, 70% of
which are rapidly renewable along with a 43% recycled content.
Neighborhoods, Housing & Community Diversity
The residential portion of the proposed development presents an opportunity to provide an
under-represented housing option into the community.
Further, the landscape and architectural plans are high-quality and thoughtful. The site design
has been carefully reviewed and vetted by all three proposed users and their in-house and
external consultants and will be a valuable addition to the neighborhood.
Community Character, Culture & Design
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The landscaping and pedestrian elements are integrated throughout the proposed development,
which is connected by sidewalks that make the site pedestrian-friendly. This, along with the
high-quality landscape and architectural design, will enhance the Village’s profile and solidify its
commitment to high-quality design and development.
Transportation Choices
As explained in the traffic study, the surrounding street improvements have been carefully
examined and explored to ensure that the surrounding streets and roadways will operate at
acceptable levels of service upon completion of the proposed development.
Public Services, Facilities & Infrastructure
As the engineering and drainage analysis shows, the proposed development will utilize advanced
techniques to accommodate drainage. Other public services and government agencies will be
benefited by the increased tax revenues that will be generated by this currently-underutilized
land.
Skokie Boulevard Policies
The proposed development is an excellent embodiment of the Skokie Boulevard Policies in the
Comprehensive Plan. The new residential, fitness facility and child care services will serve the
existing land uses and businesses in the Skokie Boulevard corridor, attracting new businesses
and clientele.
Specific Comprehensive Plan Goals
The proposed development also complies with many specific comprehensive plan goals,
including the following:
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Promote a land use pattern that is consistent with a high quality office corridor, while still
providing opportunities for appropriate retail and other complementary land uses.
The proposed development fulfills this goal by providing high-quality fitness and child care uses
that will serve the surrounding offices while also providing a residential option for employees
who want to eliminate any commute and others seeking to live in the area. The development will
complement the office corridor and provide services to its employees that they previously had to
travel to other parts of Northbrook – or outside of Northbrook – to access. Further, the residential
development will bring additional residents into the Skokie Boulevard Corridor who will
patronize the shops and restaurants, having a positive economic result beyond the development’s
boundaries.
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New development or redevelopment activities should be of an appropriate scale and site
design.
The Applicant is utilizing a high-quality site design and has done market studies to ensure that
the proposed development is in demand and will be an asset to the Village.
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•
Encourage development and redevelopment that has a positive impact on the Village and
local taxing bodies.
As the tax impact study demonstrates, the proposed development will be a productive use of
currently partially vacant land and will have a significant positive impact on the Village and
taxing bodies, including a net benefit of approximately $3,000,000 to the Village over 20 years.
•
Encourage excellent architectural design and quality building materials through the use
of varied setbacks, roof lines, windows and other architectural features to help minimize
the visual impact of larger buildings.
The three buildings have selected high-quality materials and thoughtful design to minimize any
impact of the development. The Life Time Fitness and Children’s Learning Adventure buildings
are both set back from the surrounding streets by parking and extensive landscaping. The
residential building also utilizes extensive screening and landscaping to minimize its impact. All
three buildings will be developed using unified and consistent landscaping to ensure an overall
top-tier development.
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Discourage proliferation of curb cuts on Skokie Boulevard, while still providing efficient
ingress and egress to both customers and delivery vehicles.
The site will be served by just two curb cuts on Skokie Boulevard, which is significantly fewer
than other developments in the area. As shown in the traffic study, the proposed means of
ingress and egress are appropriately placed and spaced to provide efficient access to the site.
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Encourage extensive landscaping in and around new development projects to create high
quality commercial and multi‐use development
The proposed landscaping plan takes advantage of extensive landscaping and will meet or
exceed the quality of other commercial developments in the Village. Seasonal variety, color,
texture and diverse species have been used to work in harmony with the architecture and to
mitigate the impact of the parking lot.
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Affordable housing.
The residential component of the proposed development will provide a type of housing that is
currently underrepresented from Northbrook.
Skokie Boulevard Redevelopment Plan
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Ensure that new development or redevelopment activities are of an appropriate scale and
promote quality design in architecture, landscaping and site planning.
All three users of the proposed development are particularly invested in high-quality building
and landscape design to attract high-end residential, fitness and child care users.
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•
Ensure that new development or redevelopment plans do not overburden the service
capacity of the Village, school district or park district.
As noted in the application materials, the proposed residential development will offer a number
of on-site amenities and is anticipated to produce a de minimis number of students. Further, the
Life Time Fitness facility will provide additional physical fitness options for Northbrook
residents, relieving any burden on the park district. Additionally, as shown in the Tax Impact
Study, the overall development will provide immense fiscal benefits to the Village. Overall, the
proposed development will only benefit, rather than burden, the Village, school district and park
district.
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DOCKET REVIEW CHECKLIST – REVIEW #2
VILLAGE OF NORTHBROOK – DEVELOPMENT & PLANNING DEPT.
DOCKET NO.: 15-15: 1000 Skokie – LTF Mixed Use Development DATE OF REVIEW: 6/9/15
(Rezoning, Planned Development, Tentative Plat, Special Permits & Other Relief)
ESCROW ACCOUNT: 61-0000-276-21
ZONING CODE COMPLIANCE
Not
Applicable Approved
(A) Meets Purpose of O-4 Zoning District
Not
Approved
(See below –
Comment #)
Approved w/
Conditions,
(See below –
Comment #)
A
(B) Special/Permitted Use in O-4 Zoning District
B
Comments:
A & B – Approved subject to the Board approving the following necessary zoning and subdivision relief. The
below identified items, are the relief requested by the Applicant and identified by staff to date; there may be
additional items following the review of more detailed revised plans :
A. Text amendments to the purpose statement of the O-4 Boulevard Office District to allow properties
within 400 feet of any residential lot line to be rezoned to the O-4 District;
B. Rezoning of the Subject Property from the O-3 General Office District to the O-4 Boulevard Office
District.
C. Approval of a special permit for a mixed use planned development on the Subject Property, and concept
plan approval for said planned development. The proposed uses within the planned development
include, a Life Time Fitness (LTF) physical fitness facility, Children’s Learning Adventure Center (CLAC)
early education facility, and four-story multi-family building with up to 338 dwelling units.
D. Tentative subdivision plat approval.
E. Approval of the following special permits:
1. to allow a floor area ratio no greater than 0.73.
2. to allow Life Time Fitness to construct and operate a physical fitness facility.
3. to allow Children’s Learning Adventure to construct and operate child day care services.
4. to allow wall signs on the LTF building the tops of two signs which are no more than 52’-3” from
grade and the top of one sign which is no more than 45’-6” from grade.
5. to allow a wall sign on the LTF building that is no larger than 157 square feet;
6. to allow wall signs on the CLAC building the tops of three signs which are no more than 32’-0”
from grade and the tops of three additional signs which are no more than 27’-4” from grade.
7. to allow three wall signs on the east façade of the CLAC building that are each respectively no
larger than 105, 127, and 128 square feet and which in total are not in excess of 7.6% of the wall
area to which they are affixed. (Will need an amended special permit worksheet)
F. Approval of the following Zoning Code yard and setback variations for the following:
1. A reduction of the required front building setback along Skokie Boulevard from 80’ to no less
than 54’ to accommodate the proposed residential building.
2. A reduction of the required front building setback along Sunset Ridge from 80’ to no less than
33’ to accommodate the proposed residential building/parking structure.
3. A reduction of the required front yard along Sunset Ridge from 50’ to no less than 33’ to the
proposed residential building/parking structure. (Note figure is different than what you
submitted. We do allow drive aisles that do not access parking spaces within the required yard.
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Not
Applicable Approved
Not
Approved
(See below –
Comment #)
Approved w/
Conditions,
(See below –
Comment #)
(You will need to amend variation worksheet).
4. A reduction of the required interior side setback along the north property line from 50’ to no
less than 49’ to accommodate the proposed residential building.
G. Approval of a waiver of the Zoning Code to waive the foundation landscaping requirements otherwise
applicable to the Subject Property.
H. Approval of the following exceptions to the Zoning Code requirements for the following:
1. to reduce the required number of parking spaces for the Residential Structure from 1,014 to 580
spaces;
2. to reduce the standard parking stall dimensions for the surface parking spaces and the standard
parking spaces within the residential structure from 9 feet wide by 20 feet long to 9 feet wide by
18 feet long; and
3. to reduce the required number of parking spaces for the LTF building from ______ to _____
spaces. (Probably not necessary given the additional information the Applicant plans to submit
yet this week).
I. Approval of the following variations of the Subdivision & Development Code requirements
1. to waive the requirement that the overhead utilities lines along Sunset Ridge Road be buried
and to allow a fee to be paid in lieu of burial of these overhead lines.
2. to waive the requirement to install a sidewalk along the Sunset Ridge Road right-of-way. (Will
need to provide a summary of the request for such a variation).
Response: All of the above-listed relief has been requested, with the exception of (1) the
three wall signs on the CLA building over 100’, (2) the reduction in the number of parking
spaces for the LTF building and (3) the requirement to install a sidewalk on Sunset Ridge, as
these relief items are no longer needed.
(C) Bulk, Space, Yard Requirements
(Section 3-110)
C1. Maximum Height
C1
C2. Minimum Lot Area and Dimensions
C2
C3. Minimum Yards & Setbacks
C3
C4. Maximum Floor Area Ratio
C4
C5. Maximum Lot Coverage
X
C6. Maximum Building Coverage
X
Comments:
C1 Maximum Height – No comments
C2 Minimum Lot Area and Dimensions - These are measured over the entire planned development zoning lot,
not the individual lots. The lot complies.
C3 Minimum Yards & Setbacks - The following variations have been identified:
a) A reduction of the required front building setback along Skokie Boulevard from 80’ to no less than 54’ to
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2
Not
Applicable Approved
Not
Approved
(See below –
Comment #)
Approved w/
Conditions,
(See below –
Comment #)
accommodate the proposed residential building.
b) A reduction of the required front building setback along Sunset Ridge from 80’ to no less than 33’ to
accommodate the proposed residential building/parking structure. (Drive aisles can be located in
required yards)
c) A reduction of the required front yard along Sunset Ridge from 50’ to no less than 33’ to the proposed
residential building/parking structure.
d) A reduction of the required interior side setback along the north property line from 50’ to no less than
49’ to accommodate the proposed residential building. (On the Preliminary Site Dimensional and Paving
(PSDP) plan, please show this measurement.)
Response: These variations have been requested.
C4 Maximum Floor Area Ratio –
a) Since your first submittal, all of the floor areas of the buildings have increased, the residential building
from 397,020 sf to 433,000 sf, the LTF building from 86,000 to 93,000, and the CLA building from 40,000
sf to 43,000 sf. Based upon communications with the Applicant team these are due to further
refinement to the gross floor area calculations. Remember at time of final plan approval, you will be
required to provide p-line drawings verifying the floor area of each building and to confirm that you will
comply with the approved special permit. Response: Noted.
b) Thank you for providing floor plans for LTF and CLA buildings. Please also provide floor plans for each
floor, not just individual units, for the residential building. We recognize this may be refined, but it it is
helpful in the Plan Commission deliberations. Response: The residential building floor plans are
enclosed.
C5 Maximum Lot Coverage – Not applicable
C6 Maximum Building Coverage - Not applicable
(D) Special District Regulations
D1. Village Green
D2. Flood Hazard
D3. Redevelopment
D4. Techny
(Article VIII, Part __________)
X
Comments:
EAST\101465874.1
3
Not
Applicable Approved
(E) Accessory and Temporary Structures/Uses
E1. Accessory Structures and Uses
E2. Temporary Uses
(Article IX, Part I-A)
Not
Approved
(See below –
Comment #)
Approved w/
Conditions,
(See below –
Comment #)
X
Comments:
(F) Off-Street Parking
(Article IX, Part I-B, Section 9-104)
F1. Location
F1
F2. Design & Maintenance
F2
F3. Landbanking of Required Parking Spaces
X
F4. Required Spaces by Land Use
F4
F5. Required Handicapped Spaces
F5
Comments:
F1 Location
a) On the floor plan for the parking structure, please show the location for guest parking and how guests
will access the parking spaces. In your most recent response, you state that there will be a separate
lane for guests to enter the residential garage, but the plans you have submitted do not show this. Also
you have stated that access onto Sunset Ridge will be for residents only. The plan sheets should note
that. Response: The revised site plan shows the visitor entrance in the circular drive and the
elevations show the gate and arm at the entrance to the garage. The signage plans include a
proposed “Residents Only” sign that will be placed at the Sunset Ridge entrance.
F2 Design & Maintenance
a) As previously noted, you have requested an exception to allow 9’x18’ parking stalls on the surface and
within the residential garage.
b) You state the CLAC buses can fit into your proposed parking stalls, please provide the type and
dimensions of the buses. Response: CLA uses a standard, single-rear axle ¾ Chevy van conversion with
a 135” wheel base. The dimensions are 79” X 224”
F3 Landbanking of Required Parking Spaces – Not applicable
F4 Required Spaces by Land Use
a) Please provide a table and narrative that provides a maximum occupancy for the LTF building in order to
determine the minimum number of required parking spaces which is based upon 1 space per 3 persons
of design capacity. Depending upon what is provided will determine if a parking variation is necessary.
Response: LTF and Village staff have agreed to a method of computing a reasonable occupancy level.
b) Regarding the CLAC building, you show a capacity of 721students. Should the operator intend to have a
maximum enrollment less than this number, you can use that number for the parking requirement as
long as the operator agrees to limit the enrollment to that lower number as a condition of the special
EAST\101465874.1
4
Not
Applicable Approved
Not
Approved w/
Approved
Conditions,
(See below –
(See below –
Comment #)
Comment #)
permit approval Response: As the total parking appears to meet the requirements of the code, CLA
would prefer to maintain its occupancy at 721 students and not place other caps on enrollment.
c) It is noted that you are requesting an exception to reduce the required of number of parking spaces for
the residential building from 1,014 to 580 spaces or a little under 1.72 spaces per unit.
F5 Your narrative stated the number of accessible parking spaces for the residential building. Please include
those figures on the Preliminary Site Dimensional and Paving Plan table. Response: The preliminary site
dimensional plan (Sheet 3) has been updated with the number of accessible parking spaces as requested.
(G) Off- Street Loading
(Article IX, Part I-B, Section 9-105)
G1. Location
X
G2. Screening
X
G3. Design & Dimensions
G2
Comments:
G3Design & Dimensions
a) Show the dimension of the residential loading space on the site plan at no smaller than 12W x 50L x
15H. Response: The dimension of the residential loading space has been added to Sheet 3 of the
Preliminary Engineering Plans.
b) Every loading space shall be provided with sufficient maneuvering space on the zoning lot where it is
located to allow vehicles to access and exit the space without having to make any backing movement on
or into any public street. Please show that a semi-tractor trailer can access the loading area. Response:
The enclosed Truck Turn Exhibit shows the maneuvering for a WB-40 semi-truck to each loading area.
(H) Signs
(Article IX, I-C)
H1. Colors
H2. Functional Type Permitted
H3. Structural Type Permitted
H4. Number of Signs Per Lot Permitted
H5. Maximum Total Sign Area Per Zoning Lot
H6. Maximum Individual Sign Area (Proposed
Signs)
H7. Maximum Height (Proposed Signs)
H8. Minimum Setback (Proposed Signs)
H9. Illumination (Proposed Signs)
Comments:
H1. Colors - No comments
EAST\101465874.1
X
X
H3
X
H5
H6
H7
H8
X
5
Not
Applicable Approved
H2.
H3.
a)
b)
H4.
H5.
a)
H6.
a)
b)
H7.
a)
H8.
a)
Not
Approved
(See below –
Comment #)
Approved w/
Conditions,
(See below –
Comment #)
Functional Types – No comments
Structural Types
The Life Café sign on the rear of the building appears appear to hang below the canopy. The Zoning Code
does not allow signs on canopies to project above, below, or beyond the physical dimensions of the
canopy. You need to either change the sign or request an exception to the sign regulations. This sign is
over six square feet and is to be included in all sign area calculations (add to sign area spreadsheet).
Response: The Life Café Poolside sign has been revised to fit within the physical dimensions of the
canopy – which consists of 12” tall steel members, bearing on 14” tall steel members for a total height
of 26”. The sign has been resized to 25” tall. See revised Exterior Building Signage sheet.
The two window signs on the north wall of the building are setback far enough that they are not included
in any sign area calculations. The permanent window signs on the east wall; however, are treated
similar to wall signs and should be included in the sign area calculations. Response: Please see the
revised sign area calculation spreadsheet, which includes the east window signs.
Number of Signs Per Lot – No comment
Maximum Total Sign Area Per Lot
The site has 1,937.78 lineal feet of frontage; therefore, the total plan development is allowed 1,937.78
square feet of signage. Total sign area for the entire site includes any ground signs, wall signs, canopy &
(awning) signs, and permanent window signs. Please update and resubmit your spreadsheet based
upon all comments in this review. Response: A spreadsheet including all signage areas and pertinent
percentages of the façade area has been provided. The total area of signage for the project is 1,150.07
sf which is less than the allowed 1,937.78 sf that is permitted. All facades with multiple signs are also
less than 5%, cumulatively, of the façade area.
Maximum Sign Area Per Sign
In the O-4 District, wall signs (and permanent window signs) cannot exceed 100 sf per sign face or cover
more than 5% of the wall to which it is affixed, whichever is less (A wall face that has more than one
sign, the sign area in total cannot exceed 5% of the wall.) However, in the O-4 District, one can request
special permit approval for wall signs in excess of 100 square feet per sign face and in excess of 5% of
the wall to which it is affixed; provided, however, that in no event shall any wall sign exceed 200 square
feet per sign face. The three permanent window (wall) signs on the east elevation are each 105, 127,
and 128 square feet based upon our calculations (Note: the sign area measurement must include the
gray area of the sign message.) Each will require special permit approval. Response: The CLA sign plans
have been revised such that relief is not necessary.
Note at final plan approval, you will need to provide more detailed information regarding your
calculations for wall area for each wall that a sign is affixed. Response: Noted.
Sign Height
It is noted that you are requesting special permit approval for the height of the wall signs on LTF and
CLAC buildings.
Setback
You must show the location of the proposed residential building ground sign along Sunset Ridge Road on
EAST\101465874.1
6
Not
Applicable Approved
Not
Approved w/
Approved
Conditions,
(See below –
(See below –
Comment #)
Comment #)
the Preliminary Site Dimensional & Paving Plan. The sign must be set back at least 15 feet from the
front property line and six feet from all other property lines. If a sign is less than 15 feet from the front
property line, a variation must be requested. Response: The residential ground sign is shown on the
Site Dimensional and Paving Plan and is set back from the property line by 15’.
(I) Buffers and Landscaping Requirements
(Article IX, I-D)
I1. Foundation Landscaping
I1
I2. Parking Lots and Garages
I2
I3. Loading Spaces
I3
I4. Perimeter Landscaped Open Space
I4
I5. Special Protective Requirements for NonI5
Dwelling Uses Abutting Residential Use
I6. Roof Top Mechanical Equipment
I6
I7. Residential Recreational Facilities
I7
I8. Refuse Containers, Outdoor Storage
I8
I9. Screening & Landscaping within Sight
I9
Triangles
I10. Fences & Walls
I10
Comments:
I1. Foundation Landscaping
a) Based upon my review of the landscaping plan, the LTF and CLAC buildings do not comply with the
foundation landscaping requirements of Section 9-10B of the Zoning Code. It is noted you are
requesting a waiver of this requirement. Response: Confirmed.
I2. Parking Lots & Garages
a) The commissions and board will determine if the proposed parking garage complies with Subsection 9107C.3, which reads:
The exterior surface of the garage shall be constructed of the same materials as, or materials
architecturally and aesthetically compatible with, the principal building to which it is accessory.
Response: Noted. The elevations show a brick veneer on the face of parking garage.
I3. Loading Spaces
a) Need to note location of loading space on site plan sheet and identify that it will be screened by a wall
as you indicated in your response to staff’s first set of review comments. Response: The loading space
has been identified on the plan and the screen wall has been identified.
I4. Perimeter Landscaped Open Space – Not applicable
I5. Special Protective Requirements for Non-Dwelling Uses Abutting Residential Use – Not applicable
I6. Rooftop Mechanical Equipment
EAST\101465874.1
7
Not
Applicable Approved
Not
Approved w/
Approved
Conditions,
(See below –
(See below –
Comment #)
Comment #)
a) You have noted that at the time of final plan approval, you will demonstrate how any rooftop
mechanical equipment will be screened in compliance with Section 9-107H of the Zoning Code
Response: Compliance will be demonstrated at time of final approval.
I7. Residential Recreational Facilities – Not applicable
I8. Refuse Containers, Outdoor Storage
a) Please show on floor plans the location of refuse containers for the residential building. Response: The
site plan shows the trash rooms. On trash days, the bins will be wheeled to the loading dock where
the truck will empty them.
I9. Screening and Landscaping within Sight Triangles – Not applicable
I10. Fences & Walls
a) Is Detail 10 on Sheer AS1-1 prepared by Casco, the proposed fence for the CLAC proposed play area?
That doesn’t seem to be appropriate for a children’s play areas. As part of the special permit for the
day care, the Commission will want to see how the play area will be secured with your proposed fence.
Response: No, this ornamental fence is located outside of the rotunda and outside the play area. A
detail from the Flower Mound, TX project has been included, which illustrates the type and style of
the play area fence as well as a site plan with the fence line showing that the play area is completely
secured.
(J) Variations/Waivers
(Article Sec. 11-530)
J
Comments:
J – See list of potential necessary relief at the beginning of this report and throughout this report.
(K) Supplemental Regulations for Particular Uses
(Article IX, Part X)
Comments:
EAST\101465874.1
K
8
OTHER ITEMS
1. Please remember that your written response to staff comments submitted along with your most recent
resubmittal will not be going to the Plan Commission (your written response to this set of staff comment’s is
what will be sent to the Commission). So for any issues you addressed in those response documents, you may
want to make sure they are addressed in some other written manner when you resubmit materials for the Plan
Commission meeting. Response: Noted. Please see the revised Project Narrative.
2. Also, you will want to review your application forms and written narratives to ensure that the numbers in them
correspond with the numbers on your revised plan sheets (e.g. LTF building and CLA building floor area figures).
Response: Noted.
3. Elevations were provided of the residential building; however, no information was provided on the plan sheets
regarding the basic materials of the building. This will be questioned by both the Plan Commission and ACC. We
recommend providing general material information. Response: The revised elevations show the proposed
building materials
4. Application Form & Attachments
a. Planned Development Worksheet – It is noted you have provided a draft declaration of easements and
covenants for the planned development. They will need to be further refined and more detailed
regarding maintenance responsibilities at time of final plan approval. Response: Noted.
b. Phasing of the development – Will there be a phasing to the development, or is it all planned to occur at
one time? (Note: a separate question that will need to be addressed at final plan approval is
construction phasing). Response: LTF will be completing the removal of the existing pavement and
grading of the entire property. LTF will also complete the necessary off-site improvements and all
utility work with the exception of that within the Finger Companies’ lot. It is expected that all buildings
will begin construction at approximately the same time. The duration of each building’s construction
timeline will differ and will need to be coordinated, so on-going construction is phased to
accommodate the earlier opening buildings. LTF will be completing all of the work on the LTF and CLA
lots with the exception of the actual CLA building and outdoor play area.
c. Special Permit, Variation, Exception, Etc. Worksheets – Based upon these review comments you may
need to revise/add worksheets. Be specific regarding the exact relief you are requesting. Response:
Noted. The application forms section in the submission has been reviewed to confirm all relief is
included and specific.
d. Residential Market Analysis
i. As we have previously stated, you will want to present to the Plan Commission a summary of the
market study to demonstrate that there is a need for additional apartments in the market.
Response: TFC will be prepared to demonstrate for the Plan Commission the outcomes of the
market study.
The Finger Companies have developed, owned, and operated apartment communities in the
north and northeastern suburbs of Chicago for over 40 years. Based on our local knowledge
we are confident that there is more than adequate demand to justify new apartment
developments in this submarket.
The north and northeastern suburbs of Chicago have seen limited apartment construction in
the last 30 years. In the last 15 years only 5 apartment communities have been delivered.
Currently, the vacancy rate for the submarket for properties not under construction or recently
EAST\101465874.1
9
delivered developments is 1.6%. A vacancy rate of 5% to 6% is considered to be a market in
equilibrium.
Job growth is the primary driver of demand for apartments. Historically, for every 6 jobs
created equates to demand for one apartment. Based on Moody Analytics, the Chicago MSA
will create 288,100 jobs between 2015 and 2019, creating demand for 48,017 apartment
homes. Currently 53.2% of the Chicago MSA’s employment base is within a 40 minute
commute from the proposed development. Given the current job creation forecast, this
equates to demand for 25,544 apartment homes. Tracy Cross and Associates, Inc. is tracking all
proposed new apartment developments in the submarket, currently there are only a total of
2,062 apartment homes in the planning stage.
The proposed development site will meet the demand for renters seeking new, high-end
apartments that are conveniently located near the major sources of suburban employment in
the northern suburbs and close to high-end retailers. The amenities offered at the proposed
development will include high-end stainless steel appliances, under the counter wine chiller,
granite counter tops, engineered wood floors, frameless glass shower enclosures, top of the
line hardware and fixtures, resort style pools, and state of the art fitness center. Tracey Cross
and Associates is projecting that the proposed development will achieve rents ranging from
$1,605 to $2,875 depending on size and location of the units, with an average rent of $2,100.
Given these rents, our residents will have an annual income of between $60,000 and over
$100,000 a year.
e. Traffic and Parking Study
i. Please see any comments from the Village Engineer and Traffic consultant.
f. When resubmitting any revised plan sheets (engineering plans, elevation plans, sign details, etc.), please
include name of the preparer and the date the plan sheet was prepared or the most recent date on
which the sheet was revised. Response: The name of the preparer and date of the revised plan sheet
are in the title block of each sheet.
EAST\101465874.1
10
SUBDIVISION & DEVELOPMENT CODE COMPLIANCE
Not
Applicable
Approved
Not Approved
(See below–#)
Approved w/
Conditions,
(See below –
Comment #)
(A) General Standards
(Section 4-101)
A1. Implementation of Official Comprehensive Plan
A1
A2. Lot Standards
A2
A3. Block Standards
A3
A4. Easement Standards
A4
A5. Public Land Dedication/Contribution Standards
A5
Comments:
A1. Implementation of Comprehensive Plan - See zoning comments
A2. Lot Standards - See zoning comments
A3. Block Standards - Not applicable
A4. Easement Standards – Please refer to the Village Attorney and Village Engineer comments. It should be noted
that a condition of approval will be securing the emergency access easement from ComEd. This will need to be
demonstrated at final plan approval. The easement will need to be provided in perpetuity. Response: Noted.
The Applicant is working to secure such emergency access.
A5. We acknowledge your response that you will agree to pay the required school, park, and library impacts fees
for each of the proposed residential units at time of occupancy permit of the multi-family building.
(B) Transportation and Circulation Design
(Section 4-102)
B1. Public Street and R-O-W Standards
B1
B2. General Transportation & Circulation Systems
B2
B3. Private Streets – Variation Required
B3
B4. Intersection Design Improvement
B4
B5. Cul-de-Sac Streets
B5
B6. Street Names & Lights
B6
B7. Sidewalks, Trails and Bike Paths
B6
B8. Consideration of Mass Transit Service
B8
B9. Off-Street Parking & Loading Requirements
B9
B10. Driveways
B10
B11. Parkway Tree Plantings
B11
Comments:
B1. Public Street and R-O-W Standards
a) Staff acknowledges your response to our question regarding the need for the secondary access, you will
need to present your argument for the need for the access point to the Plan Commission and Board of
EAST\101465874.1
11
Not
Applicable
Approved
Not Approved
(See below–#)
Approved w/
Conditions,
(See below –
Comment #)
Trustees.
b) In response to staff’s previous question, we acknowledge your response that you are will consider
contributing to the cost for those improvements to the Skokie/Sunset Ridge intersection that are necessary
to offset the impact of your development. Response: Agreed. We look forward to discussing the
necessary improvements, the impacts of this development and the fair distribution of costs.
B2. General Transportation & Circulation Systems
a) We acknowledge your response to our question regarding the proposed traffic pattern for CLAC in terms of
bus pick-up and drop-off. You’ll want to include that response in your written application narrative.
Response: Noted. Please see the revised Project Narrative.
B3. Private Streets – Variation Required – Not applicable
B4. Intersection Design Improvements – See comments from Village Engineer and Traffic consultant
B5. Cul-de-Sac Streets – Not applicable
B6. Street Names & Lights – Not applicable
B7. Sidewalk, Trails, and Bike Paths
a) You appear to be providing a private walkway on the Subject Property along Sunset Ridge. Why not
relocate a portion of it within the right of way to account for your requirement to install a public sidewalk
along Sunset Ridge. If you do not provide a sidewalk, you must request a variation. It should be noted
that the property to the north may redevelop soon, and the developer will be required to install a sidewalk
along the east side of Sunset Ridge. Response: A public walkway is being proposed within the Sunset
Ridge right-of-way as requested.
b) It would seem to be a nice amenity to provide the residents of your development access to the existing trail
to the west. We acknowledge your concern due to the 400 feet distance to make such a connection.
Response: The public sidewalk is proposed to be extended south within the Sunset Ridge right-of-way to
connect to the existing trail.
B8. Consideration of Mass Transit Service – Not applicable as currently there is no bus service along this portion of
Skokie Boulevard.
B9. Off-Street Parking & Loading Requirements – See zoning comments
B10. Driveways
a) As previously stated, please add a note to site plan indicated access of Sunset Ridge will only be for
residents of the residential building and that you are requesting that the driveway will be right-in; rightout, left-out only. Response: A note has been added to Sheet 3, Site Dimensional and Paving Plan that
states the limits of the proposed access
B11. Parkway Tree Plantings – See any comments from Village Forester.
(C) Environmental Protection Design & Improvements
(Section 4-103)
C1. Streams and Natural Drainage Courses
EAST\101465874.1
C1
12
Not
Applicable
Approved
Not Approved
(See below–#)
C2. Other Natural or Cultural Features
Comments:
C1. Streams and Natural Drainage Courses – Please refer to any comments from the Village Engineer.
C2. Other Natural or Cultural Features – Please refer to any comments from the Village Engineer.
(D) Public Utility Design & Improvement Standard
(Section 4-104)
D1. Stormwater Detention
D2. Solid Waste Storage and Disposal System
Comments:
D1. Please refer to Village Engineer’s comments.
D2. See comments in zoning section.
Approved w/
Conditions,
(See below –
Comment #)
C2
D1
D2
(E) Common Facilities; Design & Improvement
Standards
(Section 4-104)
E1. Subdivision & Development Entrance Signs
X
E2. Common Landscape Areas
E3. Common Fencing & Screening
E3
E4. Common Recreational Facilities
E4
E5. Standards for Establishment of Associations
E5
Comments:
E1. Subdivision & Development Entrance Signs – No comments
E2. Common Landscape Areas – We acknowledge that a declaration of easements and covenants will be
established at time of final plan approval to ensure consistent maintenance across the development.
E3. Common Fencing and Screening a) We acknowledge that the unifying design element of the fence will be brick columns of the fence.
E4. Common Recreational Facilities – Not applicable, as each use responsible for its own.
E5. Standards for Establishment of Associations - See previous comments.
(F) Other
F1. Burial of Overhead Lines
F2. Sustainable Development
F3. Other
Comments:
F1. Burial of Overhead Lines
EAST\101465874.1
F1
F2
13
Not
Applicable
Approved w/
Conditions,
(See below –
Comment #)
a) We acknowledge that you are requesting a waiver of having to bury the existing overhead utility lines along
Sunset Ridge Road and will agree to pay a fee in lieu of which is $100 lineal foot.
F2. Sustainable Development
a) We acknowledge your response regarding sustainable elements of the overall development as well as each
building within the development. You’ll want to include such a statement in your submittal to the Plan
Commission Response: Please see the revised Project Narrative, which includes a summary of sustainable
elements.
VILLAGE PLANS COMPLIANCE
Not
Applicable
Approved
Approved
Not Approved
(See below–#)
Not Approved
(See below –
Comment #)
Approved w/
Conditions,
(See below –
Comment #)
1
2
1.
Comprehensive Plan
2.
Affordable Housing Plan
3.
Bicycle Plan
3
4.
Central Business Area Plan
X
5.
Central Business Redevelopment Plan
X
6.
Skokie Boulevard Redevelopment Plan
6
Comments:
1. Comprehensive Plan - See zoning comments.
2. Affordable Housing Plan
a. We acknowledge your response that you do not plan to provide affordable housing units.
3. Bicycle Plan
a. On the Preliminary Site Dimensional and Paving Plan, please label the bike racks for CLAC. Also,
where will visitors to the residential building park their bicycles? Response: The bike racks for the
CLA building and residential building have been labeled on the Site Dimensional and Paving Plan
as requested.
4. Central Business Area Plan – Not Applicable
5. Central Business Redevelopment Plan – Not Applicable
6. Skokie Boulevard Redevelopment Plan - The project is consistent with this plan.
PREVIOUS APPROVALS
EAST\101465874.1
Not
Applicable
14
Approved
Not Approved
(See below –
Comment #)
Approved w/
Conditions,
(See below –
Comment #)
X
X
X
X
X
X
1.
Annexation Agreement
2.
Restrictive Covenants
3.
Special Permits
4.
Variations
5.
Plat/Subdivision Agreement
6.
Design Review Permit
Comments:
EAST\101465874.1
15
DOCUMENTS REVIEWED:
1.
2.
Plan Commission Application Binder only including updated application materials since the first application submittal.
Plan Sheets, including:
a. Preliminary Improvement Plans, prepare by Manhard Consulting, with the most recent revision date of May 14,
2015, consisting of 11 sheets.
b. Preliminary Stormwater Management Report, prepared by Manhard Consulting, with the most recent revision
date of May 14, 2015.
c. Life Time wall and ground sign plan, prepared by Life Time, dated May 2015, consisting of two sheets.
d. Landscape Plan, prepared by Manhard Consulting, with most recent revision date of May 14, 2015, consisting of
four sheets.
e. Photometric Site Plan, prepared by Emanuelson-Podas, with most recent revision date of March 30, 2015,
consisting of five sheets
f. Children’s Learning Path building floor plan, building elevations, detail sheet, prepared by Casco, not dated,
consisting of four sheets.
g. Life Time Fitness Floor Plans, prepared by Life Time, dated May 2015, consisting of three sheets.
h. Life Time Fitness Trash Enclosures & Fence Details, prepared by Life Time, dated May 2015, consisting of four
sheets
i. Conceptual Elevations
i. Multi-Family perspective drawings, prepared by Niles Bolton Associates, May 7, 2015, consisting of
one sheet.
ii. Conceptual Exterior Elevations for Life Time Fitness, prepared by Life Time, dated May 2015,
consisting of one sheet.
iii. Conceptual Exterior Elevations for Children’s Learning Adventure, prepared by Casco, dated April 8,
2015, consisting of one sheet.
j. Color Conceptual Site Plan & Perspective Drawings, prepared by unknown, dated May 2015, consisting of 6
sheets.
k. Delivery Truck Exhibit, prepared by Manhard Consulting, dated May 7, 2015.
l. Fire Hydrant Coverage Exhibit, prepared by Manhard Consulting, with the most recent revision date of April 28,
2015, consisting of one sheet.
m. Fire Truck Turn Exhibit, prepared by Manhard Consulting, with the most recent revision date of May 14, 2015,
consisting of one sheet.
EAST\101465874.1
16
Project Traffic Review #2
To:
David Schoon, Tom Poupard, Michaela Kohlstedt,
Paul Kendzior, & Kelly Hamill
Village of Northbrook
From:
Bill Grieve
Date:
June 8, 2015
Subject:
Proposed 1000 Skokie Boulevard Redevelopment
Commonwealth Edison Parcel
GEWALT HAMILTON ASSOCIATES, INC. (GHA) has reviewed the materials submitted for the above captioned project
distributed by the Village on May 19, 2015. Since our first project traffic review dated April 23, 2015, there have
been considerable amounts of coordination and communication among Village staff and the applicant’s project
team members.
The vast majority of our questions have since been positively addressed. I offer the following comments for your
consideration regarding the remaining issues and where additional information is still needed.
KLOA Traffic and Parking Impact Study (TIS)
1. We have no comments on their revised traffic study dated May 14, 2015. We generally concur with their
analysis results, findings, and recommendations.
2. KLOA should compare operations at the Skokie Boulevard / Sunset Ridge Road intersection, should
separate left turn lanes on the Skokie approaches initially and/or ultimately not be provided. Response:
As requested, the intersection of Skokie and Sunset Ridge was reanalyzed removing the proposed
northbound and southbound left-turn lanes on Skokie Blvd. The results of the analyses are
summarized in the two tables attached hereto as Schedule A. While the analyses show little
difference in levels of service and delay, due to the increase in queuing between the two
scenarios and based on our follow up discussions with Gewalt-Hamilton, the improvement plans
showing proposed northbound and southbound left-turn lanes on Skokie Boulevard will be
implemented at this intersection.
LIFETIME Shared Parking Analysis
1. More information is needed to support the analysis findings that a maximum of 444 parking spaces are
needed to support both the Life Time Fitness (LTF) and Children’s Learning Adventure (CLA) facilities. In
particular, the study is based on data from 3 out of state LTF facilities in Tempe and Scottsdale, Arizona
and Plano, Texas. Response: The LTF clubs used for the study were chosen because they operate
at a membership to building size ratio that is similar to what is proposed here. The proposed
Northbrook location will be a Diamond level club. This is LTF’s highest price point and is
designed to operate with fewer members per square foot in order to provide a more exclusive
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1000 Skokie Boulevard - Northbrook, Illinois
member experience. LTF will provide an update to this analysis after completing parking counts at
other Diamond level clubs, unfortunately none of those will be from the Chicago area as there are
no Diamond level clubs in the area.
2. LTF should provide information regarding Chicago area facilities and rationale for why or why not they are
representative of the proposed Northbrook operations. Response: Please see the response to
Comment 1.
3. A parking design target of 92 spaces for CLA seems low, considering that there are 40 staff and upwards
of 700 students. Since parents have to walk their child(ren) into CLA, wouldn’t there be times when more
than 50 or so students arrive or depart at the same time? Response: While CLA is proposing an
occupancy of greater than 700 based on code occupancy (and meeting the parking requirement
for that occupancy through shared parking), they do not expect to actually have that many
children enrolled in the school. Enrollment is expected to be between 300 and 400 students.
MCL Site and Road Plans
1. AutoTurn exhibits should be provided for a moving van using the Sunset Ridge Road access for the
residential building and at least a small semi-truck (WB-40) circulating on-site. Response: Please see
enclosed Truck Turn Exhibits for WB-40 truck turning movements as requested.
2. Cost estimates should be calculated for the various roadways, intersections, and traffic signal
improvements proposed. The Village is also considering costs and possible contributions that the
developer should and perhaps should not be responsible for. Response: Cost estimates will be
provided under separate cover.
3. The residential building sidewalk should be constructed in the Sunset Ridge public right-of-way (ROW).
Response: The plans have been revised as requested. Please refer to Sheet 3 of the Preliminary
Engineering plan set.
4. The southbound right turn lane on Skokie to Sunset Ridge should be extended to provide at least 200 feet
of storage. Response: The southbound right turn lane has been revised to provide 200 feet of
storage as requested. Please refer to Sheet 4 of the Preliminary Engineering plan set for
revisions.
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This project traffic review prepared by:
William C. Grieve, P.E., PTOE
Senior Transportation Engineer
[email protected]
GEWALT HAMILTON ASSOCIATES, INC. - Page | 2
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Table A
CAPACITY ANALYSES RESULTS—SUNSET AND SKOKIE - FUTURE CONDITIONS
Weekday A.M.
Weekday P.M.
Peak Hour
Peak Hour
Intersection
LOS – Delay
LOS – Delay
EBA: C – 30.3
EBA: E – 60.4
Skokie and Sunset Ridge
WBA: D – 37.2
WBA: E – 68.9
(with NB and SB left-turn
NBA: B – 11.8
NBA: B – 12.7
lanes)
SBA: B – 16.6
SBA: A – 9.1
Overall: B – 19.7
Overall: B – 18.3
EBA: D – 36.5
WBA: D – 37.2
NBA: B – 11.3
SBA: A – 9.7
Overall: B – 17.7
Skokie and Sunset Ridge
(no NB and SB left-turn lanes)
EBA: E – 64.5
WBA: E – 68.9
NBA: B – 16.0
SBA: A – 5.9
Overall: B – 18.6
LOS = Level of Service
Delay is measured in seconds.
Table B
95TH PERCENTILE QUEUE LENGTHS—SUNSET AND SKOKIE - FUTURE CONDITIONS
Condition
With NB
and SB leftturn lanes
Peak Hour
Wkdy AM
Eastbound
L
T
R
156 157 62
Operating Conditions by Approach
Westbound
Northbound
L
T
R
L
T
R
51
51
25
29 105 105
Wkdy PM
138
136
50
25
25
25
117
366
366
25
194
138
No NB and
SB left-turn
lanes
Wkdy AM
156
157
124
51
51
25
136
136
136
182
182
48
Wkdy PM
206
203
114
39
39
52
355
355
355
326
326
354
Queue length measured in feet.
Southbound
L
T
R
15 230 97
Engineering Preliminary Review #2
1000 Skokie Boulevard – Life Time Fitness
Plan Comm. Docket # 15-15
June 9,2015
Page 1 of 5
Village of
Northbrook
655 Huehl Road
Northbrook, Illinois 60062
847.272.4711
F a x 8 4 7 .2 7 2 .3 6 2 9 w w w . n o r th b ro o k .i l. u s
PUBLIC WORKS DEPARTMENT
June 9,2015
David Schoon, Asst. Director
Department of Development & Planning Services
Subject: 1000 Skokie Boulevard –
Lifetime Fitness Plan
Comm. Docket # 15-15
Dear David:
I have completed the second preliminary review of the submitted Preliminary Plan
Improvements & Stormwater Management Report prepared by Manhard Consulting, Ltd. and
other supporting information for the proposed Life Time Fitness center at the subject address. I
still have the following comments to ensure compliance with the Village’s Subdivision &
Development Code and the Standards and Specifications for Public & Private Improvements:
PRELIMINARY PLAN IMPROVEMENTS (rev. 05/14/1 5):
1. Existing Conditions and Demolition Plan (Sheet 2 of 11).
a) Include an additional Demolition Note that specifies all tree removals will need the
approval of the Village Forester. Response: The note has been added to the
Demolition Plan Notes.
b) Any unused sanitary sewer service lines on the site need to be removed in order to
reduce the chance for future I & I concerns. Response: Comment noted. The only
existing sanitary sewer service line on-site is being removed.
2. Preliminary Site Dimensional and Paving Plan (Sheet 3 of 11).
a) We understand that the Developer is requesting a variation for the 18-foot parking stall
depth. Response: Comment noted.
b) I still believe that the proposed drive onto Sunset Ridge Road should be restricted to
either rightin/right-out or emergency access only. Response: Comment noted. The
plans continue to propose the drive onto Sunset Ridge Road as a right-in/rightout left-in access for loading and residents only.
c) Show the location of the proposed traffic signal on Skokie Blvd. for the main entrance.
Response: The location of the proposed traffic signal poles on Skokie Blvd. for the
main entrance will be provided during the Final Engineering process.
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June 9,2015
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d) Show all directional signage and stop signs. Response: All directional signage and
stop signs will be shown as part of the Final Engineering Plans.
e) Written approval from the Fire Prevention Bureau will be required for the proposed
concrete strips and turf-crete for the emergency access drives. The Bureau in past has
always requested a suitable pavement section and full width for the access drives to
ensure proper structural support and that snow removal efforts do not hinder their
response operations. Response: Comment noted. The Fire Department has
agreed to the concrete strips in their review with the revision of adding 2.5’ of
grass pavers on both sides of the concrete strips.
3. Preliminary Offsite Roadway Improvements (Sheet 4 of 11).
a) The taper lengths for the Sunset Ridge Road and Skokie Boulevard approaches at the
intersection are too short and need to be increased. The typical taper lengths are usually
based upon the posted “speed limit: 1.” Response: The taper lengths have been increased
to 175’ for the southbound right-turn lane on Skokie Boulevard, and 155’ for the
northbound turn lanes on Sunset Ridge. The taper lengths shown on Skokie Boulevard
meet IDOT requirements for a design speed of 40 mph.
b) The right turn storage for southbound Skokie Boulevard at the Sunset Ridge Road
intersection is listed to be 185-feet, but the actual storage only scales to be approximately
60-feet. Response: Right turn storage on southbound Skokie Blvd has been increased
to 200 feet with a taper length of 175 feet per GHA comment.
c) The five-lane section for Skokie Boulevard should be extended/continued between the
Dundee and Sunset Ridge intersections. Response: The developer will continue to work
with the Village to provide the appropriate design.
d) A cross-walk also needs to be provided on the south leg of the Skokie/Sunset Ridge intersection.
Response: This comment will be addressed at final engineering.
e) Show two thru-lanes for the northbound Skokie Boulevard approach at the intersection with Sunset
Ridge Road. Response: Two northbound through lanes are provided at the Skokie/Sunset
Ridge Road intersection.
f) Provide the lane widths and allowable turning movements for the east leg of the Skokie/Sunset Ridge
intersection. Response: Lane widths and turn movements have been added to the plan.
g) The taper for the northbound thru lanes “road diet” needs to be the “speed limit: 1.” Response:
The taper length of 175 feet was determined from using the speed limit of 40 mph with
Figure 36-3 (I) of the Illinois BDE.
h) We still expect the developer to construct the necessary off-site roadway improvements in
conjunction with the proposed development. Response: Comment noted. Per discussions with
Village staff, the developer and the Village will continue to discuss the equitable sharing of the
costs of all requested improvements.
4. Preliminary Grading Plan (Sheet 5 of 11).
a) As previously requested, provide more grading information for the adjoining property to the south on
this plan sheet. Response: Detailed contouring will be provided during final engineering. In the
interim, two foot contouring has been provided in the stormwater report.
b) The provided detention only adds up to 8.03 ac-ft in the Proposed Detention Summary Table.
Response: The volume control volume was previously not included in the overall provided
detention. Since the volume control volume can now be considered part of the additional
15% required volume, the new provided detention volume 8.95 Acre-feet
c) The on-site overflow routes are being directed to Skokie Blvd. What is the basis for the statement
that there will be are no adverse drainage impacts? Response: The overflow route for the existing
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June 9,2015
Page 3 of 5
swales along Skokie Blvd are directed towards Skokie in the existing condition. The proposed
conditions will do the same. However, the existing swales overflow to Skokie Blvd in the 10year storm event, whereas the proposed conditions will overflow to Skokie Blvd for storm
events greater than the 100-year storm event. Therefore, proposed conditions will improve
drainage in Skokie Blvd.
d) During final engineering, the off-site overflow route(s) will need to be shown extending from the site
to the west side of the Edens Expressway. Response: Comment noted.
e) The finished grade elevations for each of the buildings are only 0.7-feet above the parking lot HWL.
Is this sufficient? Lower the HWL, if necessary. Response: The buildings are set at a finished
floor elevation of 635.0. The HWL elevation for Vault B has been revised to 633.5. This is a
difference of 1.5 feet. MWRD requires a minimum of 1 foot of freeboard from the lowest
building floor which is exceeded by the revised design.
f) As previously mentioned, the proposed building pads are 2-feet above existing ground elevations. It
will need to be ensured during final engineering that the tributary overland drainage from the west is
being safely bypassed through the site. Response: Comment noted.
g) As mentioned previously, the retaining wall information (details, etc.) will need to be included on the
final engineering drawing set. Response: Comment noted. This will be part of the Final
Engineering Plans.
h) As mentioned previously, please better define the limits of the underground detention vaults.
Response: The limit lines of the detention vault have been darkened for clarification in the
Utility plan for clarity purposes.
i) Because the majority of the detention will be underground, more open lid drainage structures are still
needed over Detention Vault A. Response: Comment noted. Capacity calculations will be
completed during final engineering. The results of the capacity calculations will determine the
appropriate amount of open lid drainage structures necessary to convey flows to the
underground detention vaults. Open lid structures are not proposed directly over each
underground vault since the first 1” of surface runoff needs to drain into the greenspaces first
to promote infiltration before entering the vaults. Each vault will have closed lid structures
that will allow for access to the vault chambers.
j) The underground detention vaults will need to have a solid bottom to ensure proper grade and not
adversely impact maintenance. Response: Comment noted. The underground detention vaults
will be designed with a solid bottom.
k) Label the landscape areas along the Skokie Blvd. frontage that will be utilized to meet part of the
new MWRDGC WMO volume control requirement. Response: The landscape areas to be utilized
for volume control requirements have been labeled.
l) We understand that the unrestricted drainage along the south side and front of the development will
be addressed in the Stormwater Management Report. Response: This will be elaborated upon as
part of the Final Stormwater Management Report. The unrestricted area along the south has
been minimized to maintain an existing overflow route. The unrestricted area along the east
property line is due to proposed berming to help provide screening of the development.
m) There are a few open lid drainage structures on the west perimeter of the site that have rim elevations
lower than the design HWL. Response: This area has been revised to provide a bypass storm
sewer with open lid structures that will bypass the offsite drainage downstream of our
restrictor for Basin A. An infiltration trench is proposed to capture onsite drainage so that
onsite and offsite drainage do not mix.
5. Preliminary Utility Plan (Sheet 6 of 11).
a) Label the existing 10-inch sanitary sewer line that will serve the development. Response: The
existing 10-inch sanitary sewer line has been labeled.
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June 9,2015
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b) The geometry for the underground detention vaults should be simple rectangles and not include “cutouts” for the parking lot islands. Response: The cut-outs are standard practice in order to
increase survival for island landscaping located within the underground vault detention limits.
Cut-outs are also required for light pole foundations. The light poles are designed to be placed
within the islands wherever possible to limit the number of cut-outs.
c) As mentioned previously, since underground detention is being provided, all storm sewer lines and
inlet capacities need to be designed for the 100-year event. Response: Comment noted. The design
for sizing storm sewers and inlet capacities for the 100-year event will be completed during
Final Engineering.
d) It will need to be specified on the final engineering drawings that the existing storm sewer that the
proposed development will connect to must be televised between the site to the Edens Expressway
Ditch system to ensure that it is in good condition. Also, verify the size (plans show 36-inch; our
records show 48-inch X 36-inch or 34-inch x 53-inch and a dual 36-inch sewer at the Edens). Lastly,
also verify the size of the connecting sewer from the north on the east side of Skokie Blvd. Plans
show 27-inch, our records show 36-inch. Response: Comment noted. The sizes of the sewer will
be verified in the field as part of Final Engineering.
e) It would work better if there is only one Outlet Control Structure with a balancing pipe between the
two underground vaults. Response: Comment noted. We have changed the proposed design to
have the two vaults at one bottom elevation connected by an equalizer pipe with one Outlet
Control Structure.
f) Because the majority of the detention is underground, during final engineering we will need an
interim detention and construction phasing plan. Response: Comment noted.
g) The fire hydrant line in front of the apartment building exceeds the maximum allowable of 150-feet.
Response: Additional water main has been installed to shorten the hydrant lead to 150-feet.
h) The maximum hydrant spacing of 300-feet is still not being met (behind the child care facility &
north/rear side of parking deck for instance). Response: The distance between the fire hydrants
behind the child day care facility is 235’. The maximum distance between fire hydrants at the
rear of the parking deck is 285’. On the north side the proposed apartment building, the
proposed fire hydrant is 270’ from the existing fire hydrant along Skokie Blvd and 280’ from
the proposed fire hydrant at the rear of the parking deck. All other proposed fire hydrants are
within 300’ of another proposed fire hydrant or existing fire hydrant.
i) Because the site’s drainage is tributary to the Skokie River Lagoons, stormwater treatment structures
and other BMPs will need to be incorporated into the project during final engineering. Response:
Comment noted.
j) Delete Utility Note 20. Response: The note has been deleted.
6. Soil Erosion Control Details (Sheet 8 of 11).
a) As previously requested, please delete the Silt Fence Inlet Sediment Filter detail and replace with an
Inlet Basket Filter. Response: The Silt Fence Inlet Sediment Filter detail has been removed and
replace with an Inlet Basket Filter.
7. Construction Details (Sheet 10 of 11).
a) The Village’s Standard Restrictor Manhole with Restrictor Plate detail needs to be renamed to Outlet
Control Structure and customized for this particular project (remove mention of the steel plate) and
just core a hole of the specified size for the 2-year and 100-year restrictors. Response: The Village’s
Standard Restrictor Manhole Detail has been renamed and customized for this particular
project.
8. Construction Specifications (Sheet 11 of 11).
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June 9,2015
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a) Revise note (2) under D. Storm Sewers and Appurtenances to delete mention of SDR 35 and replace
with SDR 26. Response: The note has been revised.
b) Include an additional note under D. Storm Sewers and Appurtenances to specify that all storm sewer
lines will be cleaned and televised at the end of construction. Response: The additional note has
been included.
PRELIMINARY STORMWATER MANAGEMENT REPORT (05/14/15):
9. The cover page needs to be signed/sealed by a State of Illinois Professional Civil Engineer and also
contain the standard Drainage Certificate. Response: The cover page has been signed and sealed as
requested.
10. We understand that a Wetland Determination will be completed because of the possible hydraulic
connectivity between the existing open channel detention basin on the west side of Skokie Blvd. and the
Skokie Lagoons. Response: Comment noted.
11. Both underground detention vaults will need a solid (reinforced concrete) bottom because the
surrounding soils in this location a highly impermeable. The solid bottom will also make maintenance
easier. Response: We are proposing solid bottoms in both underground detention vaults and
plan to have a discussion with MWRD on alternatives and options to provide volume control
volume in a different manner than within aggregate beneath the detention vaults.
12. Revise the site release design to just one dual-stage (2 & 100-year restrictors) control structure. Response:
The site release design has been revised to just one dual-stage control structure.
13. Provide the calculations/supporting information used to compute the required 9.07 ac-ft volume of
detention. Response: Hydraflow Hydrographs utilizing TR-20 has been used to model and size the
Vaults based on the required release rates set forth by the Village. The hydrographs have been
provided in the Preliminary Stormwater Report. Stage storage calculations have also been provided in
the Preliminary Stormwater Report.
14. The Village currently does not allow the MWRDGC volume control requirement to count towards our
detention requirements. We could consider this if the following is provided:
a) Underdrains backfilled with washed stone and clean-outs are provided. The underdrain system must
also connect upstream of the control structure. Response: Washed stone and clean-outs have been
proposed for the underdrains. The underdrain system connects into the Underground Vaults
which is upstream of the control structure.
b) Verification of a maximum 48-hour “draw-down” time. Response: Verification can be
provided once MWRD agrees that this is the most practical BMP. If MWRD suggests
alternative BMP’s, support information will be provided for such BMP’s.
c) Observation wells are provided. Response: Observation wells will be proposed at the
desired locations.
d) A Maintenance & Inspection Plan is provided and recorded against the property to ensure long term
performance. Response: A Maintenance & Inspection Plan will be provided as part of Final
Engineering and is a requirement as part of MWRD approval.
15. Detention will need to be provided for the roadway widening of Skokie Boulevard and Sunset Ridge
Road. Not sure why the mitigation of the northern 5 acres of the development is trying to be proposed to
meet this requirement when this includes the apartment building. Response: The northern 5 acres was
proposed as mitigation. In the existing conditions the site sheet drains to the Skokie Blvd storm
sewer system. The proposed conditions will detain this runoff and will decrease the flow draining to
the Skokie Blvd storm sewer system because it will be restricted. As part of Final Engineering, the
off-site road way storm sewers will be analyzed for capacity and alternatives such as roadway
swales and oversized pipes will be analyzed for detention.
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16. Additional stormwater BMP’s (i.e. stormceptor structures, etc.) need to be provided. Response:
Comment noted. Additional BMP’s will be provided once discussions with MWRD on
alternatives and options have started.
17. Re-visit the volume calculations in the first Stage-Storage Table. How can detention be provided
between the vault HWL and the pavement elevation? In addition, the average areas for the parking lot
ponding volumes needs to be divided by 1/3, not 1/2. Response: The stage storage elevations have been
revised to show volume between the bottom and top of the vaults. The stage storage tables for the
vaults were incorrect in providing the volume analysis for the parking lot ponding. Stage storage
tables for the parking lot ponding at each structure have been provided and utilize the conic
method.
18. Provide the Village’s Standard Bulletin 70 Routing Table for the required detention determination.
Response: The Village’s Standard Bulletin 70 Routing Table for the required detention
determination has been provided in the Stormwater Report.
19. How is the unrestricted site drainage being addressed? Response: The site drainage will either be
mitigated by detaining upstream tributary area that would be off-site by-pass or having
native plantings that will have an easement and be maintained. This is standard per MWRD.
PRELIMINARY LANDSCAPE PLAN (03/30/15):
20. Specify the plantings for the Bio-Swales along the Skokie Blvd. frontage. Response: Revised as
requested, please see Sheets L2 & L3 of the Landscaping Plans
21. Include the Village’s standard Tree Planting detail. Response: Revised as requested, please see
Sheet L4 of the Landscaping Plans.
22. Specify that all seeded areas will need to be covered with an excelsior blanket. Response: Revised as
requested, please see Sheet L3 of the Landscaping Plans.
23. Specify that all disturbed lawns areas within the Skokie Boulevard right-of-way will need to be sodded.
Response: Revised as requested, please see Sheets L1, L2 and L3 of the Landscaping Plans.
24. Specify that the Bio-Swales plantings must be completed by a qualified native planting landscape
contractor. Response: Revised as requested, please see Sheet L3 of the Landscaping Plans.
25. Include a 3-Year Establishment/Maintenance Plan for the Bio-Swales. Response: Revised as
requested, please see Sheet L3 of the Landscaping Plans.
PHOTOMETRIC SITE PLAN (03/25/15):
26. The uniformity ratios need to be closer to 4:1 (ave/min) and 9:1 (max/min). Response: The previous
submittal’s table contained values not associated with parking or drive areas. The table has been
updated accordingly and Ave/Min and Max/Min are within required range. Please refer to
reissued sheet E0.2A.
27. There is slight “spillage” concern now near the southwest property corner where the maximum allowable
lighting levels exceed 0.5 fc. Response: It is unclear where the referenced concern is located. The
maximum level at the southwest property corner is 0.3 fc in (2) locations, while most locations are
shown as 0.1 fc or 0.2 fc.
28. The light levels are below 0.5fc for the entrance/exit onto Sunset Ridge Road. Response: The pole
locations and aiming have been revised in this area to provide more light at both drives. Please
refer to reissued sheet E0.2B.
29. On the final Plan, show all lighting conduit runs and specify 1-inch galvanized steel under all paved
areas, PVC Schedule 40 elsewhere with a minimum bury of 27-inches. Response: These requirements
will be shown and specified in final engineering.
TRAFFIC & PARKING IMPACT STUDY (05/14/15):
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30. In recent weeks we have been receiving a lot of phone inquiries on the impact (i.e. increased traffic) on
Voltz Road from this proposed development. Please address this concern. Response: A separate
memorandum has been prepared addressing this concern, which is attached hereto.
31. The “road diet” has been revised to only provide one northbound thru lane across the frontage of the
proposed development. Determine if right turn lanes should be provided for the existing entrances on the
east side of the roadway. Response:
32. The Study still should include a recommendation (widen the radius at the southwest corner to allow for
separate left & right out turns) for the Sunset Ridge/Midway intersection. Response: It is our
understanding that any improvements at this intersection will be addressed at a later date.
33. Indicate that the proposed access onto Sunset Ridge Road will be for emergency vehicles only.
Response:
34. The recommended taper lengths for all the approaches at the Skokie/Sunset Ridge intersection should be
“speed limit to 1.” Response: The taper lengths have been adjusted as requested.
35. The delay times for the eastbound and westbound approaches at the Skokie/Sunset Ridge intersection
significantly increase (30 & 45 seconds respectively) for the evening peak hour between existing and
proposed conditions. Please make the appropriate revisions to the intersection design and signal
timing/phasing to address this. Response: The delay for the eastbound and westbound approaches
increases because these approaches will now operate under a split phase condition (the eastbound
approach and the westbound approach receive separate green times), which is an improvement
from the existing phasing which allows eastbound dual left-turn/through movements to operate
concurrently with westbound left/through movements. The existing phasing promotes an unsafe
condition. Although the traffic capacity analyses show that the delay for these approaches
increases, the traffic simulation shows that the minimal queued traffic on each respective approach
will clear the intersection during its respective green time given.
36. Are any geometric improvements necessary for the west leg (Hotel entrance/exit drive) of the
Skokie/Sunset Ridge intersection? Response: No.
37. We will defer all remaining comments to the Village’s Traffic Consultant, Gewalt-Hamilton & Assoc.
PRELIMINARY PLAT OF SUBDIVISION (03/20/15):
38. A revised Plat of Subdivision was not included in this re-submittal. My previous comments included:
39. There will need to be a separate Plat of Vacation for the existing Commonwealth Edison easements on
the property that are no longer needed and shown to be vacated. Response: Comment noted. A Plat of
Vacation will be provided during the Final Engineering process.
40. Explain the Commonwealth Edison easement overlying the Skokie Highway dedicated right-of-way.
Response: Per document #99164883 enclosed, there is an existing Com Ed easement within the
Skokie Boulevard Right-of-way giving a perpetual right and easement to construct, erect,
operate, use, patrol, maintain, relocated, replace, rebuild, enlarge, renew and remove overhead
and underground electrical and communications transmission and distribution lines, consisting
of one or more circuits, and other transmission and distribution facilities.
41. Revise Note 1) to indicate that vehicular access onto Sunset Ridge Road will be emergency only.
Response: The proposed drive onto Sunset Ridge Road is proposed to be a right-in/right-out
left-in access for the loading and residents per discussions with Village Staff.
42. An access easement extending between the Detention Easement and the Skokie right-of-way will be
necessary. Response: An access easement between the Detention Easement and the Skokie Blvd
right-of-way will be provided as part of the Final Plat.
OTHER ITEMS:
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43. Follow-up comments from our stormwater management consultant, CBBEL, are once again enclosed.
Response: Comment noted.
44. We understand that the Developer will request to pay the fee in lieu of burying the existing perimeter
overhead utility lines along the Sunset Ridge Road frontage. Response: Comment noted.
45. The Developer has stated that the construction of public sidewalk along the Sunset Ridge Road frontage is
not beneficial. This will require a waiver. Response: The public sidewalk along Sunset Ridge Road
has been provided as requested.
46. At the time of final engineering permits from the MWRDGC (new WMO) and the IEPA (water main,
sanitary & NPDES) will also be required. Be sure to copy the Village on all correspondence with said
agencies. Response: Comment noted.
47. Also at the time of final engineering, please provide a construction estimate for the site improvements, or
accepted contractor bids, in order to determine the amount of the required improvement guarantee and
Engineering review/inspection fees. Response: Comment noted.
Please be advised that the submitted materials were once again very preliminary in nature and more
comments will be forthcoming as the level of detail increases with future submittals. Be sure to continue to
direct the consultant to provide a cover letter indicating the location of each revision resulting from our
comments mentioned above in order to expedite our review of the next submittal. If there are any questions
concerning our review comments for the proposed development, please contact this writer at either 847/6644120 or [email protected].
Sincerely,
Paul Kendzior, P.E., C.F.M.
Village Engineer
Cc: Property File
K:\PUBLICWORKS\ENGINEERING DIVISION\KENDZIOR\COMREVIEW\LIFE TIME FITNESS AT 1000 SKOKIE\PRELIMINARY
REVIEW 2.DOCX
EAST\101465882.1
9575 West Higgins Road, Suite 400 | Rosemont, Illinois 60018
p: 847-518-9990 | f: 847-518-9987
MEMORANDUM TO:
Aaron Koehler
Lifetime Fitness
FROM:
William R. Woodward
Senior Consultant
Luay R. Aboona, PE
Principal
DATE:
June 23, 2015
SUBJECT:
Voltz Road and Sunset Ridge Road
Northbrook, Illinois
Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) prepared this memorandum to respond to
Comment Number 30 of the Engineering Preliminary Review #2 letter dated June 9, 2015 and
authored by the Village of Northbrook’s Public Works Department in review of the proposed mixeduse development to be located at 1000 Skokie Boulevard. Comment 30 concerns the intersection of
Voltz Road and Sunset Ridge Road and what impact, if any, the proposed 1000 Skokie Boulevard
development traffic would have at this intersection.
Peak hour traffic volumes were analyzed for Year 2021 base conditions and Year 2021 total
conditions, which includes the 1000 Skokie development traffic. The Year 2021 base condition
peak hour traffic volumes were provided by Gewalt-Hamilton Associates and are from a traffic study
prepared by Sam Schwartz Engineering for a proposed residential development to be located in the
northeast quadrant of Waukegan Road and Voltz Road. The base condition traffic volumes include
existing peak hour traffic volumes increased by a regional growth factor, traffic estimated to be
generated by the Northshore 770 development, and the traffic estimated to be generated by the
proposed residential development.
The Year 2021 Base + 1000 Skokie development projected volumes include the 1000 Skokie
development traffic estimated to traverse Sunset Ridge Road during the weekday peak hours. The
1000 Skokie development is estimated to generate approximately 38 northbound and 64 southbound
vehicle trips during the weekday morning peak hour and approximately 67 northbound and 57
southbound vehicle trips during the weekday evening peak hour.
Figure A shows the weekday peak hour traffic volumes at the intersection of Voltz Road and Sunset
Ridge Road for the Year 2021 Base condition and the Year 2021 Base + 1000 Skokie development
condition.
KLOA, Inc. Transportation and Parking Planning Consultants
Traffic Capacity Analysis
Table A shows the Levels of Service (LOS) and delay for each peak hour of each condition
analyzed.
Table A
CAPACITY ANALYSES RESULTS - VOLTZ ROAD AND SUNSET RIDGE ROAD
Weekday A.M.
Weekday P.M.
Peak Hour
Peak Hour
Condition
LOS – Delay
LOS – Delay
Year 2021 Base Condition
EBA: C – 23.1
NBL: A – 8.2
EBA: F – 82.9
NBL: A – 9.4
Year 2021 Base + 1000 Skokie
Condition
EBA: D – 29.6
NBL: A – 8.3
EBA: F – 141.4
NBL: A – 9.6
LOS = Level of Service
Delay is measured in seconds.
The capacity analyses show that Voltz Road, which is under stop sign control, will experience
delays exiting onto Sunset Ridge Road and will operate at Level of Service (LOS) F under Year
2021 Base conditions. With the additional traffic on Sunset Ridge Road from the proposed 1000
Skokie development, Voltz Road will operate under similar conditions for the weekday morning
peak hour; however, the delay will increase for the weekday evening peak hour.
A review of the projected traffic volumes of the Year 2021 Base Condition indicated that the
volumes meet Warrant 3 (Peak Hour) during the weekday afternoon peak hour. However, as
recommended in the Skokie Boulevard Corridor Traffic Study prepared by Gewalt-Hamilton
Associates, Inc (August 2013) this intersection should continue to be monitored by the Village to
determine if a traffic signal is warranted in the future.
Conclusion
The additional traffic estimated to be generated from the proposed 1000 Skokie mixed-use
development will not have a significant impact on the intersection of Sunset Ridge Road and Voltz
Road. As recommended previously, this intersection should continue to be monitored to determine
if a traffic signal is warranted at this intersection based on realized traffic volumes.
RO AD
NOT TO SCALE
VOLTZ ROAD
72 (115)
327 (
263)
71(
72)
148 (175)
220 (290)
724 (
998)
SUNSET RI
DGE
1
92 (
426)
1
34 (
237)
N
826 (
1
1
22)
RO AD
SUNSET RI
DGE
256 (
483)
1
34 (
237)
YEAR 2021 BASE CONDITION
VOLTZ ROAD
365 (
330)
72 (115)
71(
72)
148 (175)
220 (290)
YEAR 2021 BASE CONDITION +
1000 SKOKIE DEVELOPMENT
LEGEND
00 - AM PEAK HOUR
(00) - PM PEAK HOUR
PROJECT:
1000 Skokie
Northbrook, Illinois
TITLE:
Projected Traffic Volumes
Job No: 14-240
Figure: A
CHRISTOPHER B. BURKE ENGINEERING, LTD.
9575 West Higgins Road Suite 600 Rosemont, Illinois 60018 TEL (847) 823-0500 FAX (847)
823-0520
June 5, 2015
Public Works Center
655 Huehl Road
Northbrook, IL 60062
Attention:
Paul Kendzior, PE, CFM
Village Engineer
Subject:
Life Time Fitness Multi-Use Development
Preliminary Stormwater Review #2
(CBBEL Project No. 06-191R36)
Dear Mr. Kendzior:
The purpose of this letter is to summarize a Christopher B. Burke Engineering, Ltd.
(CBBEL) stormwater review for a proposed multi-use development located between
Sunset Ridge Rd. and Skokie Blvd. in the Village of Northbrook (Village). The proposed
development consists of the Life Time Fitness, child care facility, apartment building,
associated parking areas, Skokie Blvd. improvements, and an underground detention
vault. CBBEL stormwater review for compliance with Village Ordinances
and standard engineering methods. The development plans and calculations were
prepared by Manhard Consulting (Manhard). The development area is approximately
18.1 acres.
CBBEL received the following items for review:
o
o
•
Comment-Response Letter
Preliminary Stormwater Management Report, prepared by Manhard, dated May 14,
2015.
"Mixed Use Development" Plan Set, prepared by Manhard, dated May 14, 2015.
CBBEL has reviewed the submitted material and offers the following stormwater related
comments.
1. Addressed.
2. Addressed. It appears a swale exists west of the abandoned railroad tracks that
conveys runoff from a larger area to the southeast. Under Final Engineering, the
Applicant should field verify that no cross-culverts exist that would convey this
3.
4.
5.
6.
7.
runoff through the railroad embankment and onto the subject parcels. Additional
information should also to be provided under Final Engineering for the south offsite area to verify the proposed storm sewer has adequate capacity to bypass
this area safely through the site. Response: Comment noted.
Addressed.
Addressed.
Addressed.
Addressed.
Partially Addressed. The Applicant should provide information regarding the
existing stormwater management system including existing detention storage
volume, existing outlet control structure information, and peak discharge rate at
existing design High Water Level (HWL). The lowest overtopping grade to
Skokie Blvd. appears to be 631.7 ft. We recommend that the proposed allowable
release rate and required stormwater detention volume not be less than these
existing values (if applicable). The submitted modeling appears to be
incorrect as the resultant flowrate and HWL are not within the range of a
stage-storage-discharge relationship of the existing 8-inch restrictor.
Additionally, the Applicant continued to use a non-public domain model as
previously commented.
Response: It was discussed with the reviewer that the model that is being
used utilizes the desired TR-20 method, and we were informed to continue
using the same modeling due to the amount of work already completed using
Hydraflow Hydrographs. The model of the existing conditions has been
updated. The contours in the three existing swales have been combined into
one existing basin model since they are all hydraulically connected. In
addition to the overtopping point at 631.7, there is a concrete overtopping
weir for each individual swale. These overtopping weirs have been shown in
the model. The stage-storage-discharge relationship shows that the swales
can handle the 2-year storm, but water overtop in the 100-year event.
8. Addressed.
9. Partially Addressed. The maximum allowable parking lot storage depth is
limited to 1 ft. Several of the stage-storage curves for noted inlets exceed this
maximum depth. Typically, we recommend that 1 ft. of freeboard be
provided between ponding/detention basin HWL and finished floor/LAG
elevations. Several locations on the site contain less than 1 ft. and should
be considered under Final Engineering.
Response: The HWL has been adjusted to 632.20, so the 1 foot of
freeboard is provided to the lowest adjacent grade.
10.
11.
12.
13.
Addressed.
Addressed.
Addressed.
Addressed. The Applicant should be aware that the Ordinance requires a 2year allowable release rate at 0.04 cfs/acre. We expect this comment to be
further addressed under Final Engineering after the basins have been
Christopher B. Burke Engineering, Ltd.
2
Life Time Multi-Use
revised.
14.
Partially Addressed. The submitted Hydraflow model is not a public
domain model. The Ordinance requires that all models be available in the public
domain so they can be properly reviewed or reproduced. The Applicant noted
this comment, but new modeling completed as part of this submittal also
used Hydraflow.
Response: This issue was discussed with the reviewer. The reviewer is
aware that the modeling utilizes the TR-20 method and we were instructed
to continue with the modeling due to the amount of work already
completed using Hydraflow Hydrographs.
New Comments
15.
The Applicant should be aware that based on the attenuation of the two
detention vaults, the design HWL will likely back up to upstream catchbasins/inlets
that are noted in the stormwater exhibits. it appears the Applicant only
consider ponding within tributary ground break points, whereas additional
proposed inlets are located upstream that are also below the design HW L.
Additionally, proposed catchbasins that will convey off-site drainage are also
below the design HW L. This may require all systems that convey off-site
drainage to be disconnected from the detention vaults and be independent
from the on-site stormwater management system. Ponding on off-site properties
and potential for on-site runoff to leave the site undetained will not be allowed.
Response: The HWL of the detention vaults has been revised to a single
elevation to eliminate ponding on off-site properties. The area to the west
has been revised to bypass the offsite drainage downstream of our restrictor.
An infiltration trench is proposed to capture onsite drainage so that onsite
and offsite drainage do not mix. Other areas will be elaborated upon as part
of the Final Stormwater Management Report. The undetained area along the
south has been minimized to maintain the existing overflow route utilized by
the offsite property to the south. The undetained area along the east property
line is due to proposed berming to help provide screening of the
development.
16. The Applicant noted that 9.07 ac-ft of stormwater detention is required for the
site. However, only 6.98 ac-ft is provided in the two stage-storage calculations
for the vaults that appears to include parking lot ponding. The Applicant should
clarify this discrepancy or provide additional detention.
Response: The stage storage tables for the vaults have been revised to
include volume calculations from the bottom to the top of the vaults.
Separate parking lot ponding stage storage tables for each structure have
been provided using the conic method. The overall required detention has
also been revised since the two vaults share a common HWL and are
connected with an equalizer pipe.
17. Additional information should be provided for the calculation of parking lot
storage. Since these areas are more irregular/triangular in shape, the Conic
Method is typically used instead of the average-area-end method.
3
Life Time Multi-Use
Response: The conic method was used in calculating the parking lot
storage.
18. If the Applicant wishes to have two separate outlet control restrictors instead of
an equalizer pipe between the two vaults, we recommend that the two vaults be
modeled in series to evaluate how Vault B operates with Vault A's tailwater as a
downstream.
Response: The proposed detention has been revised to show the two basins
connected with an equalizer pipe. One restrictor will be used to control the
release of both vaults.
If you have any questions please do not hesitate to call (847) 823-0500.
Donald C. Oliphant, PE, CFM, CPESC
Senior Water Resources Engineer
Thomas T. Burke ; ., PhD, PE
Vice President
Head, Water Resources Department
4
Life Time Multi-Use
Northbrook Fire Department - Docket Review Checklist Address: 1000 Skokie — LTF Real Estate
Co. (Life Time Fitness)
Docket Number:PCD-15-15
Date of Review: April 21, 2015
FIRE CODE
COMPLIANCE
Previous or Existing
Occupancy Classification
New Occupancy
Classification
Existing Compliant Fire
Protection
Existing Deficient Life Safety or
Fire Protection
NOT
APPLICABL APPROVED
E
NOT
APPROVED
APPROVED
W/CONDITION
X
X
X
X
Required to be brought up to full
compliance with current codes
Site Access/Emergency
Vehicle Access
•
X
X
X
Fire Lane
Fire hydrants
TO BE
REVIEWED
WITH
BUILDING
X
Fire Protection:
•
Sprinkler
X
•
A la rm
X
•
Wet Chemical
X
•
Special suppression or
detection
X
Egress/
•
Signage
X
•
Travel distance
X
•
Emergency lighting
X
Fire Extinguishers
X
Knox box
X
Elevator compliance
required
•
Recall
X
•
X
Width
Standpipe/Hose Stations
Required
Review Time: 2 hours
EAST\101520060.1
Address: 1000 Skokie — LTF Real Estate Co. (Life Time Fitness) Docket Number: PCD15-15 Date of Review: April 21, 2015
Specific Comments (these comments must be addressed prior to approval:
1. The proposed drawing does not illustrate the location of the required fire department connection. The fire
department connection must be oriented to the front side of the building. A two-hour rated fire room
must be constructed with an outside entrance and accessibility to the inside of the building as noted.
•
All occupancies of Use Groups "A, B, E, F, H, I, M", shall provide the following:
•
Sprinkler and fire pump rooms. 2-hour fire rated enclosure with an automatic fire suppression
system with both an outside door at grade and inside door access. Municipal Ordinance 302.1.1.8,
IFC Section 913.6
2. Fire hydrants shall be installed so that any portion of the property will not be further than one hundred and
fifty (150) feet from a fire hydrant. Fire hydrants shall be provided so as to provide the required fire
flows
to structures as described in the "Fire Suppression Rating Schedule," latest edition, published by the
Insurance Service Office. As indicated in your fire hydrant coverage exhibit the following locations lack
appropriate hydrant coverage, provide additional hydrants as needed:
•
Northeast corner of the apartment building
•
Southeast corner nearest Skokie Blvd of the apartment building
•
The north and south corners of the east portion of the building nearest the turnaround near the
front entrance of the building.
•
The northwest portion of the Lifetime Fitness building as measured linearly around the
building
•
The southeast portion of Lifetime Fitness building as measured linearly around the building
Northbrook Fire Prevention Bureau: Complete
3.
Provide a scaled site plan showing all existing and new underground piping, pipe sizes, fire hydrant
locations and site of water flow test. Provide a hydrant not greater than 100 feet from the fire department
connection. Provide fire hydrants spaced at not greater than 300 feet around the perimeter of the building.
NFPA 24. A hydrant must not exceed the 100ft. dead-end restriction of non-looped systems. Provide
locations of Fire Department on all buildings, connections so this can be verified.
Northbrook Fire Prevention Bureau: Not Complete, only the residential building has been
shown.
Response: Fire department connections are shown on all three buildings and labeled.
4.
A fire lane must be establish and approved by the code official. Approved signs or other approved notices
shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof.
Signs or notices shall be maintained in a clean and legible condition at all times and is replaced or repaired
when necessary to provide adequate visibility. Contact the Village of Northbrook Fire Prevention
Bureau for a fire lane application. IFC 503.3
•
Provide signage for to be approved fire lane behind the childcare facility.
This has not been shown but was stated it will be shown on final engineering.
Response: Signage for the fire lane behind the childcare facility will be provided as part
of final engineering.
•
EAST\101520060.1
Additionally the west side of the apartment building is not provided for with access.
An agreement shall be reached with ComEd to allow or the pavement on their property
to be a fire lane as stated in our previous meeting. The access to the ComEd property
for access must be drivable year round. It has been this departments experience that
grass/turf crete does not get plowed in the winter and therefore is not an acceptable
means of access. Provide a solid surface capable of holding a 80,000 lb truck.
Response: This area has been revised to provide a mountable curb, a wider sidewalk,
and grasspave for a fire truck to access the Com Ed property.
•
An agreement must also be reached allowing for a fire department access easement for the area
north of the apartment complex. Although the concrete ribbons have been added there is
now further issues. We will need places to put the outriggers for the fire trucks
which can support the necessary weight. Also these ribbons cannot be greater than
150ft in length without a required turnaround, either connect these ribbons or shorten
the longer one to 150ft or less.
Response: The concrete ribbons have been revised to be a maximum of 150ft in length
and grasspave is proposed for 2.5’ on either side of the concrete ribbons.
Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (6096 mm),
except for approved security gates in accordance with Section 503.6 and an unobstructed vertical
clearance of not less than 13 feet 6 inches (4115 mm).
The code official shall have the authority to require an increase in the minimum access widths
where they are inadequate for fire or rescue operations.
Fire apparatus access roads shall be designed and maintained to support the imposed loads of fire
apparatus and shall be surfaced so as to provide all-weather driving capable of supporting the
imposed load of fire apparatus weighting at least 80,00 pounds.
Response: The roads have been designed to support an 80,000 pound fire truck.
The required turning radius of a fire apparatus road shall be determined by the code official. Contact the
Village of Northbrook Fire Prevention Bureau for emergency vehicle turning radius templates.
Per the fire truck turn exhibit furnished by Manhard Consulting it appears our
apparatus cannot make the turn on the southeast corner of the Lifetime Fitness building,
in front of the child care facility as the overhang could hit a car, and possibly the
south east corner of the apartment building. Please revise drawing accordingly.
Northbrook Fire Prevention Bureau: Complete
Dead-end fire apparatus access roads in excess of 150 feet (45 720 mm) in length
shall be provided with an approved area for turning around fire apparatus.
Response: Dead end roads in excess of 150 feet have been eliminated.
The grade of the fire apparatus access road shall be within the limits established by the
code official based on fire department's apparatus
5.
For 20ft on either side of a hydrant on a required access road, the road shall be 26ft in width
per section D103 of the IFC. Provide this dimension of road for the areas by a hydrant south of
the child care facility.
Northbrook Fire Prevention Bureau: Not complete
EAST\101520060.1
Response: The access road has been widened an additional 2’ for 20; on either side the hydrants.
Reference Comments:
6. Plans and specifications for the installation modification of the automatic sprinkler system shall be
submitted for review and approval. Provide automatic sprinkler contractor shop drawings for review.
Indicate all new or modified existing pipe routing, material catalog cut sheets, and hydraulic
calculations (as required by NFPA 13).
/BC Section 106, IFC
Section 903.1
NFPA 13 Section 14 Response: The plans and specification will be
provided at final engineering.
7. Fire alarm contractor shop drawings must be submitted for review with the final application. Shop
drawings shall indicate all fire alarm devices, wiring diagram, point-to-point wiring, material catalog cut
sheets, battery back up calculations, and voltage drop calculations. 1FC Section 907.1.1
NFPA 72
4.4.4.2, 4.5.1, Chapter /4
Response: The drawings will be provided at final engineering.
8. Provide a drawing indicating the fire extinguisher size, type, and layout/placement for review and comment
with the final submittal IFC Section 906
Response: The drawings will be provided at final engineering.
9. An emergency key box (Knox Box) shall be provided for the facility. The key box system provides fire
suppression personnel with access to the buildings utility areas (sprinkler, electrical and mechanical rooms,
etc.) The key box shall be mounted at a height no higher than 60". AFF, by the main entrance or as
directed by the fire department. The key box will be used by the fire service personnel for emergency
access only. This Knox box shall be monitored by the fire alarm system.
Response: Noted. The location for a Knox Box will be provided at final engineering.
Based on the information provided the plans are "NOT APPROVED". A response letter and clouded revised
drawings indicating all modifications for the above noted items shall be submitted for review and
approval
Sincerely,
Kevin Frangiamore
Director of the Fire Prevention Bureau
Northbrook Fire Department
EAST\101520060.1
June 8, 2015
Mr. David Schoon
Assistant Director, DPS
1225 Cedar Lane
Northbrook, Illinois 60062
Re: PCD-15-15 Lifetime fitness PUD
I have reviewed the submitted revised documents for the proposed development of this property.
I am concerned over the security of the parking garage as it is shown in these revised drawings and
renderings. I would suggest the following design alterations:
First, the Sunset Ridge Road entrance should have some type of security door or grate system to prevent
persons from walking into the garage from that area. This entrance is somewhat secluded and an
unsecured access point would be an inviting target for auto burglaries and thefts. The gate design
should be of a type to prevent a person from crawling under or climbing over it to access the garage.
Response: The elevation shows the location of a security gate.
Similarly, the open air design of the garage would invite similar possible intrusions, so I suggest some
type of ornamental security screening on the first floor openings of the garage to properly secure it.
Response: A railing will be installed in all first floor openings of the garage.
Harry Bekiaris
Commander
Northbrook Police Department
EAST\101465878.1
Memo
Paul Kendzior
To:
From: Mark Cacioppo
Date: 6/9/15
Plan Commission Docket PCD-1 5-15 1000 Skokie Review #2
Re:
Message
1.
Please include on the plans, a table showing proposed soil volumes for any island containing trees.
The islands should provide adequate soil volume for the proposed tree based on the tree’s size at
maturity. I did not see where the response to this was provided in a table per the first response letter.
Creating island soil volumes to support trees can be accomplished with the addition of Cornell structural
soil or equivalent material. Details of islands containing structural soil will be required. This may be
handled during permit review process. Response: This table will be provided as part of the Final
Landscape approval process.
2.
There are trees proposed for the bio-swales but the detail provided shows no trees. Please provide the
vertical profile for the proposed bio-swales showing trees. Proposed soil volumes shall be provided for
each bio-swale to make sure they can support the trees proposed to be planted in them. This may be
handled during permit review process. Response: This updated detail will be provided as part of
the Final Landscape approval process.
FAR of up to .73
Statement of Justification for Special Permit – FAR
Subsection 11-602 E of the Zoning Code
a) Code and Plan Purposes. The proposed use and development will be in harmony with
the general and specific purposes for which this Code was enacted and for which the
regulations of the district in question were established and with the general purpose and
intent of the Official Comprehensive Plan.
Authority and Purpose, Section 1-101 Title
Section 102 A. Land Use Patterns
1. The proposed development is consistent with the goals and policies of the Comprehensive
Plan, as shown in the Project Description.
2. The proposed development provides for a rational pattern of land use and provides for a
planned, appropriate use of a large vacant parcel of land.
3. As the property is currently primarily vacant land, the elimination of nonconformities
purpose does not appear applicable.
4. The proposed development is consistent with and will complement the character of the
nearby uses, which includes residential, office and commercial uses. The Comprehensive
Plan designates this area as appropriate for mixed-use that includes higher density multifamily housing. Further, the Life Time Fitness and Children’s Learning Adventure facilities
will be amenities to the surrounding residents and office users.
5. The proposed development encourages compatibility among the nearby land uses and ties
together the commercial and residential uses surrounding the property. It also encourages
future redevelopment of the Skokie Boulevard corridor.
6. There are no significant natural resources that will be impacted by the proposed
development.
7. The proposed development does not negatively impact natural light, clean air, privacy,
safety, or convenience of access to the property.
8. The proposed development will promote the public health, safety, morals, and general
welfare of the Village. By bringing new residents and families to the area, surrounding
businesses will benefit from the increased customer base. Further, the Life Time Fitness will
promote healthy living and the Children’s Learning Adventure will provide a high-quality
and convenient child care option to Northbrook residents and businesses.
Section 102 B. Public Infrastructure
1. Adequate public facilities and utilities are available or will be constructed to serve the
proposed development.
2. As illustrated by the Tax Impact Study, the proposed development will generate significant
property tax revenues that will mitigate any increased services to be provided by the Village
Police and Fire Departments. The existing public utility systems are adequate to serve the
proposed development and will not be overburdened.
3. No new public streets or highways will be necessary for the proposed development.
4. As described by the Traffic and Parking Study, the surrounding intersections will continue to
operate at acceptable levels of service upon completion of the project.
5. The proposed development will not negatively impact traffic on residential streets.
1
EAST\100788759.1
6. The means of ingress and egress for the proposed development and off-site improvements are
designed to minimize traffic congestion and promote street safety. Overall, the surrounding
streets will continue to operate at acceptable levels of service following project completion,
as shown by the Traffic and Parking Study.
7. The proposed development will provide for its own storm water management through
subsurface structures.
8. The proposed development provides for ample and appropriate landscaping and building
setbacks along all streets and property lines.
Section 1-102 C. Justifiable Expectations and Taxable Value
Section 1-102 D. Administration
The proposed development is precisely the type of use envisioned by the Comprehensive Plan
and therefore will be reasonable in terms of the expectations of existing residents, business
people, and taxpayers. The proposed use will also strengthen and reinforce the ongoing pattern of
land redevelopment within this area of the Village.
b) No Undue Adverse Impact. The proposed use, drainage and development will not have a
substantial or undue adverse effect upon adjacent property, the character of the area or
the public health, safety and general welfare.
The proposed development is consistent with the commercial and residential uses of the adjacent
properties and therefore will not adversely impact those uses, the area’s character, or the public
health, safety, and general welfare.
c) No Interference With Surrounding Development. The proposed use and development
will be constructed, arranged and operated so as not to dominate the immediate vicinity or
to interfere with the use and development of neighboring property in accordance with the
applicable district regulations.
The proposed residential, fitness and child care uses complement the surrounding commercial,
office and residential properties and are consistent with other uses along the Skokie Boulevard
and the uses envisioned by the Comprehensive Plan.
d) Adequate Public Facilities. The proposed use and development will be served adequately
by essential public facilities and services such as streets, public utilities, drainage
structures, police and fire protection, refuse disposal, parks, libraries, and schools, or the
applicant will provide adequately for such services.
There are adequate utilities and related public facilities and services to serve the property. The
development plans also provide for adequate storm water management within the property. The
development will generate significant property tax revenues, as indicated by the Tax Impact
Study. It is anticipated that these revenues will offset any impact on the other public services,
such as fire and police protection. The residential user will consist of primarily one- and twobedroom units and it is expected that the project will generate minimal school-aged children,
thereby minimizing the potential for any significant impact on public schools, libraries, or parks.
Further, the amenities in the residential building and Life Time Fitness will alleviate any existing
or anticipated burden on the parks.
2
EAST\100788759.1
e) No Traffic Congestion. The proposed use and development will not cause undue traffic
congestion nor draw significant amounts of traffic through residential streets.
Upon completion of various roadway improvements, including restriping, additional turn-lanes
and a new traffic signal at the middle access point for the development, the Traffic and Parking
Study indicates that the surrounding streets and intersections will continue to operate at
acceptable levels of service.
f) No Destruction of Significant Features. The proposed use and development will not result
in the destruction, loss or damage of natural, scenic or historic feature of significant
importance.
There are no existing natural, scenic, or historic features that will be disturbed, as the property is
currently primarily vacant.
g) Compliance With Standards. The proposed use and development complies with all
additional standards imposed on it by the particular provision of this Code authorizing
such use.
The development will be responsive to such standards.
3
EAST\100788759.1
Statement of Justification for Special Permit – Child Care Facility
Subsection 11-602 E of the Zoning Code
1. The proposed child care facility is consistent with the goals and policies of the
Comprehensive Plan.
2. The proposed development provides for a rational pattern of land use and provides for a
planned, appropriate use of a large vacant parcel of land.
4. The proposed child care facility is consistent with the character of the nearby uses and will
support the surrounding residential and office users by providing a convenient and highquality child care option.
5. The proposed child care facility is compatible with and will be an amenity to the nearby land
uses.
6. There are no significant natural resources that will be impacted by the proposed
development.
7. The proposed child care facility does not negatively impact natural light, clean air, privacy,
safety, or convenience of access to the property.
8. The proposed child care facility will promote the public health, safety, morals, and general
welfare of the Village.
1. Adequate public facilities and utilities are available or will be constructed to serve the
proposed child care facility.
2. As illustrated by the Tax Impact Study, the proposed child care facility will generate
significant property tax revenues. It is not anticipated that the child care facility will require
any increased services to be provided by the Village Police and Fire Departments. The
existing public utility systems are adequate to serve the proposed child care facility and will
not be overburdened.
3. No new public streets or highways will be necessary for the proposed child care facility.
4. As described by the Traffic and Parking Study, the surrounding intersections will continue to
operate at acceptable levels of service upon completion of the project and adequate parking
will be provided to accommodate the child care facility.
5. The proposed development will not impact traffic on residential streets.
6. The means of ingress and egress for the proposed child care facility are designed to minimize
traffic congestion and promote street safety. Overall, the surrounding streets will continue to
operate at acceptable levels of service following project completion, as shown by the Traffic
and Parking Study.
1
EAST\97059697. 1
7. The proposed child care facility will provide for its own storm water management.
8. The proposed child care facility and overall development provides for landscaping and
building setbacks along all streets and property lines.
The proposed child care facility is consistent with the Comprehensive Plan and will be a valuable
amenity to existing residents, business people, and taxpayers.
The proposed child care facility is consistent with and will be an amenity to the commercial uses
of the adjacent properties and therefore will not adversely impact those uses, the area’s character,
or the public health, safety, and general welfare.
The proposed child care facility is set back from Skokie Boulevard and the property lines to the
west and south. Further, the site plan includes generous landscaping, which buffers the proposed
development from the neighboring properties so as to not dominate the surrounding vicinity or
interfere with neighboring properties.
There are adequate utilities and related public facilities and services to serve the property and
adequate storm water management will be provided. The proposed child care facility will have
little to no impact on the other public services, such as fire and police protection.
The proposed child care facility will have minimal impact on the surrounding streets and
intersections will continue to operate at acceptable levels of service.
importance.
2
EAST\97059697. 1
such use.
3
EAST\97059697. 1
Signage (Wall Signs over 20' in
height and Wall sign over 100')
Special Permit Worksheet – Signs
Written Explanation and Statement of Justification
The Applicant seeks approval of the following signage special permits:
A. To allow three wall signs on the LTF building in excess of 20 feet in height, the tops of
which signs are no more than 52’-3” above grade for two signs and 45’-6” above grade
for one sign;
B. To allow a wall sign on the LTF building in excess of 100 square feet, but no larger than
157 square feet; and
C. To allow six wall signs on the CLAC building in excess of 20 feet in height, the tops of
three signs being no more than 32’-0” above grade and the tops of three additional signs
being no more than 27’-4” above grade.
STATEMENT OF JUSTIFICATION
1. The proposed signage is consistent with the goals and policies of the Comprehensive Plan.
2. The proposed signage serves a rational pattern of land use.
4. The proposed signage is consistent with the character of the nearby uses and development of
the proposed scale.
5. The proposed signage encourages compatibility among the nearby land uses. It also
encourages future redevelopment of the Skokie Boulevard corridor.
6. There are no significant natural resources that will be impacted by the proposed signage.
7. The proposed signage does not negatively impact natural light, clean air, privacy, safety, or
convenience of access to the property.
8. The proposed signage will promote the public health, safety, morals, and general welfare of
the Village.
1.
2.
3.
4.
5.
The proposed signage will not impact public facilities and utilities.
The proposed signage will not impact existing public utility systems.
No new public streets or highways will be necessary for the proposed signage.
The proposed signage will not impact the surrounding intersections.
The proposed signage will not impact traffic on residential streets.
EAST\96818199. 11
6. The proposed signage will not impact the surrounding streets.
7. The proposed signage will not impact storm water management.
8. The proposed development provides for landscaping and building setbacks along all streets
and property lines.
The proposed signage is of the scale and design that is consistent with the development, which is
the type of use envisioned by the Comprehensive Plan.
The proposed signage is consistent with the commercial uses of the adjacent properties and
therefore will not adversely impact those uses, the area’s character, or the public health, safety,
and general welfare.
The proposed signage is of a scale and design that is appropriate for the proposed development
and retail buildings. Therefore, the signage will not interfere with other properties and businesses
in the immediate vicinity.
The proposed signage will not impact public facilities.
The proposed signage is of an appropriate scale for and will help identify the proposed
development and will not impact traffic congestion or residential streets.
importance.
EAST\96818199. 12
such use.
EAST\96818199. 13
Zoning Variation Worksheet
Statement of Justification
The Applicant seeks approval of the following setback variations:
1. A reduction of the required front building setback along Skokie Boulevard from 80’ to no
less than 54’ to accommodate the proposed residential building.
2. A reduction of the required front building setback along Sunset Ridge from 80’ to no less
than 33’ to accommodate the proposed residential building/parking structure.
3. A reduction of the required front yard along Sunset Ridge from 50’ to no less than 33’
feet to the proposed residential building/parking structure.
4. A reduction of the required interior side setback along the north property line from 50’ to
no less than 49’ to accommodate the proposed residential building.
(a) General Standard. No variation of the Zoning Code shall be granted unless the
applicant shall establish that carrying out the strict letter of the provisions of Zoning Code
would create a particular hardship or a practical difficulty. Such a showing shall require
proof that the variation being sought satisfies each of the standards set forth below.
Carrying out the strict letter of the provisions of the Zoning Code creates a hardship in that the
subject property fronts on two streets (Skokie Boulevard and Sunset Ridge), creating the need to
have two front yard and building setbacks, and not allowing the subject property the benefit of a
rear yard and building setback.
(b) Unique Physical Condition. The subject property is exceptional as compared to other
lots subject to the same provision by reason of a unique physical condition, including
presence of an existing use, structure or sign, whether conforming or nonconforming;
irregular or substandard shape or size; exceptional topographical features; or other
extraordinary physical conditions peculiar to and inherent in the subject property that
amount to more than a mere inconvenience to the owner and that relate to or arise out of
the lot rather than the personal situation of the current owner of the lot.
The subject lot is unique, in that it has frontage along both Skokie Boulevard and Sunset Ridge
Road, both of which require an 80’ setback and a 50’ yard. The proposed development does not
encroach in to the 50’ yard requirement along Skokie, and maintains a building set back
consistent with the existing improvements along Skokie Boulevard.
(c) Not Self-Created. The aforesaid unique physical condition is not the result of any action
or inaction of the owner or his predecessors in title and existed at the time of the enactment
of the provisions from which a variation is sought or was created by natural forces or was
the result of governmental action, other than the adoption of the Zoning Code, for which
no compensation was paid.
The unique physical condition was not self-created, and existed at the time of the enactment of
the provisions requiring an 80’ setback and a 50’ yard.
EAST\96818276.1
(d) Denied Substantial Rights. The carrying out of the strict letter of the provision from
which a variation is sought would deprive the owner of the subject property of substantial
rights commonly enjoyed by owners of other lots subject to the same provision.
The carrying out of the strict letter of the provision would deprive the owner of the right to use
almost 1/3 of an acre feet of land area, which would otherwise be useable if the rear setback was
the standard. In an effort to balance the intent of the Zoning Code the proposed development
will stay below the maximum allow height, and for a vast majority of the site will adhere to the
required 50’ yard setback.
(e) Not Merely Special Privilege. The alleged hardship or difficulty is not merely the
inability of the owner or occupant to enjoy some special privilege or additional right not
available to owners or occupants of other lots subject to the same provision, nor merely an
inability to make more money from the sale of the subject property; provided, however,
that where the standards herein set out exist, the existence of an economic hardship shall
not be a prerequisite to the grant of an authorized variation.
The hardship is not merely the ability of the owner to enjoy a special privilege. Much of the
proposed development maintains a 30’ rear setback. The requested encroachment for the
residential building is intended to offset the impact created by not maximizing the allowed
building height.
(f) Code and Plan Purposes. The variation would not result in a use or development of the
subject property that would not be in harmony with the general and specific purposes for
which the Zoning Code and the provision from which a variation is sought were enacted or
the general purpose and intent of the Official Comprehensive Plan.
The variation is in harmony with the Zoning Code and Comprehensive Plan, allowing for mixed
use commercial spaces and housing development to support the employment centers of the
Skokie Boulevard Office Corridor. By allowing the variance, the 50 foot yard setback along
Skokie is maintained and the street is activated by placing dwelling units along the street
frontage in a space that could otherwise be used for surface parking. Finally, the existing zoning
allows for a taller building. The proposed development would have a maximum height of 4
stories. The logic is that a minor encroachment in to the setback is offset by the building being in
closer scale and harmony with the single family uses to the West.
(g) Essential Character of the Area. The variation would not result in a use or development
on the subject property that:
1. Would be materially detrimental to the public welfare or materially injurious to
the enjoyment, use, development value of property or improvements permitted in
the vicinity;
The proposed development does not have a detrimental impact to the properties in the
vicinity.
EAST\96818276.1
2. Would materially impair an adequate supply of light and air to the properties and
improvements in the vicinity;
The proposed development does not negatively impact natural light, clean air, privacy,
safety, or convenience of access to the properties in the vicinity.
3. Would substantially increase congestion in the public streets due to traffic or
parking;
As described by the Traffic and Parking Study, the surrounding intersections will
continue to operate at acceptable levels of service upon completion of the project.
4. Would unduly increase the danger of flood or fire;
The proposed development will not increase the danger of flood or fire. The current site
is predominantly impervious cover and there is limited on-site storm water detention, the
proposed development will increase the amount of storm water detention on-site to
approximately 8.13 acre feet.
5. Would unduly tax public utilities and facilities in the area; or
There are adequate utilities and related public facilities and services to serve the property.
The development plans provide for adequate storm water management within the
property. The development will generate significant tax revenues and it is anticipated that
these revenues will offset any impact on the other public services, such as fire and police
protection.
6. Would endanger the public health or safety.
The proposed development will promote the public health and safety of the Village. By
bringing new residents and families to the area, surrounding businesses will benefit from
the increased customer base, and the overall development will reactivate an underutilized
site.
EAST\96818276.1
Zoning Exception Worksheet
Written Explanation and Statement of Justification
EXPLANATION OF APPLICATION REQUEST
The Applicant seeks the following exceptions:
A.
Off Street Parking Spaces. An exception to reduce the required number of parking spaces
for the Residential Structure from 1,014 to 580 spaces.
B.
Parking Stall Dimensions. An exception to reduce the standard parking stall dimensions
for the surface parking spaces from 9 feet wide by 20 feet long to 9 feet wide by 18 feet
long.
STATEMENT OF JUSTIFICATION
a) Consistent with Code and Plan Purposes. The proposed exception will be in harmony
with the general and specific purposes for which this Code was enacted and for which the
The proposed exception is in harmony with the Code and Plan Purpose and intent of the
Comprehensive Plan. All parking for the proposed development will be contained on site. The
proposed parking ratio will exceed the supply demand ratios for similar sites as published by the
Institute of Traffic Engineers and is consistent with common practice and demands for multifamily residential buildings, which are contemplated by the Comprehensive Plan.
The reduction of the parking stall length from 20' to 18' for a 90 degree parking stall is in
harmony with providing a parking space size that accommodates all vehicles. Typical vehicle
lengths do not exceed 17'-3" and the proposed use is such that larger vehicles are not expected to
utilize the parking lot.
The exceptions are needed in order to allow for the overall development to proceed, which has
already been approved by the Village Board as consistent with the purposes of Village
Ordinances.
b) No Undue Adverse Impact. The proposed exception will not have a substantial or undue
adverse effect upon adjacent property, the character of the area or the public health, safety
and general welfare.
The proposed exceptions will not impact adjacent property or alter the character of the area. The
reduction of the parking stall length from 20' to 18' will provide additional area for greenspace
for the proposed project which will not affect the adjacent properties. The character of the area
will remain within the spirit of the ordinance. The parking is common for similar developments
and do not pose danger to the public health, safety or general welfare.
EAST\100788784.1
c) Compatible with Surrounding Area. The proposed exception will be constructed,
arranged and operated so as not to dominate the immediate vicinity or to interfere with the
use and development of neighboring property in accordance with the applicable district
regulations.
The proposed exception will not affect neighboring properties, as all parking will be contained
on site and w ill not dominate the immediate vicinity or interfere with use and development of
neighboring properties. As demonstrated in the attached Parking Analysis provided by Tracy
Cross & Associates, the proposed parking ratio is adequate and consistent with other similar
residential developments in the area.
Surrounding municipalities have similar zoning requirements that allow for a 9'x18' parking stall
size as the standard parking stall size. The Urban Land Institute (ULI) and the National Parking
Association released a publication called "The Dimensions of Parking", which states the current
recommended length of a parking space is 18 feet. The exception will not be a noticeable feature
upon completion and will not impact neighboring property.
d) Adequate Public Facilities. The proposed exception will be served adequately by
essential public facilities and services such as streets, public utilities, drainage structures,
police and fire protection, refuse disposal, parks, libraries, and schools, or the applicant
will provide adequately for such services.
The private drive aisles serving the parking stalls will be 24' wide per Village Code and be
connected to Skokie Boulevard by three public access points. The proposed exceptions will not
affect the public facilities or utilities. As shown by the traffic study, the streets in the vicinity will
operate at acceptable levels of service after the proposed development is complete.
e) No Traffic Congestion. The proposed exception will not cause undue traffic congestion
nor draw significant amounts of traffic through residential streets.
The proposed exception is bound within the private development limits and will not cause traffic
congestion of residential streets. The parking exceptions will primarily impact the circulation
within the proposed development. The Applicant has carefully studied the circulation on the site
and parking and loading demands and – based on its studies and extensive experience with
similar developments – has concluded that the parking and loading will not cause any negative
traffic impacts.
f) No Destruction of Significant Features. The proposed exception will not result in the
destruction, loss or damage of natural, scenic or historic feature of significant importance.
The subject property is currently vacant. The proposed exception does not cause the loss natural,
scenic, or historic features. It will provide additional greenspace within the property. Therefore,
the proposed exceptions will not impact any natural, scenic or historic features.
g) Compliance with Standards. The proposed exception otherwise complies with all
additional standards imposed on it by the particular provision of this Code.
EAST\100788784.1
All other parking stall spacing and sizing requirements of the Code are met except for the
requested parking stall length request.
h) Quality Design and Construction. The proposed exception demonstrates high quality
design and uses construction materials and colors that are compatible with other structures
on the property and other properties in the vicinity.
The parking and loading exceptions are requested in connection with the overall planned
development, which utilizes high quality architecture and design.
EAST\100788784.1
MIXED USE DEVELOPMENT
NORTHBROOK, ILLINOIS
MAY 5,2015
NEIGHBORING MUNICIPAL PARKING STALL SIZE REQUIREMENTS
PARKING
STALL STALL
MUNICIPALITY
GLENCOE
9'x18'
WINNETKA
9'x18'
HIGHLAND PARK
8.5x17'-10"
NORTHFIELD
9'x18'
PROSPECT HEIGHTS
8.5'x18'
BANNOCKBURN
9'x18'
LONG GROVE
9'X18'
WILMETTE
8.5'X18'
ANGLE OF
PARKING
90
90
90
90
90
90
90
90
CODE CITATION
5-104.C.3.(g)
17.46.110.G - ITE MANUAL
150.808.(D)(2)
Art. XX Sec20-5.A
Title 5, Chpt 8, 5-8-6.D
Art. IX.9-104.C.3.(j).(i)
5-9-4(C)(2)(d)
20-14.5(a)
NORTHBROOK, ILLINOIS
MAY 5,2015
LOCAL PROJECT PARKING REQUIREMENTS
Project
SUNSET GROVE
PLAZA DEL LAGO SHOPPING CENTER
GLENBROOK SOUTH HIGH SCHOOL
CVS/pharmacy
HIGHLAND PARK HOSPITAL
City
GLENVIEW
LONG GROVE
WILMETTE
GLENVIEW
NAPERVILLE
HIGHLAND PARK
NOTE: Northbrook requirement for a standard parking stall is 9'x20'.
State
IL
IL
IL
IL
IL
IL
Location
NEC Willow and Sanders
SEC IL Route 83 and Aptakisic
NWC Sheridan and Westerfield
NWC W Lake Ave and Robin Lane
NWC Ogden and Naperville-Wheaten
718 Glenview Ave
Number of Parking
Spaces
844
632
102
100+
262
300+
Angle of
Parking
90
90
90
90
90
90
Dimensions of
Parking
9'X18'
9'x18'
9'x18'
9'x18'
9'x18'
9'x18'
Village Standard
9' X 19' STANDARD STALL SIZE
9'x18'
8.5'x18'
9' X 19' STANDARD STALL SIZE
9'x18'
8.5'x18'
WAIVER REQUEST
FOUNDATION LANDSCAPING REQUIREMENTS
The Applicant requests a waiver of the Northbrook Zoning Code foundation landscaping
requirements contained in Section 9-107C. The Applicant’s proposed development incorporates generous
and thoughtful landscaping. However, the proposed landscaping does not comply with the requirements
of Section 9-107C2.
Foundation landscaping for the Children’s Learning Adventure building meets Village
requirements along the north face of the building. The south, east, and west sides of the building are
enclosed with fencing and part of the children’s play area. There will be additional landscaping to the
south of the play area adjacent to the south property line, between the sidewalk and the east property line,
and in the green spaces between the sidewalk and fencing and the roadway on the west side.
Foundation landscaping for the Life Time building does not meet the Village width requirements,
but there is extensive landscaping within the pool area to the north side of the building and between the
hardscapes on the west side of the building. There is 8.9’ of landscape area between the building and
parking stalls on the south side of the building. These three locations do not face a public street. The east
side of the building proposes less than 10’ of width for foundation plantings due to accommodating the
structure and the unique arbor hardscape with vines across most of the east face.
The proposed development aims to be integrated throughout. Five- or ten-foot (as applicable)
landscaped areas around the perimeter of all buildings is not consistent with the character or nature of the
proposed development. Further, the Zoning Code authorizes waivers for Planned Developments under
Section 9-107C1a. As such, the Applicant respectfully request such a waiver.
EAST\100788778.1
Subdivision Variation – Burial of Overhead Lines
Statement of Justification
The Applicant seeks approval of a variation of the Subdivision & Development Code
requirements that the overhead utilities lines along Sunset Ridge Road be buried and to allow a
fee to be paid in lieu of burial of these overhead lines.
1. The requested variation is in keeping with the overall purpose and intent of the
Subdivision and Development Code;
The requested variation will allow for the integrated and orderly development of a longvacant, significant site in the Village.
2. The granting of the variation will not be to the detriment of adjacent properties;
The variation will not have any impact on the adjacent properties, as the condition of the
utility lines will remain the same. Further, the Village will benefit economically by the
payment of a fee in lieu of the burial of the overhead lines.
3. The granting of the variation will not be contrary to the public health, safety and
general welfare; and
The variation is necessary in connection with a significant development in the Village, which
will benefit the Skokie Boulevard office corridor and the Village as a whole. Therefore, it
will have a positive impact on the public health, safety and general welfare.
4. The situation of the applicant is not of a general or recurring nature for similarly
situated properties within the Village or its jurisdiction.
The development utilizes a large and significant vacant parcel of property, which is unique
and not recurrent elsewhere in the Village.
EAST\100788853.1

1 Life Time Fitness 1000 Skokie Boulevard Project Description and

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