STAFF REPORT 00P: Site Plan Approval Community Development Department Council Chambers, :0 PM, November, 0 To: From: Re: Paul Luke, Chairman, Skokie Plan Commission Steve Marciani, Planning Supervisor 00P: Site Plan Approval 000 and 0 Church Street and 90 Crawford Avenue Related Case 09P: Zoning Map Amendment General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use 000 and 0 Church Street and 90 Crawford Avenue A request to amend an existing site plan approval for a lot planned development in a TX Transit MixedUse zoning district and an R SingleFamily zoning district that includes a mixeduse building with enclosed parking, an existing religious assembly building with surface parking, and storm water detention, plus relief from 8(c)()b to provide a wide twoway driveway rather than the required minimum width when 0 or more parking spaces are being served, and any additional relief that may be discovered during the review of this case The Church Street Synagogue, on behalf of Raffi Arzoumanian 5,89 square feet (9 acres) with frontage on Crawford Avenue, Church Street, and Keystone Avenue Service Commercial vacant commercial building, parking as a principal use (to be rezoned to TX Transit MixedUse in 09P) R SingleFamily religious assembly Adjacent Zoning & Land Use North South East West R SingleFamily public park Service Commercial multitenant office building, beauty parlor, vacant storefront, upperstory residences over nonresidential uses Service Commercial sports and recreation education, beauty parlor, drycleaning and laundry establishment, fine and performing arts education R SingleFamily detached residences Service Commercial drycleaning and laundry establishment, beauty parlor, nail salon, clinic, upperstory residences R SingleFamily detached residences Comprehensive Plan The site is designated as retail/service employment and single family detached residential VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx of
SITE INFORMATION Public sidewalks run along Church Street, Crawford Avenue, and Keystone Avenue ike lanes are planned for Church Street, from Linder Avenue to the west and McCormick oulevard to the east A concrete paved, eastwest running public alley divides the 90 Crawford Avenue and 000 and 0 Church Street properties Overhead utilities run along the south side of the public alley as well as within a portion of the parkway on the north side of Church Street The 000 and 0 Church Street properties are accessible from oneway driveways on Church Street The 90 Crawford Avenue property is accessible from a oneway driveway at Keystone The site is directly served by the Pace 08 Golf Road and Pace 5 Crawford Howard bus PETITIONER S SUMITTAL The petitioner is requesting to amend an existing site plan approval for a lot planned development in a TX Transit MixedUse zoning district and an R SingleFamily zoning district that includes a mixeduse building with enclosed parking, an existing religious assembly building with surface parking, and storm water detention, plus relief from 8(c)()b to provide a wide twoway driveway rather than the required minimum width when 0 or more parking spaces are being served, and any additional relief that may be discovered during the review of this case The petitioner stated: The property is located at the northwest corner of Crawford and Church streets There is a one story building with parking and a parking lot on the overall site The existing building has been utilized for commercial, retail and religious uses in the past It is currently designated as a religious use The congregation has constructed a new synagogue adjacent to the site and the building is no longer in use The proposal would improve the site with a mixed use building including approximately,800 [revised] square foot of retail and parking on ground floor with dwelling units above There is a mixed use building adjacent to the site and there is commercial, retail, religious and residential uses surrounding the site The building and the site has been underutilized for many years The proposed improvements will create viable commercial space that will be supported by the neighborhood, the proposed residential as well as the large community of the adjacent synagogue The commercial space, the activity of the residence and the large plaza will significantly improve the character and the neighborhood It will invite pedestrian use of the area This type of activity will improve the safety of the area and no doubt will positively impact the value of the properties in the vicinity of the site VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx of
As mentioned above there is a parking lot and a parking area on the current site with curb cuts on Church Street The proposal consolidates the parking within the building and along the alley and removes two curb cut along the street The result is a significant improvement to the traffic conditions along the Church Street and creates additional on street parking The development of the site includes meeting all of the utility and storm water detention requirements of the Village The petitioners are also requesting a map amendment to rezone the a portion of the site from Service Commercial to TX Transit MixedUse (09P) to allow for the construction of the mixeduse building STAFF ANALYSIS All pertinent departments and divisions were offered an opportunity to comment on this case The Forestry, Engineering, Fire Prevention, and Planning Divisions provided comments on the subject case Forestry Division The Forestry Division reminds the petitioner that tree protection fencing is required for site trees and suggested alternatives to certain plant selections and quantities Engineering Division The proposed plan indicates that 5 total vehicle parking spaces are required and are provided on plans Retail parking was calculated at a /00 use Although the bicycle parking requirements for mixeduse districts are met, a bicycle rack should be located near the front door of the retail use The building support columns cannot reduce the width of a parking stall by more than foot Parking spaces R, 5R, R, R, 0R, and R have columns that are reducing the parking stall by at least a foot Parking space width of 9 needs to be maintained The drive aisle of ' in the basement is less than standard for vehicle movements Parking stalls RS and RS may be difficult to maneuver It should be noted that An IDOT permit is required for any work in the Church Street rightofway and a Cook County highway permit for any work in the Crawford Avenue rightofway, Either an MWRD sewer permit or a watershed management permit will be required, and The petitioner must contact and coordinate with private utility (power & communications) service providers for buried services to the site, including any reconfigurations of private utilities on the perimeter of the site and adjacent rightofway as may be required The petitioner should also note that a comprehensive site plan set should be provided for building permits The site plan set should show existing and proposed VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx of
features and improvements and typical dimensioned site development plans showing proposed elements, including: Existing conditions/grades Proposed grading of property (Spot grades, pavement slopes) Proposed Site Plan Stormwater Management Plan 5 Utility Connection Plan (Sewer & Water Service) Details and Notes The traffic study was not completed by the time of the writing of this report Engineering is requesting that the Commission grant the authority to amend their recommended conditions to require any changes to be made to signs, driveways, or other traffic related concerns that may arise as result from the traffic study report Fire Prevention ureau The Fire Prevention ureau would like to make the petitioner aware that the following will be required of this development: Full Fire Alarm Direct connect/monitoring of alarm to Skokie Dispatch Addressable annunciator panel for residential units at main entrance Addressable annunciator panel in each retail unit 5 A knox box with functioning keys in it at the main entrance FDC must be within 00' of a village fire hydrant (a fire engineer will have to calculate the demand to see if the building will need a fire pump) Illuminated exits 8 Strobes in common hall washrooms 9 Proper portable extinguishers mounted 0 Proper emergency lighting and lighted exits per code Must have an outside weather proof horn/clear strobe mounted near the front door which activates on water flow only All residential units must have smoke and CO detectors Class I standpipes required in stairwells if building is more than 0' Fire doors required on each floor separating stairwells 5 Elevator must have Phase I and Phase II and hooked to the fire alarm Parking garage must follow Chapter 9, Section 908 of IC 0 regarding carbon monoxide monitoring according to NFPA 0 If retail space is a restaurant, a hood and duct suppression system will be required in the kitchen Planning Division In 009, VO 09Z9, allowed for a special use permit for a planned development on the subject site to build a synagogue at 90 Crawford Avenue with VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx of
required parking spaces on the 000 Church Street property, where the synagogue was previously located At that time, the petitioner stated to the Plan Commission and the Village oard that it intended to return the 000 Church Street property to a suitable commercial use once the synagogue building was completed The proposed plan replaces the existing,50 ft commercial building at 000 Church with a mixeduse building with,800 ft of modern commercial space as well as 8 bedroom and bedroom upperstory residences The new building includes the offstreet parking spaces for the synagogue, commercial offstreet parking spaces, and residential guest offstreet parking spaces in front of the control gate The developer has chosen to provide 9 residential offstreet parking spaces, more than are required, rather than allocate them to the commercial use, which would have allowed greater flexibility in occupying the commercial space It should be noted that in mixeduse districts, relief or variance for required parking spaces is prohibited The building accommodates a :00 ft use in the commercial space Any use that would require more parking can only be accommodated using the financial contribution in lieu of providing offstreet parking option in Sec 8 8()e of the Village Code This money would be used to create additional public parking onstreet or at a nearby location The building at 000 Church has a proposed floor to area ratio (FAR) of 0 The building qualifies for bonuses for a lot facing or more streets, a plaza greater than,000 ft, and potentially for the provision of public art (pending approval), totaling 5 As was permitted for the required commercial bicycle parking space for the building to the west, Staff could support locating that space in the rightof way Planning is supportive of the requested relief of drive aisle width from to in the private portion of the garage, where the regular users will adapt to accommodate this condition, with the acknowledgement that of Engineering s comment that some spaces may be difficult to navigate APPEARANCE COMMISSION At its October 5, 0, meeting, the Appearance Commission did not approve the proposed building, landscaping, and signage (case 008A) The petitioner is preparing a new design and is planning on returning to the Wednesday, November 8, 0, meeting At this time, no relief to the Sign Code is being requested STAFF RECOMMENDATIONS Staff recommends that the petitioner s request to amend an existing site plan approval for a lot planned development in a TX Transit MixedUse zoning district and an R SingleFamily zoning district that includes a mixeduse building with enclosed parking, an existing religious assembly building with surface parking, and storm water detention, plus relief from 8(a)() to provide a wide twoway driveway rather than the VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx 5 of
required minimum when 90 parking spaces are being served be APPROVED based upon the Proposed Positive Findings of Fact for the site plan approval and subject to the recommended site plan approval and special use conditions listed below Staff further recommends that the special use permit for a planned development that included religious assembly, VO 09Z9, be repealed and that a new site plan approval ordinance for 000 Church and 90 Crawford be created and a new special use permit for religious assembly at 90 Church be established, with the appropriate conditions and items of relief from the repealed ordinance be incorporated into the new ordinances RECOMMENDED SITE PLAN APPROVAL CONDITIONS Prior to the hearing of the subject case before the oard of Trustees, the petitioners must receive a Certificate of Appropriateness from the Appearance Commission for the 000 Church building Prior to the hearing of the subject case before the oard of Trustees, the petitioners must revise the landscape plan to show: a Changing the species of parkway trees from sugar maples to another acceptable species Good alternatives include Honeylocust, Kentucky coffeetree, Regal Prince oak, or State St maple b new parkway trees not, as depicted on the site plan c Replacing the azaleas, which do not perform well in our soils, with more appropriate selections, such as any type of shrub rose Prior to the hearing of the subject case before the oard of Trustees, the petitioners must revise the site plan to show: a A bicycle rack near the front door of the retail use If this cannot be accommodated on site, it may be located in the public parkway with Staff approval b The correct width of parking space R, which should be 8' wide with an 8' access aisle, and stripe correctly per ADA requirements with handicap symbol and diagonally striped access aisle c R8 and RI0 signs in front accessible parking spaces d A ' access aisle in alley diagonally striped as to not be mistaken as a parking space e The nature and location of the public art needed to receive an FAR bonus f Adjusted building support columns for parking spaces R, 5R, R, R, 0R, R such that no parking stall is reduced in width by more than foot VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx of
g Correct the 'Ramp Up' label on SK0 The ramp is going down at this point The Plan Commission grants the Engineering Division the authority to amend these recommended conditions to require any changes to signs, driveways, or other traffic related concerns that may arise as result from the traffic study report 5 The petitioner shall develop the Subject Property in substantial conformance with the final Village approved ground floor and other floor plans dated <insert date of final approved plan>, landscape plan dated <insert date of final approved plan>, and building elevations dated <insert date of final approved plan> (Standard) At 000 Church Street, the following parking spaces shall be reserved for specific users and accessible to the public at all times: a vehicle parking spaces are reserved for the religious assembly use at 900 Crawford b vehicle parking spaces are reserved for residential guests Parking in these spaces by residents of the building is specifically prohibited c No less than vehicle parking spaces are reserved for the commercial use Parking by any resident or guest in these parking spaces is specifically prohibited during business hours of any commercial user in the building If more than one commercial user occupies the site, no required commercial parking space on the site may be for the exclusive use of any tenant No restriction of use may be placed on the commercial space that is more restrictive than is allowed in the Zoning chapter of the Skokie Village Code 8 The public art contribution for the FAR bonus must be approved by the Public Art Advisory Committee and the Appearance Commission or contribute at least % of the permit value of the 000 Church Street building to the Village s public art fund 9 Prior to the issuance of building permits, the petitioner shall submit for approval a lighting photometrics plan, fully developed civil engineering plans that comply with the county WMO requirements and Village s stormwater control provisions, and redevelopment engineering plans to address all aspects of private and public utility services Any reconfigurations within state ROW will require an IDOT highway/utility permit (Standard) 0 The proposed building at 000 Church shall not exceed in floor area the floor area for which it is entitled to by Sec 88(b) of the Skokie Village Code New parking lot and exterior lighting shall meet Illuminating Engineering Society of North America (IES) standards, be full cutoff design, and be directed away from adjacent properties, subject to the approval of the Engineering Division (Standard) Any outdoor sound systems shall at all times maintain audio levels that are VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx of
compliant with the Skokie Village Code (Standard) All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced (Standard) No objects are allowed within a 5foot sight distance triangle between 0 and 8 from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices (Standard) 5 All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage, landscaping, structures, and any other facilities or infrastructure on the Subject Property shall be maintained in a good state of repair, and when needed, be repaired or replaced in a timely manner (Standard) All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel (Standard) Trash shall only be allowed within a designated trash enclosure and shall be screened from public view in an enclosure approved by the Appearance Commission All trash shall be contained in such a way as to remain out of sight at all times, except for waste receptacles referenced in Condition Number 8 below (Standard) 8 If a restaurant is onsite, waste receptacles shall be placed on the Subject Property for the use of customers, and that the Health Department shall determine the size, type, and location of these units (Standard) 9 All offstreet parking spaces shall be legibly striped and maintained (Standard) 0 Any plan to modify parking lot striping must be approved by the Director of Engineering (Standard) The handicapped parking spaces shall be installed and maintained in compliance with State of Illinois Accessibility Standards and the Skokie Village Code, including required signage (Standard) Vehicles shall not be allowed to be parked in or otherwise block common driveways, sidewalks, aisles, or other points of access at any time, shall only be parked in designated parking spaces, and shall not overlap the striped lines of designated parking spaces (Standard) The owner of the Subject Property and any tenant shall ensure that employees park on the Subject Property (Standard) All overhead new utilities on the Subject Property shall be placed or relocated underground The petitioner shall bear the full cost of any utility relocation and/or conflicts (Standard) 5 The petitioner shall sign an "Agreement for Installation and Maintenance of Landscaping" to assure that the Subject Property and parkway landscaping is completed and maintained, including trimming, watering, and replacing of dead plant materials in a timely manner in accordance with the final approved landscape plan A copy of said Agreement is attached hereto, marked Exhibit VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx 8 of
A and hereby made part of this Ordinance This Agreement for Installation and Maintenance of Landscaping" shall be recorded at the petitioner s expense (Standard) All new construction, alterations, and remodeling shall meet current International uilding and NFPA Life Safety Codes as amended (Standard) The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rightsofway from the governing jurisdiction (Standard) 8 Prior to the issuance of building permits, the petitioner shall submit to the Village of Skokie Community Development Department a Cook County Assessor's Office Petition for Consolidation of Property with associated fees to consolidate property identification numbers 0500000, 05080000, and 05 00000 into a single tax parcel or provide evidence that the petition was submitted to Cook County (Standard) 9 The Subject Property must conform to the Village's storm water control requirements as contained in the Skokie Village Code, including the disconnection of any downspouts (Standard) 0 All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission (Standard) The petitioner shall submit to the Planning Division electronic files of the plat of survey, site plan, and landscape plan in their approved and finalized form The files shall be scaled dimensional drawing files on noncompressed, nonread only CDROM *dwg AutoCAD format (Standard) Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name, property address, email address, and telephone number of the company and contact person responsible for site maintenance in compliance with this site plan approval (Standard) If work is to be performed on public property or if public property is utilized or impacted during construction and/or development, the owner shall provide, or shall cause the developer and/or contractor to provide, the Village of Skokie with a certificate of insurance naming the Village of Skokie as additionally insured for any and all claims related to any and all work The owner shall hold, and shall cause the developer and/or contractor to hold, the Village of Skokie harmless and indemnify the Village for any and all claims for property damage or personal injury related to work on or use of public property (Standard) The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations (Standard) 5 Failure to abide by any and all terms of this Ordinance shall be cause for the Village to initiate hearings to determine whether the subject Ordinance, as well as any applicable business licenses, should be revised or revoked The petitioner shall pay all costs related to any hearings conducted as a result of non VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx 9 of
compliance with any of the provisions of the enabling ordinance The costs shall include but not be limited to court reporter fees, attorney fees, and staff time required researching and conducting said hearing (Standard) RECOMMENDED MODIFICATIONS TO EXISTING SPECIAL USE PERMIT APPROVAL CONDITIONS The planned development shall be established and operated in substantial compliance with the floor plans and lighting plan all dated October, 009, as approved in Plan Commission Case 09P, and the landscape plan dated August, 0, and the site plan in Case 00P The special use permit applies only to the Church Street Synagogue (Kehilat Chovevei Tzion) and only so long as it strictly enforces the Jewish religious laws which prohibit the use of motor vehicles on the Sabbath and High Holidays Any other congregation that wishes to use the 90 Crawford premises must apply for a Special Use Permit for the purpose of determining whether or not it strictly enforces such laws In the event the owner of the Subject Property desires to change the use of the 90 Crawford building, then a new parking requirement must be determined Access to spaces for 90 Church at 000 Church Street and shall be open and accessible for parking and pickup and dropoff purposes at all times; Occupancy of the Social Hall shall be limited to seats; 5 The Petitioner shall provide the Community Development Department with an offsite parking location and operation plan approved by the Engineering Division Offsite parking and shuttle service to and from the synagogue shall be established for all nonsabbath functions with the anticipated attendance of 00 or more persons In the event there is a substantial change in circumstances, ie the Petitioner acquires additional property or obtains the right to additional parking spaces within close proximately, then Petitioner may request the Mayor and oard of Trustees to consider a modification of this condition; Easements shall be reserved for all Village and Villagefranchised public utilities; The Subject Property must meet Village storm water detention requirements as though it is a commercial development; 8 No abandoned items, including abandoned vehicles, shall be allowed to remain on the site; EXISTING ITEMS OF RELIEF IN VO 09Z9 (i) 88(b) to increase the allowable impermeable surface from 50 percent to 8 percent for 90 Crawford Avenue (ii) 8()(d) to increase the building height at 90 Crawford Street from VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx 0 of
feet to 5 feet to accommodate a 5foot high skylight (iii) 8(c)() to allow parking in a required front yard on a through lot at 90 Crawford Avenue (iv) 8(5) to reduce the Crawford Avenue required front yard from 5 feet to 0 feet to accommodate a covered entry for 90 Crawford Avenue (v) 8(8) to increase the maximum land coverage by buildings from 0 percent to 5 percent for 90 Crawford Avenue ATTACHMENTS Proposed Positive Findings of Fact for Site Plan Approval for 00P Demo and Proposed Site Plan, dated October, 0 asement/parking Plan, dated October, 0 Ground Floor Plan, dated October, 0 5 Second, Third, and Fourth Floor Plans, dated, October, 0 Landscape Plan, dated September 5, 0 Landscape Plan Roof, dated October, 0 8 Land Use and Zoning Map VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx of
Proposed Positive Findings of Fact 00P: Site Plan Approval Community Development Department Council Chambers, :0 PM, November, 0 Consideration The request is harmonious with and does not adversely affect adjacent properties The request can demonstrate that adequate public facilities, including roads, drainage, utilities, and police and fire protection exist or will exist to serve the requested use at the time such facilities are needed The request demonstrates adequate provision for maintenance of the associated structures The request has considered and, to the degree possible, addressed the adverse effects on the natural environment The request will not create undue traffic congestion The request will not adversely affect public health, safety, and welfare The request conforms to all applicable provisions of this code, except where relief is granted with the request Finding The neighborhood already includes other mixeduse buildings and the religious assembly use already exists Adequate public facilities exist to serve the requested use and new stormwater control is being provided on the 000 Church Street parcel No problems are anticipated with respect to the maintenance of the associated structures New stormwater detention will mitigate the effects of local flooding Traffic congestion will only be minimally increased as a result of this request The request will not adversely affect public health, safety, and welfare All applicable provisions of this code are conformed to, except where relief is granted with the request VOSDOCS#5vStaff_Report 00P Site_Plan_Approval 000_and_0_Church_Street_and_90_Crawford_Avenuedocx of
0 9 8 5 0 FT WIDE CONCRETE PULIC ALLEY 0' A 000 CHURCH STREET RESIDENCES 000 CHURCH SKOKIE, IL 00 Owner: EXISTING SYNAGOGUE 500' 5 S8 S S S5 S 5 R5 R R R REMOVE EXIST ASPHALT AND CONC CURS REMOVE EXIST TREES AND USHES TREE SIZES ARE UNDER 8" DH R R 8 R 8 9 R9 0 R0 S0 S9 UP R TRASH EN EXISTING STORY RICK UILG TO E REMOVED 8' EXIST CONC WALKWAY 0000' CRAWFORD AVE REMOVE CONC ALONG CRAWFORD AND RESTORE W/ SOD (TYP) C Architect: Consultants: 80 main street SITE PLAN APPROVAL / ZONING KEYSTONE AVE PULIC ALLEY 550' SEE GROUND FLOOR FOR INFO CRAWFORD AVENUE DEMO SITE PLAN " = 0'0" EXIST CONC WALKWAY REMOVE EXIST ASPHALT APRON AND DEPRESSED CUR ' CHURCH STREET PROTECT EXIST PARKWAY TREE DURING CONSTRUCTION REMOVE EXIST TREE AND USHES TREE SIZES ARE UNDER 8" DH D E I HEREY CERTIFY THAT THESE DOCUMENTS WERE PREPARED UNDER MY DIRECT SUPERVISION AND THAT TO THE EST OF MY KNOWLEDGE AND ELIEF, TO COMPLY WITH THE PROVISIONS OF THE VILLAGE OF SKOKIE CODES AND THE LAWS OF THE ILLINOIS Seal: LICENSE NO: 0005590 FIRM REG #: 8009 General Notes: EXIST'G PARK'G NIC 500' GREEN RF RF DECK GREEN RF 500' DATA: SITE AREA 000 CHURCH STREET: SITE AREA KCT: LDG AREA 000 CHURCH STREET: KCT LDG AREA: 000 CHURCH STREET FAR: 58,00/8,988 = 0 ASE FAR: 00 PULIC ART: 05 FACING STREETS: 05 PLAZA > 000 SF: 05 TOTAL FAR ALLOWED: 5 KCT FAR: 8,9/8,9 = 09 8,988 SF 8,950 SF 58,00 SF 8,900 SF F CONTRACTORS AND SUCONTRACTORS SHALL VERIFY ALL DIMENSIONS AND CONDITIONS AT THE JO SITE AND NOTIFY THE ARCHITECT OF ANY DIMENSIONAL ERRORS, OMISSIONS OR DISCREPANCIES EFORE EGRIMING OF ANY WORK DO NOT SCALE THESE DRAWINGS COMINED FAR:,85/5, = EXIST'G LDG NIC RF DECK RESIDENTIAL DWELLING UNITS: UNITS RETAIL AREA:,9 SF RETAIL AREA % OF SITE: 0% PULIC PLAZA:,08 SF PARKING: KCT ON SITE PARK'G: KCT PARK'G AT 000 CHURCH STREET REQUIRED: KCT PARK'G AT 000 CHURCH STREET PROVIDED: G SITE PLAN APPROVAL / ZONING 0 0 SITE PLAN APPROVAL / ZONING 09 5 550' RETAIL PARK'G REQUIRED:,9/00 = RETAIL PARK'G PROVIDED: SITE PLAN REVIEW 08 5 No Description Date CHURCH STREET SEE GROUND FLOOR FOR INFO RESIDENTIAL PARKING REQUIRED: X5= RESIDENTIAL GUEST PARKING REQUIRED: 5X05 = TOTAL RESIDENTIAL PARKING REQUIRED: 9 RESIDENTIAL PARKING PROVIDED: IKE PARK'G RETAIL IKE PARK'G REQUIRED: x5= RETAIL IKE PARK'G PROVIDED: 8 RESIDENTIAL IKE PARK'G REQUIRED:x5= RESIDENTIAL IKE PARK'G PROVIDED: 8 H Project No: Drawn: Checked: Sheet Title: RA 8 RA, JZ Date: Scale: 08 5 As indicated DEMO AND PROPOSED SITE PLAN SITE PLAN " = 0'0" UILG HEIGHT: 5' TOP OF MAIN ROOF Drawing Number: C a+c architects 0 SK0
0 9 8 5 SK0 A 000 CHURCH STREET RESIDENCES 000 CHURCH SKOKIE, IL 00 Owner: Architect: 5 8 80 main street 8' 0" 8' 0" TYP 0' 0" RESIDSTORAGE RS RS 5RS RS 9RS RS RS RS 5RS RS RS 8RS 9RS 0RS 9 0 Consultants: 0' 0" 9' 0" TYP ' 0" TYP SECURED RESIDENTIAL PARKING ' " RS C SK0 8' 0" 0' 0" RS 9' 0" TYP RS 8' 0" RS 8RS '" FRM GRD 0RS 0' 0" RS UP MECH ' 0" ' 0" 5' 0" ELEV IKE STORAGE 8 5 LOY DN 5RS RS 5' " 9' 0" 9' 0" RS RS RS RS 8' 0" 8' 0" SK0 D Seal: APPEARANCE COMMISSION 0 I HEREY CERTIFY THAT THESE DOCUMENTS WERE PREPARED UNDER MY DIRECT SUPERVISION AND THAT TO THE EST OF MY KNOWLEDGE AND ELIEF, TO COMPLY WITH THE PROVISIONS OF THE VILLAGE OF SKOKIE CODES AND THE LAWS OF THE ILLINOIS LICENSE NO: 0005590 S S DN ' GARAGE DR 8RS 9RS E FIRM REG #: 8009 General Notes: CONTRACTORS AND SUCONTRACTORS SHALL VERIFY ALL DIMENSIONS AND CONDITIONS AT THE JO SITE AND NOTIFY THE ARCHITECT OF ANY DIMENSIONAL ERRORS, OMISSIONS OR DISCREPANCIES EFORE EGRIMING OF ANY WORK DO NOT SCALE THESE DRAWINGS SECURED OVERHEAD DOOR STORM WATER DETENTION AREA UNDER RAMP G 0' 0" OPEN RETAIL AND SYNAGOUGE PARKING 5' RAMP AT 0% SLOPE RAMP UP 8'" FRM GRD ' 0" 0RS RS F STR UP 0' 0" 8' 0" 0' 0" G G G 9RS 8RS RS RS 5RS RS RS RS 8' 0" G APPEARANCE COMMISSION 0 SITE PLAN APPROVAL / ZONING 0 0 SITE PLAN APPROVAL / ZONING 09 5 SITE PLAN REVIEW 08 5 No Description Date SK0 H Project No: 8 Drawn: Author Date: 0 5 Checked: Checker Scale: /" = '0" Sheet Title: ASEMENT / PARK'G ASEMENT PLAN /" = '0" Drawing Number: C a+c architects 0 SK0
0 9 8 5 SK0 FT PULIC ALLEY HANDICAPPED PARKING SPACE A 000 CHURCH STREET RESIDENCES R R 5R R R 8R 9R 0R R R R 000 CHURCH SKOKIE, IL 00 MTL OPEN SCREEN LANDSCAPE SEE LANDSCAPE PLAN FOR DETAILS Owner: Architect: OPEN ACCESS 80 main street S 0'0" FRM GRD ' 0" R TRASH STRG 5 8 9 0 Consultants: RESID STORAGE SK0 S 5S S S S S G '" FRM GRD OPEN RETAIL AND SYNAGOGUE PARKING IKE PARK'G RAMP DN ' 0" 5' RAMP AT 0% SLOPE R 5' 0" ' 0" 8 5 FIRE DEPART STR COORIDOR MAIL TRASH COLLECT ELEV RESID LOY STR INTERCOM RESID AMMENITIES 50 SF RETAIL: 9 SF 0% OF SITE SK0 CRAWFORD AVENUE REMOVE CONC ALONG CRAWFORD AND RESTORE W/ SOD (TYP) C D E Seal: APPEARANCE COMMISSION 0 I HEREY CERTIFY THAT THESE DOCUMENTS WERE PREPARED UNDER MY DIRECT SUPERVISION AND THAT TO THE EST OF MY KNOWLEDGE AND ELIEF, TO COMPLY WITH THE PROVISIONS OF THE VILLAGE OF SKOKIE CODES AND THE LAWS OF THE ILLINOIS LICENSE NO: 0005590 FIRM REG #: 8009 General Notes: CONTRACTORS AND SUCONTRACTORS SHALL VERIFY ALL DIMENSIONS AND CONDITIONS AT THE JO SITE AND NOTIFY THE ARCHITECT OF ANY DIMENSIONAL ERRORS, OMISSIONS OR DISCREPANCIES EFORE EGRIMING OF ANY WORK DO NOT SCALE THESE DRAWINGS VEST STR OUTDOOR SEAT'G SEE LANDSCAPE PLAN FOR DETAILS LANDSCAPE SEE LANDSCAPE PLAN FOR DETAILS F FIRE SPRNK'R RM CANOPY AOVE PLANTERS & PULIC ART SEE LANDSCAPE PLAN FOR DETAILS PLAZA,08 SF G APPEARANCE COMMISSION 0 SITE PLAN APPROVAL / ZONING 0 0 INSTALL ADDRESSALE ANNUNCIATOR PANEL AT MAIN ENTRANCE SK0 ENCH SITE PLAN APPROVAL / ZONING 09 5 No Description Date INSTALL KNOX OX WITH FUNCTIONING KEYS AT MAIN ENTRANCE INSTALL FIRE ALARM TO HAVE DIRECT CONNECT/MONITORING OF ALARM TO SKOKIE DISPATCH PLANT NEW PARKWAY TREES AT 0' FROM EXIST TREES SEE LANDSCAPE PLAN FOR DETAILS CHURCH STREET EXIST FIRE HYDRANT EXIST'G TREE H Project No: 8 Drawn: RA Date: 085 Checked: JZ Scale: /" = '0" Sheet Title: GROUND FLOOR GROUND FLOOR /" = '0" Drawing Number: SK0 C a+c architects 0
0 9 8 5 SK0 A 000 CHURCH STREET RESIDENCES 000 CHURCH SKOKIE, IL 00 UNIT 8 800 SF DRM TH Owner: Architect: ALC ALC 80 main street DRM DRM ALC DRM DRM UNIT 00 SF DRM TH SK0 UNIT 500 SF DRM TH ALC X5 M DRM () X5 DRM X 8X X M MTH X 'X5" ' X5" KIT 9' W/D F W/D 9' KIT ' F 5' X 5'" DRM X DRM X X5" KIT '" X ' TRASH UTILITY M DRM () X8 M MTH STR F ' ' X5" X5" KIT 9' 9' KIT ' W/D F W/D X M MTH X X5 M DRM () X5 DRM X 8X ALC SK0 C D Consultants: Seal: APPEARANCE COMMISSION 0 I HEREY CERTIFY THAT THESE DOCUMENTS WERE PREPARED UNDER MY DIRECT SUPERVISION AND THAT TO THE EST OF MY KNOWLEDGE AND ELIEF, TO COMPLY WITH THE PROVISIONS OF THE VILLAGE OF SKOKIE CODES AND THE LAWS OF THE ILLINOIS M DRM () X5 X DRM M MTH W/D W/D F KIT ' MTH 9' STR MTH EL KIT '" X ' ' KIT MTH 9' W/D W/D F M MTH M DRM () X5 X DRM E LICENSE NO: 0005590 FIRM REG #: 8009 General Notes: CONTRACTORS AND SUCONTRACTORS SHALL VERIFY ALL DIMENSIONS AND CONDITIONS AT THE JO SITE AND NOTIFY THE ARCHITECT OF ANY DIMENSIONAL ERRORS, OMISSIONS OR DISCREPANCIES EFORE EGRIMING OF ANY WORK DO NOT SCALE THESE DRAWINGS X5 M DRM () M ' KIT X5" 9' M X DRM X DRM X5" 5'X5" 9' KIT ' X5" M X5 M DRM () F UNIT 00 SF DRM TH X5 DRM X DRM "X5" ALC X8 M DRM () ALC 'X5" ALC X X DRM DRM ALC G APPEARANCE COMMISSION 0 SITE PLAN APPROVAL / ZONING 0 0 SITE PLAN APPROVAL / ZONING 09 5 SITE PLAN REVIEW 08 5 No Description Date UNIT 800 SF DRM TH Project No: 8 Drawn: RA Date: 085 nd floor /" = '0" SK0 H Checked: Sheet Title: JZ Scale: /" = '0" ND, RD & TH FLOOR PLANS Drawing Number: C a+c architects 0 SK0
0 9 8 5 SK0 A 000 CHURCH STREET RESIDENCES 000 CHURCH SKOKIE, IL 00 Owner: Architect: 80 main street Consultants: HVAC RF DECK C SK0 APPEARANCE COMMISSION 0 SK0 D I HEREY CERTIFY THAT THESE DOCUMENTS WERE PREPARED UNDER MY DIRECT SUPERVISION AND THAT TO THE EST OF MY KNOWLEDGE AND ELIEF, TO COMPLY WITH THE PROVISIONS OF THE VILLAGE OF SKOKIE CODES AND THE LAWS OF THE ILLINOIS Seal: LICENSE NO: 0005590 E FIRM REG #: 8009 General Notes: GREEN RF RF DECK GREEN RF CONTRACTORS AND SUCONTRACTORS SHALL VERIFY ALL DIMENSIONS AND CONDITIONS AT THE JO SITE AND NOTIFY THE ARCHITECT OF ANY DIMENSIONAL ERRORS, OMISSIONS OR DISCREPANCIES EFORE EGRIMING OF ANY WORK DO NOT SCALE THESE DRAWINGS F G APPEARANCE COMMISSION 0 SITE PLAN APPROVAL / ZONING 09 5 No Description Date SK0 Project No: 8 ROOF PLAN /8" = '0" H Drawn: Author Checked: Checker Sheet Title: ROOF PLAN Date: Scale: 09// /8" = '0" Drawing Number: C a+c architects 0 SK05