Village of Lincolnwood Zoning Board of Appeals

Meeting Wednesday, August 19, 2020

7:00 P.M. In accordance with the recently adopted amendments to the Illinois Open Meetings Act permitting the Zoning Board of Appeals to conduct a virtual Zoning Board of Appeals meeting, members of the public are allowed to be physically present in the Village Board meeting room in Village Hall at 6900 North Lincoln Avenue, subject to room capacity and social distancing requirements. Accordingly, the opportunity to view the virtual meeting at Village Hall is available on a “first come, first-served” basis. Those members of the public present at Village Hall will be able to provide real-time comments in person on the computer available in the Council Chambers. Anyone who does not desire, or who is not able, to be physically present at Village Hall can watch the Zoning Board of Appeals meeting live by visiting the Village website or by clicking www.lincolnwoodil.org/live-cable-channel/.

Those wishing to submit public comments in writing may do so by emailing comments to dhammel@lwd.org prior to the commencement of the meeting. Emails received will be read aloud during the appropriate Public Comment period for each matter on the agenda. We ask that you keep your emailed comments to under 200 words to allow time for others to be heard and for the Board to progress through the public meeting agenda. Thank you for your understanding of these guidelines.

Those unwilling or unable to appear in person but wishing to provide real-time comments to the Zoning Board of Appeals may do so by participating from a remote location through GoTo Meeting. Login information for participating in this manner is as follows:

o WEB-BASED VIDEO PARTICIPATION: https://global.gotomeeting.com/join/653542165o AUDIO-ONLY DIAL-IN: (571) 317-3122, ACCESS CODE: 653-542-165

Meeting Agenda 1. Call to Order/Roll Call

2. Pledge of Allegiance

3. Approval of MinutesJune 17, 2020 Meeting Minutes

4. Case #ZB-04-20: 3921 West Touhy Avenue – Variations Related to Rear Yard Setback andLandscaping

Request: Consideration of a request by Mi Soo Kang and Sang Bok Lee, Property Owners, to approve Variations to allow the following: 1) reduce the width of required rear yard setback from ten feet to seven feet, two and a half inches to reflect the existing setback; 2) waive the requirement for the eight-foot-wide perimeter landscape screening around the parking area on the west lot line and east lot line; 3) reduce the width of the required eight-foot-wide perimeter landscape screening around the parking area on the north lot line from eight feet to three feet, three and a half inches; 4) waive the requirement of three parking lot planting islands; 5) waive the requirement for foundation landscaping along the west façade of the structure; 6) waive the requirement for a ten-foot landscaped buffer and transition yard along the south lot line; and 7) waive the required decorative landscaping at the base of the existing pole/pylon sign. These Variations are requested in order to accommodate an interior renovation at the property commonly known as 3921 West Touhy Avenue. During this Hearing, the Zoning Board of Appeals may consider any additional relief that may be discovered during the review of this case.

5. Next Meeting: September 16, 2020

6. Public Comment

7. Adjournment

Posted: August 14, 2020

DRAFT MEETING MINUTES OF THE

June 17, 2020 ZONING BOARD OF APPEALS

LINCOLNWOOD VILLAGE HALL VIRTUAL MEETING HELD VIA GOTO MEETING

MEMBERS PRESENT: MEMBERS ABSENT:

Chairman Bruce Heller Teodor Strat Rizwan Hussain Martin Youkhanna Syed Mudassir

Chris Nickell Peter Theodore

STAFF PRESENT: Doug Hammel, AICP, Community Development Manager

I. Call to Order/Roll Call

Commissioner Heller stated this virtual meeting is allowed by the order of Governor Pritzker, and declared that the meeting is not practical to be held in-person. Chairman Heller noted a quorum of five members, with Chairman Heller being present at Council Chambers in Village Hall, and called the meeting to order at 7:01 p.m.

II. Pledge of Allegiance

III. Approval of May 20, 2020 ZBA Meeting Minutes

Development Manager Hammel provided an overview for the protocol of the meeting. He provided insight to the new regulations regarding the Open Meetings Act as it pertains to COVID-19. He stated that the meeting is taking place at Village Hall in addition to the virtual GoToMeeting platform. Chairman Heller asked if any Commissioners had comments regarding the May 20, 2020 meeting minutes. Chairman Heller had one correction to the minutes. Chairman Heller said there was an omission of a discussion that occurred during the May 20, 2020 meeting. The discussion related to landscaping on the east side of 4711 West Touhy Avenue. Development Manager Hammel noted the changes. Hearing no additional comments, Commissioner Theodore made a motion to approve the minutes as revised, and that motion was seconded by Commissioner Nickell. Aye: Mudassir, Theodore, Hussain, Nickell, and Heller Nay: None Motion Approved: 5-0

Village of Lincoln Zoning Board of Appeals Minutes June 17, 2020

Page 2 of 4

IV. Case #ZB-02-20: 4711 West Touhy Avenue – Variations Related to Rear Yard Setback and Landscaping (continued from the May 20, 2020 meeting)

Development Manager Hammel stated that Case #ZB-02-20 was a continuation of a case from the previous May 20, 2020 meeting regarding a variation to allow the following: 1) reduce the width of required rear yard setback from ten feet to two feet, 2) waive the requirement for the eight-foot wide perimeter landscape screening around the parking area, 3) waive the requirement of four parking lot planting islands, 4) waive the requirement for foundation landscaping along the west façade of the structure, 5) waive the requirement for a ten-foot landscaped buffer and transition yard along the south lot line, and 6) waive the required decorative landscaping at the base of the existing pole/pylon sign.

Following a brief overview of the case by Development Manager Hammel, he outlined several of the considerations discussed by the Commissioners at the May 20, 2020 ZBA meeting. He then outlined the standards for granting variations and prior cases related to waiving landscape regulations. Chairman Heller asked if any Commissioners had any questions, comments, or thoughts regarding the discussion from the previous meeting. Commissioner Hussain asked about the status of the permitting process for 4711 West Touhy Avenue. Development Manager Hammel provided a brief background of the permitting history for this address and stated that the applicant was essentially seeking relief retroactively. Hearing no additional comments, Chairman Heller asked the Petitioner to resume the discussion from the May 20, 2020 meeting.

The Petitioner, General Contractor Frank Georgekos, was sworn into the meeting. He stated that he reviewed the recording of the previous ZBA meeting. The Petitioner then responded to the revisions proposed by Commissioners in the previous meeting. The first revision proposed by Commissioners included an expansion to the proposed landscape island at the southeast corner of the property. The Petitioner said that he agrees with this proposed revision.

The second revision proposed by Commissioners included landscaping along the rear of the building between the proposed water meter room addition and existing grease recycling enclosure. The Petitioner said that he does not agree with this proposed revision. He stated that this proposed revision could be problematic in the winter months. Due to the traffic and snow plowing in this area, he said that the proposed permanent landscaping would not survive in this area.

The third revision proposed by Commissioners included modifications to the vehicular egress point from the valet pick-up area to Kilpatrick to make the required right-hand turn movement more prominent. The Petitioner asked for a clarification as to what more could be done to alleviate the current issues with the “pork chop.” Chairman Heller said there were several items that could help the issue at large. He stated that the Petitioner would need to remain open to working with the Village Engineer. Development Manager Hammel provided background on the history of this area and the problems that have arose. He stated there was never an engineering inspection of the construction of this paved area. Commissioner Mudassir asked if a traffic study was conducted. Development Manager Hammel stated that the “pork chop” was installed to address certain traffic concerns. However, he said he was not aware of any traffic studies that were conducted. Commissioner Mudassir recommended that a Civil Engineer should be brought in to conduct a traffic study.

Village of Lincoln Zoning Board of Appeals Minutes June 17, 2020

Page 3 of 4

The fourth revision proposed by Commissioners included improvements to the east façade of the building (facing Kilpatrick) in lieu of landscaping being provided. The Petitioner agreed to open a dialogue with staff in regards to making the east side of the building visually more attractive. Commissioner Nickell said a trellis should be installed as to not interfere with the walkway. The Petitioner agreed to provide an aesthetic adjustment to the east side of the building.

Commissioner Hussain said the rear landscaping should still be planted regardless of whether or not it may die in the winter. Chairman Heller said the Petitioner should seek to make an adjustment to the north valet pick-up area along Touhy Avenue. Although the area is part of Illinois Department of Transportation’s (IDOT), Chairman Heller recommended that the Petitioner work with IDOT to provide a pedestrian crossing from west to east in this area. The Petitioner disagreed with this proposal. He stated that it would not be feasible and said it may be a safety issue. Additionally, he said a portion of the drive way would then be taken up with this proposed sidewalk. He stated this, in turn, would create another safety issue. Chairman Heller reiterated the public comment from the May 20, 2020 meeting. He said the concern was from individuals walking west on Touhy Avenue towards 4711 W. Touhy Avenue. The Petitioner stated that the property to the west does not have a sidewalk either. He said that rather than adding a sidewalk, additional landscaping could be added to alleviate some of the public’s concerns.

Chairman Heller overviewed the current status of the Petitioner’s concessions. He stated that the Petitioner was agreeable to landscaping on the southeast corner of the building, the Petitioner was agreeable to seasonal rear landscaping on a seasonal basis, the Petitioner was agreeable to redesign and additional landscaping of the “pork chop”, the Petitioner was agreeable to visual improvements to the east side of the building, and the Petitioner was agreeable to adding additional landscaping to the valet area. Commissioner Mudassir asked if there were three-dimensional landscape plans available. Development Manager Hammel stated that staff had not received any such plans. Commissioner Mudassir requested that the Petitioner provide three-dimensional renderings of the plans. The Petitioner agreed. The Petitioner asked if the Village Engineer could perform a site visit regarding the “pork chop.” Development Hammel agreed to that request. Chairman Heller said that the lack of additional lighting to the area was another concern. The Petitioner stated that concern had already been addressed.

Chairman Heller opened the public comment period. Ms. Marci Mies resident of 4601 Touhy stated that the left-hand turn egress point is not working. Additionally, she stated that the garbage containers should be enclosed so that it does not blow away down the alley south of the building.

Mr. Ira Sultzman resident of 4601 Touhy, stated that snow could be an issue in the alley to the south of the building. He stated that the condo he lives in conducted a traffic survey in 2015.

Following the public comment period, Commissioner Hussain made a motion to approve the requested zoning relief with the following conditions: 1) an expansion to the proposed landscape island at the southeast corner of the property, 2) seasonal landscaping be provided along the rear of the building to provide greenery around the proposed water meter room addition and existing grease recycling enclosure, 3) landscaping as shown in the proposed site plan be provided along Touhy Avenue in lieu of a sidewalk, 4) the “pork chop” should be modified with landscaping and reconfigured with the guidance of the Village Engineer to enhance traffic flow onto

Village of Lincoln Zoning Board of Appeals Minutes June 17, 2020

Page 4 of 4

Kilpatrick, and 5) the east wall of the building façade be improved with some kind of aesthetic enhancement. That motion was made by Commissioner and seconded by Commissioner Nickell.

Aye: Mudassir, Theodore, Nickell, Hussain, and Heller Nay: None Motion Approved: 5-0 V. Next Meeting The next meeting of the Zoning Board of Appeals is scheduled for Wednesday, July 15, 2020. VI. Public Comment The public was asked if anyone participating in the meeting would like to address the Zoning Board of Appeals. Let the record state that no one came forward. VII. Adjournment Motion to recommend adjournment was made by Commissioner Theodore and seconded by Commissioner Nickell. Meeting adjourned at 8:24 p.m. Aye: Mudassir, Theodore, Nickell, Hussain, and Heller Nay: None Motion Approved: 5-0 Respectfully submitted, Jake Litz Fire Department/Community Development Management Analyst

Zoning Board of Appeals Staff Report

Case #ZB-04-20 August 19, 2020

Subject Property: 3921 West Touhy Avenue

Zoning District: B-2 General Business

Petitioner: Mi Soo Kang and Sang Bok

Lee, Property Owners

Requested Action: Variations to

waive a required transition yard, waive

or reduce required parking lot screening,

waive required parking lot islands,

waive required foundation landscaping,

and waive required landscaping at the

base of a sign to accommodate the

renovation and reuse of the existing

structure.

Notification: Notice was published in the Lincolnwood Review on July 30, 2020, a Public

Hearing sign installed at the subject property at 3921 West Touhy Avenue, and mailed notices

dated July 28, 2020 were sent to properties within 250 feet.

Summary of Request Mi Soo Kang and Sang Bok Lee, property owners, seeks approval of Variations based on an

interior renovation to the subject property so that it can be converted from its previous use as a

home goods/hardware center to a general commercial space accommodating up to three

tenants. The proposed renovation would impact the interior of the building and would also

include ongoing renovations to the exterior of the facade.

Requested Zoning Approval This section enumerates the relief requested in order to accommodate the renovation of this

property. Considerations regarding the requested relief are discussed later in this report.

Section 6.11 of the Zoning Ordinance states that landscaping requirements shall apply “when

there is an exterior addition or enlargement of the building, structure or premises; or interior

renovation to more than 50% of the floor area of a building, structure or premises.” Because

the Petitioner is proposing an interior renovation that exceeds 50% of the floor area,

3921 West Touhy Avenue August 19, 2020

2

landscaping requirements are applicable. Requested Variations from these regulations are as

follows:

1. Parking lot screening: Section

6.14(1) states that “every off-

street parking lot or parking area

containing, five or more parking

spaces shall be set back, buffered,

and screened from public view

and adjacent property by a

perimeter landscaped area having

a minimum width of eight feet, or,

where screening shall consist of a

masonry wall, a minimum width

of five feet.” This regulation

would apply to the north lot line

(along Touhy Avenue) and west

lot line adjacent to another

commercial property in the B-2

Zoning District. However, the

location of the building and the

compliant dimensions of existing

parking spaces and drive aisles do

not leave enough space for both

vehicular circulation and

landscaping. On the north lot

line along Touhy Avenue, the

Petitioner is proposing to add a

landscape screening area with a width of 3 feet 3-1/2 inches. While this is not

compliant with the required 8-foot width, it does represent an improvement to the

existing site. Along the west lot line, the drive aisle provides access to both the subject

property and parking spaces at 3933 West Touhy Avenue. Therefore, in addition to

resulting in non-compliant drive aisle width, the installation of parking lot screening

would block access to that property’s spaces. Based on these factors, a Variation from

this regulation is requested.

2. Parking lot landscape islands: Section 6.14(2)a states that “a planting island equal in

area to a parking space shall be located at each end of a parking row.” On the subject

property, this regulation would require such islands at each end of the parking aisle

fronting along Touhy Avenue, as well as on island at each end of the parking row along

the west side of the building. One such island is provided at the west end of the drive

aisle along the front of the building. However, providing the other islands would

require the removal of three parking spaces, and the property is already at its minimum

permitted parking allotment given the size of the building. Therefore, the Petitioner is

requesting a Variation from this regulation for three of the parking lot islands.

3. Foundation Landscaping: Section 6.15 states that “a minimum setback and landscape

area of six feet in width shall be located immediately along the front and sides of all

1

N

Locations of Requested Landscape Variations

1

2

2

2

3

4

5

3921 West Touhy Avenue August 19, 2020

3

buildings.” Based on certain exceptions provided for in this section, foundation landscaping would be required along the west facade of the structure. However, the dimensions of drive aisle and parking spaces along the west side of the building leave no room for foundation landscaping. Therefore, the Petitioner is requesting a Variation from this regulation.

4. Landscaped setback and screening area: Section 6.16(1) states that “a minimum ten-

foot landscaped setback and screening area shall be located along the length of any property line located in the B-1, B-2, B-3, O, or M-B Zoning Districts when adjacent to property zoned residential.” This regulation would apply to the south lot line, which abuts properties in the R-3 Residential Zoning District. However, the existing structure is set back 7 feet 2-1/2 inches from the south lot line, and that setback area is occupied by a sidewalk providing rear access from the structure. Therefore, the Petitioner is requesting a Variation from this regulation.

5. Landscaping at the base of a pole/pylon sign: Section 11.10(1)iv.10 states that “a pole/pylon sign must be located in a landscaped area separated and protected from vehicular circulation and parking areas. A minimum of two square feet of landscaping shall be required for every one square foot of sign face. When located in a parking area, continuous reinforced perimeter Portland cement concrete curbing is required.” The property includes an existing pole/pylon sign located near the northeast corner of the property. However, providing landscaping and a concrete curb around the base of the sign would inhibit access to the easternmost parking space in this portion of the property. Therefore, the Petitioner is requesting a Variation from this regulation.

Considerations As part of its consideration of the requested Variation, the ZBA may consider the following: Nature of Existing Conditions The Variations included in the Petitioner’s request largely reflect the existing characteristics of the property. While the building has sat vacant for some time, the planned use of the property for general commercial/retail is consistent with the historical use of the site. Therefore, Staff believes that the requested Variations, if granted, would result in no substantial impacts above and beyond what a typical commercial use might create. Proposed Improvements While the requested Variations suggest that the property is unable to provide landscaping as required by the Zoning Code, the Site Plan does include some proposed improvements to the existing conditions:

• The Petitioner has proposed parking lot screening with a width of 3 feet 3-1/2 inches along the north lot line. There is currently no landscaping provided in this area. This would create a more attractive edge along Touhy Avenue and would result in a defined buffer between the parking area of the subject property and the public sidewalk along Touhy Avenue; and

• The Petitioner has proposed a new landscape island at the west end of the front parking aisle. The location of this parking aisle in one of the most prominent parts of the property will add visible landscaping that is proposed to include low-level shrubs and a decorative tree.

3921 West Touhy Avenue August 19, 2020

4

Other Legal Non-Compliant Characteristics The Site Plan provided by the Petitioner shows parking spaces with a width of 8 feet 6 inches, though the Zoning Code requires spaces with a width of 9 feet. The 8-foot, 6-inch dimension reflects the existing dimension, and is, therefore, considered legal non-conforming. The nature of the proposed interior renovation, and the fact that the anticipated use of the building would not increase the required amount of parking, do not trigger compliance with requirements related to the dimension of parking spaces. Therefore, while the spaces shown are not compliant with the code, a Variation for these parking space dimensions is not required. Variation Standards Section 5.15(7) of the Zoning Ordinance establishes standards against that are to be used by the Zoning Board of Appeals when determining the appropriateness of a Variation request. These standards are included as an attachment to this report. Public Input Staff received one inquiry from a resident on the south side of Fitch Avenue. However, that resident stated that they feel the requested Variations would not have any impact on their property. No other inquiries or comments were received from the public. Prior Similar Cases The most recent Variation requests that are similar in nature to this request are summarized below. 4711 West Touhy Avenue (2020) 4711 West Touhy Avenue sought Variations related to the transition yard adjacent to residential properties, parking lot screening, parking lot islands, and foundation landscaping based on the fact that an existing commercial building underwent a full interior renovation and there is a small addition proposed for the rear of the building, which triggered parking lot island and screening requirements. The ZBA, by a unanimous 5-0 vote, recommended approval of the Variations, based on the fact that the dimensions of the property and the need to provide adequate parking left little space for landscaping. The ZBA’s recommendation included conditions related to traffic circulation, expanded landscape areas, decorative façade improvements, and seasonal landscaping adjacent to residential properties. The Village Board has not yet considered the ZBA’s request, as the Property Owner continues to work with the Village Engineer on satisfying the ZBA’s conditions. 7225 North Kostner Avenue (2020) 7225 North Kostner Avenue sought Variations related to the transition yard adjacent to residential properties, parking lot screening, parking lot islands, and foundation landscaping based on the fact that the building is planned for a substantial interior renovation that triggered the landscaping requirements. By a unanimous 7-0 vote, the ZBA recommended approval of the requested Variations, with conditions related to the installation of a six-foot-tall fence at the rear of the property as part of the initial building renovation, and the Petitioner’s seeking approval of the Village to place planters in the public right-of-way at the end of parking spaces fronting along North Kostner Avenue. The Village Board subsequently approved the Variations.

3921 West Touhy Avenue August 19, 2020

5

6699 North Lincoln Avenue (2020) 6699 North Lincoln Avenue sought Variations related to parking lot landscaping based on the fact that an existing commercial building will be undergoing a full interior renovation, which triggered parking lot island and screening requirements. The ZBA, by a 5-1 vote, recommended approval of the landscaping Variations, based on the fact that the dimensions of the property and the need to provide adequate parking left little space for landscaping. The ZBA’s recommendation included conditions related to additional decorative plantings at the base of the existing sign, the inclusion of a dumpster enclosure, and a tree being provided in one of the landscape islands. The Petitioner met these conditions, and the Village Board approved the Variations. 3750 West Devon Avenue (2019) 3750 West Devon Avenue sought Variations related to parking capacity to accommodate a new restaurant in a multi-tenant shopping center. The increased parking requirement triggered parking lot island and screening requirements. The ZBA unanimously recommended approval of the landscaping Variations, based on the fact that the uses on the property were in need of parking, and the existing parking area directly abutted the front lot line, making it infeasible to provide screening along Devon Avenue. The Village Board approved the Variations related to parking and landscaping. 3300-3310 West Devon Avenue (2019) 3300-3310 West Devon Avenue sought Variations related to parking capacity to accommodate the expansion of a restaurant on the property. The increased parking requirement triggered parking lot island and screening requirements. The ZBA unanimously recommended approval of the landscaping Variations, based on the fact that the restaurant use on the property was in need of parking, making it infeasible to provide screening along Devon Avenue. The Village Board approved the Variations related to parking and landscaping, but did require that a landscaped area be provided on the property near the corner of Devon Avenue and McCormick Boulevard. 3701 West Lunt Avenue (2019) 3701 West Lunt Avenue sought a Variation related to parking lot screening to accommodate the expansion of the existing parking lot to the rear of the building. The parking lot Variation focused on the east lot line, where the existing parking area extended to the property line. The ZBA unanimously recommended approval of the parking lot screening Variation, among other Variations, and the Village Board approved the request. Conclusion The Petitioner requests the following:

1. Variation from Section 6.14(1) states to reduce the required parking lot screening along the north lot line to a width of 3 feet 3-1/2 inches, and to waive the required parking lot screening along the west lot line;

2. Variation from Section 6.14(2)a to waive the requirement for three parking lot islands; 3. Variation from Section 6.15 to waive foundation landscaping along the west side of the

building; 4. Variation from Section 6.16(1) to reduce the required transition yard setback to a width

of 7 feet 2-1/2 inches; and

3921 West Touhy Avenue August 19, 2020

6

5. Variation from Section 11.10(1)iv.10 to waive the required landscaping and concrete curb around the base of the existing pole/pylon sign.

Documents Attached 1. Zoning Variation Application 2. Plat of Survey 3. Proposed Site Plan 4. Architectural Plans 5. Site Photographs 6. Relevant Regulations

GAS

CODE BOTANICAL NAME COMMON NAME CALIPER HEIGHT SPREAD ROOT REMARKS

PLANT LIST

NOTE:- QUANTITIES ON THE PLANT LIST ARE PROVIDED FOR INFORMATION ONLY.- SHRUBS TO BE 36" IN HEIGHT AT TIME OF PLANTING, AND MUST FORM A DENSELY-PLANTED

HEDGE THAT IS AT LEAST 75% OPAQUE WITHIN A YEAR OF INSTALLATION.

TREE

QUANTITY

SHRUBS

AFAB ACER X FREEMANII 'AUTUMN BLAZE' AUTUMN BLAZE RED MAPLE B&B- SINGLE STRAIGHT TRUNK2" -1

RA RIBES ALPINUM ALPINE CURRANT #536" 3'-0" ON CENTER- 36"25

RAGL RHUS AROMATICA 'GRO-LOW' GRO-LOW FRAGRANT SUMAC #518" 3'-0" ON CENTER- 24"14

W. TOUHY AVE.

EXIS

TING

1 S

TORY

BRI

CK B

UILD

ING

0° 0

0' 0

0"14

0.00

'S

W

90° 00' 00"100.00'

N E

0° 0

0' 0

0"14

0.00

'N

E

90° 00' 00"100.00'

N W

1 2 3 4 5 6 7

8

9

10

11

12

13

14

15

16

EXISTING PARKING

NEW H.C. PARKING

17'-0"

9'-0" 8'-0"

18'-0

"

EXT'G SIGN POLE

EXT'G LANDSCAPE

EXT'G PAVER SIDEWALK

EXT'G TREE, TYP EXT'G TREE, TYPEXT'G LIGHT POLEEXT'G BIKE RACK, TYP

EXT'G ASPHALT PAVED PARKING AND DRIVEWAY

40'-5 1/4"

60'-0" 40'-0"

7'-2 1

/2"81

'-6"

6'-0"

45'-3

1/2"

EXT'G LANDSCAPE

EXT'G LANDSCAPEEXT'G CONC SIDEWALK

EXISTING CURB CUT

33'-0"

18'-0" 22'-0"

18'-0

"24

'-0"

(V.I.F

.)3'-

3 1/2"

8'-6"

8'-6"

NEW

PARK

ING

8'-6"

EXIST

ING PA

RKING

EXISTING 1 STORY MASONRY BUILDING

RETAILS #3(3925 W. TOUHY AVE.)

1,670 SF

RETAIL #2(3923 W. TOUHY AVE.)

1,607 SF

RETAIL #1(3921 W. TOUHY AVE.)

1,661 SF

ET'G 6' HIGH WD FENCE

ACCESSIBLE PARKING SIGN

11 RA14 RA

42'-0" (V.I.F.) LANDSCAPE 8'-0" 35'-0" (V.I.F.) LANDSCAPE

6" CONC CURB

EXT'G CONC CURB

PROPERTY LINE

PROPERTY LINE

10'-0"

18'-0

"

8' - 0"

EXT'G CONC SIDEWALK

EXT'

G A

SPHA

LT P

AVED

PA

RKIN

G A

ND D

RIVE

WAY

14 RA

1 AFAB

Jinsu Bae Architecture INTERIOR RENOVATION & FACADE UPGRADE 03/09/203921- 3925 W. Touhy Ave. Lincolnwood, IL 60712

SCALE: 1/16" = 1'-0"SK-02

SITE PLAN - PROPOSED1

N

GAS

SK-03

1

SK-041

EXIS

TING

1 S

TORY

BRI

CK B

UILD

ING

(V.I.F.)

18' - 9"

1376 SF131

FUTURERETAIL 3

1432 SF121

FUTURERETAIL 2

1386 SF111

FUTURERETAIL 1

(3925 W. TOUHY AVE.)(3923 W. TOUHY AVE.)(3921 W. TOUHY AVE.)

79'-3

1/2"

CANOPY ABOVE

(V.I.F.)

19' - 1 7/8"

(V.I.F.)

18' - 4 1/4"

4' - 0

"8'

- 0 7

/8"66

' - 9 7

/8"

Opp

. EXT'G MASONRY CHIMNEY

EXT'G OVERHEAD GARAGE DOOR

Jinsu Bae Architecture

INTERIOR RENOVATION & FACADE UPGRADE 06/22/203921- 3925 W. Touhy Ave. Lincolnwood, IL 60712

3/32" = 1'-0"1 GROUND FLOOR PLAN - PROPOSED

EXISTING GROUND FLOOR0' - 0"

T/ EXT'G ROOF10' - 7 1/4"

T/ PARAPET13' - 8"

CEILING9' - 8"

PARA

PET

4' - 0

"9'

- 8"

EXISTING 1 STORY BRICK BUILDING

CORRUGATED METAL PANEL CLADDING

EXISTING NATURAL STONE VENEER

(V.I.F.)

2' - 11 3/8"60' - 8 1/4"

EXT'G STONE VENEER EXT'G STONE VENEER SILL, TYP EXT'G STOREFRONT WINDOW

EXISTING GROUND FLOOR0' - 0"

T/ EXT'G ROOF10' - 7 1/4"

GRADE-0' - 2"

CEILING9' - 8"

9' - 8

"

EXT'G STONE VENEER EXT'G STONE VENEER SILL, TYP

EXT'G VINYL FACIA

EXT'G STOREFRONT WINDOW

EXT'G STONE VENEER BEYOND

EXISTING EXTERIOR CANOPY SURFACE MOUNTED LIGHTS, TYPEXISTING 1 STORY

BRICK BUILDING

Jinsu Bae Architecture INTERIOR RENOVATION & FACADE UPGRADE 06/22/20203921- 3925 W. Touhy Ave. Lincolnwood, IL 60712

3/32" = 1'-0"1 NORTH ELEVATION

3/32" = 1'-0"2 NORTH ELEVATION - EXISTING

EXISTING GROUND FLOOR0' - 0"

T/ EXT'G ROOF10' - 7 1/4"

EXT'G VINYL FACIA

EXT'G STONE VENEER WALL

EXT'G STONE VENEER SILL

EXT'G OVERHEAD GARAGE DOOR

EXT'G STOREFRONT WINDOW

SURFACE MOUNTED LIGHTS, TYP

EXT'G BRICK WALL

EXT'G BRICK MASONRY CHIMNEY

9' - 8

"

19' - 2 3/4" 62' - 3"

(V.I.F.)

6' - 6" 81' - 0" (V.I.F.)

EXISTING GROUND FLOOR0' - 0"

T/ EXT'G ROOF10' - 7 1/4"

T/ PARAPET13' - 8"

CEILING9' - 8"

4' - 0

"9'

- 8"

CORRUGATED METAL PANEL CLADDING

EXISTING OVERHEAD DOOR

HVAC ROOF TOP UNIT BEYOND, TYP

(V.I.F.)

6' - 8 1/8" 81' - 0" (V.I.F.)

EXT'G STONE VENEER WALL

EXT'G STONE VENEER SILL

EXT'G STOREFRONT WINDOW

EXT'G BRICK WALL

EXT'G BRICK MASONRY CHIMNEY

Jinsu Bae Architecture INTERIOR RENOVATION & FACADE UPGRADE 06/22/203921- 3925 W. Touhy Ave. Lincolnwood, IL 60712

3/32" = 1'-0"2 WEST ELEVATION - EXISTING

3/32" = 1'-0"1 WEST ELEVATION

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PHOTO 1 - LOOKING NORTH & WEST ELEVATIONS

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PHOTO 2 - LOOKING NORTHWEST (TOUHY AVE.

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PHOTO 3 - LOOKING WEST ELEVATION

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PHOTO 4 - LOOKING SOUTH

Attachment #6. Relevant Regulations

6.11 Scope of regulations. Except for residential dwellings, the regulations set forth in this Part D of Article VI shall apply as follows:

(4) Intensity of use increases: when the intensity of use of any existing building, structure or premises is increased through the addition of: one or more dwelling units; the gross floor area of a building is increased, such as to require the construction of one or more additional off-street parking spaces to meet the off-street parking requirement; when there is an exterior addition or enlargement of the building, structure or premises; or interior renovation to more than 50% of the floor area of a building, structure or premises.

6.14 Minimum landscape requirements for off-street parking lots. (1) Perimeter screening required. Every off-street parking lot or parking area containing, five or more parking spaces shall be set back, buffered and screened from public view and adjacent property by a perimeter landscaped area having a minimum width of eight feet, or, where screening shall consist of a masonry wall, a minimum width of five feet.

a. The minimum width for the perimeter screening area shall be measured from the property line and shall not include any parking overhang.

b. Screening within the perimeter setback area shall consist of a masonry wall, densely planted hedge or massing of shrubs resulting in a 75% semi-opaque screen within one year of installation, installed in a manner so as to inhibit public views of the parking area.

c. Perimeter screening shall be continuous, except for breaks as may be permitted for sidewalks, driveways and sight triangles.

d. Masonry walls used for perimeter screening shall have a minimum height of 30 inches and a maximum height of 36 inches. Such walls shall have a finished surface which is the same or closely similar to the masonry of the principal building.

e. Shrubs planted as perimeter screening shall be at least three feet in height at time of installation.

f. The surface of the perimeter setback area shall be suitably covered with grass, ground cover or similar vegetation and periodically mulched. Impervious materials such as asphalt, concrete or a layer of stone is prohibited.

g. A six-inch continuous poured-in-place concrete curb shall separate all drive and parking surfaces from landscape areas.

h. Upon petition, the ZBA may recommend a creative alternate perimeter screening plan of berms, walls, shrubs, trees or other material, which has the effect of providing a minimum three-foot high visual screen of parking areas.

(2) Interior landscaping requirements.

a. A planting island equal in area to a parking space shall be located at each end of a parking row and after each 20 parking spaces within a parking row.

b. One tree shall be required for each planting island required in Section 6.14(2)(a) above.

c. The surface of the planting island shall be suitably covered with grass, ground cover or similar vegetation and periodically mulched. Impervious materials such as asphalt, concrete or a layer of stone is prohibited.

d. A six-inch continuous poured in place curb shall separate and surround all interior landscape island areas.

e. All areas within or at the edges of parking lots which are greater than 50 square feet and not designed for parking stalls, drive aisles or shopping cart collection points, shall be curbed and landscaped with sod, ground cover, bushes or trees.

f. All landscaped islands shall have a minimum topsoil depth of three feet and mounded to a center height of six to 12 inches above top of curb height.

6.15 Minimum landscape requirements for foundation plantings. (1) A minimum setback and landscape area of six feet in width shall be located immediately along the front and sides of all buildings.

(2) Except for building entryway areas and sidewalks as may be permitted, the surface of the required foundation landscape area shall be free of paving or other impervious surfaces and shall be landscaped.

(3) A six-inch curb shall separate all foundation landscape areas from drive aisle and parking areas.

(4) Foundation landscaping shall include shade trees, ornamental trees, hedges, shrubs, evergreens and ground cover in a manner which accents building entranceways and architectural features, softens large expanses of building walls, and screens mechanical equipment.

6.16 Landscape buffer and screening requirements between zoning districts. (1) A minimum ten-foot landscaped setback and screening area shall be located along the length of any property line located in the B-1, B-2, B-3, O, or M-B Zoning Districts when adjacent to property zoned residential.

a. Required screening shall be a minimum height of six feet at time of installation and may be comprised of berms, masonry walls, a double row of densely planted landscaping, or a combination thereof.

b. Screening shall be continuous along the property line.

c. Berms shall be utilized to the maximum extent feasible.

d. Evergreen trees and shrubs shall be used to the greatest extent feasible in a fashion so as to inhibit views from residential property.

e. The surface of the setback area shall be suitably covered with grass, ground cover or similar vegetation and periodically mulched. Impervious materials such as asphalt, concrete or a layer of stone is prohibited. The landscape buffer shall not be used for the purposes of parking, loading, servicing, or storage.

f. An eight-foot high masonry wall within a five-foot landscape setback area may be utilized as an alternative to meeting the minimum ten-foot width requirement. Masonry walls are subject to the regulations set forth, Article III, Section 3.13, Fences and natural screening, of this Zoning Ordinance.

Section 11.10(1)iv. Pole/pylon signs. 10. Landscaping. A pole/pylon sign must be located in a landscaped area separated and protected from vehicular circulation and parking areas. A minimum of two square feet of landscaping shall be required for every one square foot of sign face. When located in a parking area, continuous reinforced perimeter Portland cement concrete curbing is required.

5.15 Major variations. (7) Standards. In determining whether in a specific case there are practical difficulties or particular hardships in the way of carrying out the strict letter of this Zoning Ordinance, there shall be taken into consideration the extent to which the following facts are established:

a. The requested major variation is consistent with the stated intent and purposes of this Zoning Ordinance and the Comprehensive Plan;

b. The particular physical surroundings, shape or topographical conditions of the subject property would bring a particular hardship upon the owner, as distinguished from a mere inconvenience, if the strict letter of this Zoning Ordinance is enforced;

c. The conditions upon which the petition for the variation is based would not be applicable generally to other property within the same zoning district;

d. The variation is not solely and exclusively for the purpose of enhancing the value of or increasing the revenue from the property;

e. The alleged difficulty or hardship has not been created by any person presently having an interest in the property;

f. The granting of the variation will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood in which the property is located;

g. The variation granted is the minimum change to the Zoning Ordinance standards necessary to alleviate the practical hardship on the subject property; and

h. The proposed variation will not impair an adequate supply of light and air to adjacent property, or substantially increase the danger of fire, or otherwise endanger the public safety, or substantially diminish or impair property values within the neighborhood.