Community Development Department

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1 Community Development Department SUBJECT: First consideration of a Final Site Plan Review and Preliminary Subdivision Ordinance at 1205 Milwaukee Avenue LifeStorage AGENDA ITEM: 11.b MEETING DATE: January 7, 2014 TO: Village President and Board of Trustees FROM: Jeff Brady, Director of Planning, (847) THROUGH: Todd Hileman, Village Manager CASE # : P LOCATION: PROJECT NAME: 1205 Milwaukee Avenue LifeStorage ACTION REQUESTED: Staff requests Village Board consideration of a Plan Commission recommendation for approval of a Final Site Plan Review and Preliminary Subdivision Ordinance to allow for the addition of four (4) new storage buildings and modifications to the existing building and site to facilitate the operation of a self-storage and rental office business. The project includes the dedication of cross-access easements to accommodate future cross-access improvements in accordance with the requirements of the Milwaukee Avenue Corridor Plan, however said improvements are not proposed at this time due to a lack of reciprocal easements on the adjacent properties. APPLICANT / CONTACT: Christopher Michalek 444 N. Michigan Ave. #720 Chicago, IL Tel: (312) OWNER: LSC Development, LLC 777 Lake Zurich Rd., #200 Barrington, IL Tel: (847)

2 PLAN COMMISSION ACTION: On December 17, 2013, Commissioner Ruter, seconded by Commissioner Fallon, made a motion to recommend Final Site Plan Review and Preliminary Subdivision approval, by a 3-0 vote, to the Village Board of Trustees for P , LifeStorage at 1205 Milwaukee Avenue, in accordance with the following: 1. Final Site Plan Review in accordance with the requirements of Chapter 54, Article IV of the Village Municipal Code and in compliance with the following: A. Documents prepared by Sullivan, Goulette & Wilson and dated 12/06/13: 1. Site Plan (Page 8) 2. Site Plan Future Milwaukee Avenue Corridor Plan (Page 9) 3. Site Engineering Plans B. The Site Improvement Plans prepared by Spaceco Inc. and dated 11/04/13 C. All materials presented to the Plan Commission on December 17, 2013; and associated revisions required by the Plan Commission. 2. Preliminary Subdivision in compliance with the following exhibits prepared by Sullivan, Goulette & Wilson and dated 12/06/13 and conditions: A. Site Plan Future Milwaukee Avenue Corridor Plan (Page 9) B. Provision by the applicant of reciprocal vehicular and pedestrian cross-access easements for the benefit of the adjacent property owners, their successors & assigns, invitees, and the public in the locations denoted on the draft subdivision plat as part of a separate application. C. The property owner shall be required to provide site work to create access at the location of the slip road easements along Milwaukee Avenue. D. The existing ground sign will be moved to a compliant location when the Milwaukee Avenue Corridor Plan Slip Road configuration is enacted. 3. Final Engineering approval through the building permit review process associated with the development site. 4. Appearance Commission review and approval of any proposed building architecture, signage, awnings, site lighting, outdoor furniture, or landscaping plans, including the additional landscaping at the northwest portion of the site as discussed by the Plan Commission, is needed prior to the issuance of any building permits. PLAN COMMISSION DISCUSSION: Following a summary from staff, the Plan Commission inquired about the circulation of large semitrucks. After discussion, it was determined that the circulation exhibits were conservative and that a truck would be able to adequately maneuver the site without creating any conflicts with regular customer and employee vehicles. The applicant also stated that trucks of this size would only visit the site a couple times a week. The Plan Commission also complimented the landscape plan and the visual improvement it will create for the building and the area along Milwaukee Avenue. The Plan Commission also specified that the applicant should explore including landscaping along the property line that is northeast of the existing building. The Plan Commission questioned when the Milwaukee Avenue Corridor Plan improvements would be triggered. Staff explained that the redevelopment of adjacent lot to the south would trigger the requirements for these two properties. The long term goal for the slip road is a connection of those 2

3 office properties on the east side of Milwaukee gaining access from a slip road to a future traffic signal aligned with the entrance to Abt Electronics at 1200 Milwaukee Avenue. The applicant also briefly discussed the subdivision of the property into two lots. The vacant property to the east will likely be sold and developed at a later date, and therefore preliminary subdivision approval is requested at this time. The slip road will likely be enacted upon redevelopment of the vacant lot. There were no further comments from the Plan Commission and there were no comments from the public. The Plan Commission subsequently recommended approval of the proposed structures and site modifications. ATTACHMENTS: 1. Plan Commission Staff Report and Exhibits 2. Excerpt from Draft Minutes of December 17, 2013 Plan Commission Meeting 3. Draft Ordinance and Exhibits 3

4 Village INSERT of Glenview Plan Commission STAFF REPORT December 17, 2013 TO: Chairman and Plan Commissioners CASE #: P FROM: Community Development Department CASE MANAGER: Tony Repp, Planner SUBJECT: Final Site Plan Review and Preliminary Subdivision Approval ACTION REQUESTED: Staff requests consideration of a Plan Commission recommendation to the Board of Trustees. APPLICANT / CONTACT: Christopher Michalek 444 N. Michigan Ave. #720 Chicago, IL Tel: LOCATION: PROJECT NAME: 1205 Milwaukee Avenue LifeStorage OWNER: LSC Development, LLC 777 Lake Zurich Rd., #200 Barrington, IL Tel: PROPOSAL: The applicant, LSC Development, represented by Christopher Michalek of Sullivan, Goulette, & Wilson is requesting approvals to allow for the addition of four (4) new storage buildings and modifications to the existing building and site to facilitate the operation of a self-storage and rental office building. Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval 4 or disapproval by any Glenview regulatory commission or the Village Board of Trustees.

5 Site Assessment VILLAGE OF GLENVIEW ZONING: PIN(s): Current North East South West Glenview I-1 Industrial District Cook County Residential District Glenview B-2 General Business District Cook County Residential District Cook County Residential District AERIAL PHOTOGRAPHY: 5

6 PICTOMETRIC PHOTOGRAPHY: South Elevation West Elevation 6

7 Project Summary PROJECT DESCRIPTION: The subject property is comprised of approximately 9.8 acres with frontage along Milwaukee Avenue. The property is currently improved with an office building that formerly housed the headquarters for LifeSource blood donation services. The applicant is proposing to convert the existing space into selfstorage units and rental office space. As part of this proposed development, the applicant is proposing the addition of several smaller self-storage buildings in the rear of the property, as well as the addition of a loading bay to the rear of the existing building. The applicant has received preliminary approval for the addition of signage and architectural modifications to the existing building from the Appearance Commission. The applicant will return to the Appearance Commission, should the Plan Commission make a positive recommendation for the project, for review and approval of the new buildings and landscaping improvements. The applicant has provided a site plan which shows how compliance with the Milwaukee Avenue Corridor Plan would be achieved via the granting of easements along Milwaukee Avenue through the subdivision process. The granting of these easements will allow for the installation of a slip-road parallel to Milwaukee Avenue. The ultimate goal for the area is to install a private benefit traffic signal adjacent to the Abt entrance and to the north of the LifeStorage site to all properties on the east side of Milwaukee Avenue and modify a majority of the remaining access points to Milwaukee Avenue to rightin/out only curb cuts. Based on the Plat of Survey provided by the applicant, it appears that the private drive adjacent to the subject property is aligned with the entrance to Abt and would allow the traffic signal to be installed without further encroachment on the subject property. BACKGROUND: The property was annexed into the Village of Glenview in The property is currently improved with an office building that formerly housed the headquarters for LifeSource blood donation services. LifeSource vacated the site several years ago and the property has since remained vacant. The applicant, LifeStorage, has already begun interior remodeling of the building to allow for a mix of rental offices and storage units. The additions in the rear of the property are to be constructed later this year as an expansion to the self-storage and rental office use which will already be up and running inside the existing building. The subject property lies within the Environmentally Sensitive Area (ESA) and adjacent to the Primary Area (PA) within the ESA. Typically an Environmental Review Committee (ERC) hearing would be required, but the extents of the area of the site to be modified within the scope of the proposed improvements was previously disturbed to construct the existing building and parking facilities. Section (1) of the Glenview Zoning Code stipulates that a hearing from the ERC will not be required for Nonresidential construction or alterations in an area which has been previously lawfully disturbed or covered by a surface other than the natural land cover native to the ESA. No new areas are being disturbed and therefore, no ERC review is required. POTENTIAL NEIGHBORHOOD IMPACTS: The subject property is along Milwaukee Avenue and adjacent to a single-family home and a multi- 7

8 family development. The site lighting should be minimized in areas adjacent to residential and additional screening may be needed to mitigate the impacts of the proposed use. The proposed development would be subject to additional review through the building permit process for compliance with all other building, life safety, engineering, and related codes by the Village s Inspectional Services Division. Additional engineering improvements may be imposed upon review of final plans by the Village s Inspectional Services Division. Throughout the duration of construction, all construction activities would be required to comply with the requirements of the Municipal Code. As of press time, staff had not received any correspondence from the public regarding the proposal. Plan Commission Review SITE PLAN COMMENTS: The purpose of Site Plan Review is to go beyond the basic zoning, subdivision, design and building requirements in order to address site details which these other codes may not regulate in such detail. The review process is intended to promote more orderly and harmonious development and are intended to ensure that all codes and ordinances have been met helping to provide a logical and coordinated review of proposed developments. The proposed plans presented to the Commission addresses the concerns that were raised during staff s preliminary review of the project, which resulted in few substantive staff comments. Staff comments after evaluating the development for compliance with the Final Site Plan Review Ordinance Criteria: CIRCULATION The applicant has included an exhibit which depicts compliance with the Milwaukee Avenue Corridor Plan. Based on a consultation with the Village s traffic consultant, the 53 semi-truck may have some difficulty exiting the site. The applicant should verify that the truck will be able to exit the site directly and not obstruct Milwaukee Avenue while entering the roadway. The applicant may need to explore the widening of the curb cut if the turning movements for the vehicles displayed cannot be proven effective with the existing configuration. The applicant should explain how the site operates with multiple users in a same area given that some of the drive aisles are 25 ft wide with the possibility of large vehicles being operated in the same areas of the site. BUILDING AND STRUCTURE LOCATION The proposed new structures are compliant with I-1 Zoning District. All proposed improvements to the property are located in an area already disturbed and outside the Primary Area Boundary of the ESA. Appearance Commission approval is required for both preliminary and final building architecture, building materials, light fixtures, and hardware. 8

9 BUILDING SCALE The trash area shall be screened and contain metal gates that allow access to the trash containers. Building material and color samples will be required for the Appearance Commission PARKING LOTS No category currently exists with the Village Code which applies to required amount of off-street parking for self-storage. The Code does stipulate that if no category applies, adequate parking must be installed for all users. In this case, the Urban Land Institute recommends 1.75 parking stalls per 100 storage units. Based on this calculation, the applicant is compliant with the required parking requirements for a self-storage use. The proposed and existing parking stall sizes and landscape islands are compliant with Village code requirements. The three (3) loading berths of 10 x 50 have been provided as required in accordance with the size and use of the building. SITE ILLUMINATION All proposed lighting fixtures are to be installed on the buildings at this time. No light poles are proposed. Maximum permissible height for light fixtures is 20.0 feet, however lights within 100 ft. of residential uses shall be no greater than 14 feet in height. The proposed photometrics plan and lighting fixtures shall be subject to review and approval by the Appearance Commission. LANDSCAPING A combination of fencing and landscaping is being proposed to shield the single-family residence to the north from light and view of the proposed improvements in the rear. It is encouraged that various species of trees and plantings are installed to prevent massive simultaneous loss from disease inherent to any particular species. The landscape plan shall be subject to the review and approval of the Appearance Commission. GRAPHICS AND SIGNAGE The applicant is proposing to reuse the existing ground sign for the time being. It will need to be relocated when the slip road configuration is to be installed. Appearance Commission approval is required for all proposed exterior signage. 9

10 Technical Review COMPLIANCE WITH VILLAGE PLANS: Village Plan Compliance Comments Yes / No / N/A Comprehensive Plan Yes The proposed use is consistent with the Plan. Official Map Yes The proposed use is consistent with the Map. Waukegan Road Corridor Plan N/A - Milwaukee Avenue Corridor Plan N/A The applicant has provided a plan that will allow the necessary easements to be granted to allow the slip-road called for in the Milwaukee Avenue Corridor Plan. Downtown Revitalization Plan N/A - Natural Resources Plan N/A - Bike & Sidewalk Master Plan Yes Sidewalks exist along Milwaukee Avenue. The Glen Design Guidelines N/A - OFFICE USE STATISTICS: Allowed/Permitted Proposed Compliance Zoning I-1 I-1 Yes Lot Size 43,560 sq.ft. 427,377 sq. ft. Yes Building Height 35.0 feet 35.0 feet Yes Minimum Front Yard Setback feet feet Yes Minimum Side Yard Setback (Northwest) 50.0 feet 50.5 feet Yes Minimum Side Yard Setback (Southeast) 50.0 feet 50.0 feet Yes Minimum Rear Yard Setback (North) 50.0 feet feet Yes Building Lot Coverage 33.3% 20.2% Yes Loading Berths 3 3 Yes 10

11 PARKING REQUIREMENTS: The Zoning Ordinance stipulates formulas to be applied to various possible land uses in order to establish the minimum number of required parking stalls. These parking formulas have been examined by staff to establish the most restrictive requirements, which can be summarized as follows: Parking Requirements Office / Business Establishments Self Storage Formula 1 parking space per every 300 square feet 1.75 spaces per 100 storage units (Recommended) Quantity Total Required (27) 5,640 sq.ft Storage Units Total Proposed Compliance Yes 38 8 Yes PROJECT TIMELINE: A. 08/08/13 Application received B. 08/22/13 Preliminary Site Plan Review C. 11/13/13 Preliminary Appearance Commission Meeting D. 12/17/13 Plan Commission Meeting E. TBD First Consideration by Board of Trustees F. TBD Second Consideration by Board of Trustees E F A B C D Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec PRELIMINARY SUBDIVISION: If the project is approved and following the granting of Final Engineering Approval from the Steve Amann, Consulting Engineer, the petitioner will prepare a final subdivision plat and appear before the Plan Commission to gain approval of the final lot configuration and any necessary easements. In addition to utility easements, an ingress/egress easement will be required to allow for the sliproad to be constructed at a later date. ENGINEERING COMMENTS: No preliminary engineering issues exist that would prevent this project from proceeding to final engineering review and approval. There are several engineering concerns outlined in the attached memorandum dated 12/11/13 from Steve Amann, Consulting Engineer. FISCAL IMPACT ANALYSIS: A fiscal impact study is not required as the proposed land uses are permitted by current zoning regulations. 11

12 TRAFFIC IMPACT ANALYSIS: No off-site traffic impact study was required for the scope of the proposed project. The applicant did provide operations data from other sites to verify the parking was sufficient. Staff consulted with the Village s traffic engineer, who had no concerns with site circulation, but did identify the wide turning radius of the full-size semi-trucks shown leaving the site. The applicant should confirm the truck turning movements will not disrupting traffic on Milwaukee Avenue or widening the curb cut to ensure the trucks can turn out of the site. REQUIRED APPROVAL(s): The following chart details the necessary required approvals and includes specific descriptions of each regulatory approval, the review criteria, and standards for approval. Each Commissioner has a copy of the appendix and copies for the public are located on the table near the Board Room entrance doors and are available in the Planning Division section of the Village website Required Regulatory Review A. Annexation B. Annexation with Annexation Agreement C. Comprehensive Plan Amendment D. Official Map Amendment E. Rezoning F. Planned Development G. Conditional Use H. Final Site Plan Review I. Second Curb Cut J. Subdivision (Preliminary, Final, and Waivers) K. Variation(s) (Zoning Board of Appeals) L. Certificate of Appropriateness (Appearance Commission) M. Final Engineering Approval & Outside Agency Permits N. Building Permits O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy Attachments & Exhibits 1. Excerpts from the Milwaukee Avenue Corridor Plan 2. Engineering Review Memorandum 12

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33 Interdepartmental Memo TO: Tony Repp, Planner FROM: Steve Amann, P.E., CFM, Baxter & Woodman, Inc. DATE: December 11, 2013 SUBJECT: Life Storage Preliminary Engineering Review We have reviewed the preliminary Site Improvement Plans for Life Storage Glenview, dated November 4, The design engineer provided additional information in a December 9, 2013 letter which was incorporated into our review. No preliminary engineering issues exist which would prevent this project from proceeding to final engineering review and approval. Some engineering items of note: 1. Stormwater detention is proposed for this site, which currently has none. In accordance with Village requirements, detention will be provided for all areas undergoing redevelopment. Preliminary design calculations have been reviewed, and are satisfactory. Final design of the pond will need to provide separation from the building, the property line, and the proposed water main, as well as appropriate ground and subsurface drainage treatments. 2. The 100-year runoff from the development area will need to be routed to the pond, with sufficient freeboard below adjacent building openings. 3. The storm sewers on the north end of the development will be rerouted to remain within the footprint of the existing parking lot. This will prevent encroachments into the buffer along the Environmentally Sensitive Area in the rear of the property. 4. The water main design will be updated to reduce conflicts with other utilities, provide separation from the buildings, an easement to the Village for maintenance, and hydrant locations to meet fire protection requirements. It should be noted that no domestic water use is planned for the new storage buildings; only fire suppression service will be provided. 5. The applicant will be televising the existing sanitary sewer service on this site. Depending on its condition, replacement or lining may be required. No new sanitary sewers are planned for this site, so no sewer permits are anticipated at this time. 33

34 6. The existing driveway pavement to remain will be cored to compare its condition to Village requirements. 7. Permits will be needed, at a minimum, from the following outside agencies: a. The Illinois Department of Transportation; and b. The Illinois Environmental Protection Agency s Division of Public Water Supplies. Please let us know if you have any questions or need any additional information. C: Shane Schneider, P.E., Engineering Services Manager James Tigue, Civil Engineering Technician Jeffrey G. Brady, AICP, Director of Planning William J. Zalewski, P.E., Spaceco Inc. Engineering File: E I:\Crystal Lake\GLVNV\ EngrPlnRev\02\ Milwaukee - Life Storage\PC Review\LS Review Memo doc 34

35 EXCERPT FROM DRAFT MINUTES OF DECEMBER 17, 2013 PLAN COMMISSION MEETING P Milwaukee Avenue - LifeStorage Mr. Brady summarized that the petitioner is asking to add four new storage buildings and modify the existing building (LifeSource) and operate as a self-storage and rental office building. He explained the proposal by showing the subject property in a I-2 zoning district, across the street from Abt Electronics on Milwaukee Avenue. Mr. Brady explained that the subject property lies within the Environmentally Sensitive Area (ESA) and adjacent to the Primary Area (PA) within the ESA adjacent to the Grove. Usually, an Environmental Review Committee (ERC) hearing would be required, but the extents of the area of the site to be modified are within the scope of the proposed improvements was previously disturbed to construct the existing building and parking facilities. However, because the proposed changes are within the existing parking lot side and next to turf grass, no ERC review will be required. The applicant has received preliminary approval for the addition of signage and architectural modifications to the existing building from the Appearance Commission. The applicant will return to the Appearance Commission, should the Plan Commission make a positive recommendation for the project, for review and approval of the new buildings and landscaping improvements. The applicant has provided a site plan, which shows how compliance with the Milwaukee Avenue Corridor Plan would be achieved via the granting of easements along Milwaukee Avenue through the subdivision process. The granting of these easements will allow for the installation of a slip road parallel to Milwaukee Avenue. The ultimate goal for the area is to install a private benefit all properties on the east side of Milwaukee Avenue and modify a majority of the remaining access points to Milwaukee Avenue to right-in/out only curb cuts. Based on the Plat of Survey provided by the applicant, it appears that the private drive adjacent to the subject property is aligned with the entrance to Abt and would allow the traffic signal to be installed without further encroachment on the subject property. Commissioner Fallon asked about the future stop light in the area. Mr. Brady explained that the stop light would provide access to and from the future slip road. At this time, the owner of the existing single family home adjacent to the subject property has not been receptive to any of the proposed improvements. Commissioner Igleski inquired about the comments regarding truck circulation within the staff report. Mr. Brady explained that the radius on some of the curbs may need to be widened in some areas, but the depiction of these turning movements may have been a conservative estimate of the ability of trucks to turn and circulate. Commissioner Igleski asked the applicant if they expected any heavy volume of semi-trailer trucks. Mr. Mark Sullivan, project architect from Sullivan, Goulette, and Wilson, stated that semi-trucks would likely only enter the site once every three days or so. Chairman Bucklin stated that the circulation pattern is not ideal, but should be easily achieved by a professional truck driver. Chairman Bucklin commented on the current lack of landscaping and complimented the proposed landscaping plan prepared by the applicant. Chairman Bucklin also commented that the area is visible from Milwaukee Avenue and asked the applicant to consider additional landscaping along the north and west property line. The applicant agreed to closely examine the landscape plan in that regard. 35

36 Commissioner Ruter asked for clarification of the existing parking lot and what areas will be removed. Mr. Brady explained that a corner of the parking lot which is currently asphalt will be returned to green space. Commissioner Ruter requested that staff explain when the slip road improvements would be triggered. Mr. Brady explained that it would likely be triggered as other properties redevelop. The sample motion also includes a provision that the applicant provide site work for these improvements at the request of the Village There were no further comments from the Plan Commission and there were no comments from the public. The Plan Commission subsequently recommended approval of the proposed structures and site modifications. MOTION: Commissioner Ruter stated that based upon the petitioner s application materials,testimony, and discussion relating to the petition which together demonstrate compliance with Chapter 98, Article II of the Municipal Code, in the case of P , LifeStorage at 1205 Milwaukee Avenue, the Plan Commission recommends the Village Board of Trustees grant Final Site Plan and Preliminary Subdivision approval in accordance with the following: 1. Final Site Plan Review approval is granted for the subject property, in accordance with the requirements of Chapter 54, Article IV of the Village Municipal Code and in compliance with the following documents prepared by: A. Sullivan, Goulette & Wilson and dated 12/06/13: 1. Site Plan (Page 8) 2. Site Plan Future Milwaukee Avenue Corridor Plan (Page 9) 3. Site Engineering Plans B. The Site Improvement Plans prepared by Spaceco Inc. and dated 11/04/13 C. All materials presented to the Plan Commission on December 17, 2013; and associated revisions required by the Plan Commission. 2. Preliminary Subdivision approval in compliance with the following exhibits prepared Sullivan, Goulette & Wilson and dated 12/06/13 and conditions: A. Site Plan Future Milwaukee Avenue Corridor Plan (Page 9) B. Provision by the applicant of reciprocal vehicular and pedestrian cross-access easements for the benefit of the adjacent property owners, their successors & assigns, invitees, and the public in the locations denoted on the draft subdivision plat as part of a separate application. C. The property owner shall be required to provide site work to create access at the location of the slip road easements along Milwaukee Avenue. D. The existing ground sign will be moved to a compliant location when the Milwaukee Avenue Corridor Plan Slip Road configuration is enacted. 3. Final Engineering approval through the building permit review process associated with the development site. 4. Appearance Commission review and approval of any proposed building architecture, signage, awnings, site lighting, outdoor furniture, or landscaping plans is needed prior to the issuance of any building permits including the 36

37 addition of landscaping along the northwest portion of the site as discussed by the Plan Commission at tonight s meeting Motion seconded by Commissioner Fallon. YEAS: NAYS: ABSTAIN: Commissioners Fallon, Igleski & Ruter None None 37

38 P Final Site Plan Review and Preliminary Subdivision for LifeStorage at 1205 Milwaukee Avenue 01/21/2014 ORDINANCE NO. AN ORDINANCE GRANTING FINAL SITE PLAN REVIEW AND PRELIMINARY SUBDIVISION APPROVAL WHEREAS, the Village of Glenview (the Village ) is a home rule municipality in accordance with the Constitution of the State of Illinois of 1970; WHEREAS, the Village has the authority to adopt ordinances and to promulgate rules and regulations that pertain to its government and affairs that protect the public health, safety and welfare of its citizens; WHEREAS, the applicant, LSC Development, is requesting approval of a Final Site Plan Review and Preliminary Subdivision Ordinance to allow for the addition of four (4) new storage buildings and modifications to the existing building and site to facilitate the operation of a selfstorage and rental office building at 1205 Milwaukee Avenue (the Subject Property ); WHEREAS, a final site plan review for the Subject Property, pursuant to the criteria of Chapter 54, Article IV of the Glenview Municipal Code (the Code ), was conducted by the Plan Commission on December 17, 2013 at the hour of 7:00 P.M. and a recommendation was forwarded to the Glenview Board of Trustees; and WHEREAS, the corporate authorities, having considered the recommendation of the Plan Commission, find it in the public interest to grant such final site plan and preliminary subdivision approval and that the approval of the development will promote the public health, safety and welfare of the Village and its residents. NOW, THEREFORE, BE IT ORDAINED by the President and Board of Trustees of the Village of Glenview, Cook County, Illinois, as follows: Section 1: The facts and statements contained in the preamble to this Ordinance are found to be true and correct and are hereby adopted as part of this Ordinance. Section 2: Final Site Plan Review approval is granted for the subject property, in accordance with the requirements of Chapter 54, Article IV of the Code and in compliance with the following: 38

39 A. Documents prepared by Sullivan, Goulette & Wilson and dated 12/06/13: 1. Site Plan (Page 8) 2. Site Plan Future Milwaukee Avenue Corridor Plan (Page 9) 3. Site Engineering Plans B. The Site Improvement Plans prepared by Spaceco Inc. and dated 11/04/13 C. All materials presented to the Plan Commission on December 17, 2013; and associated revisions required by the Plan Commission. D. Final Engineering approval through the building permit process of the lot(s) comprising the development site. Section 3: Preliminary Subdivision approval in compliance with the following exhibits prepared Sullivan, Goulette & Wilson and dated 12/06/13 and conditions: A. Site Plan Future Milwaukee Avenue Corridor Plan (Page 9) B. Provision by the applicant of reciprocal vehicular and pedestrian cross-access easements for the benefit of the adjacent property owners, their successors & assigns, invitees, and the public in the locations denoted on the draft subdivision plat as part of a separate application. C. The property owner shall be required to provide site work to create access at the location of the slip road easements along Milwaukee Avenue. D. The existing ground sign will be moved to a compliant location when the Milwaukee Avenue Corridor Plan Slip Road configuration is enacted. Section 4: To allow a period of up to twelve (12) months from the date of this Ordinance for the issuance of a building permit for construction of the aforementioned improvements, or the approval shall be rescinded. Section 5: Every section and provision of this Ordinance shall be separable, and the invalidity of any portion of this Ordinance shall not affect the validity of any other portion of this Ordinance. Section 6: This Ordinance shall be in full force and effect from and after its passage and approval according to law. PASSED this day of, 20. AYES: NAYS: ABSENT: APPROVED by me this day of,

40 _ James R. Patterson, Jr., President of the Village of Glenview, Cook County, Illinois ATTESTED and FILED in my office the day of, 20. Todd Hileman, Village Clerk of the Village of Glenview, Cook County, Illinois 40

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