Plan Commission

LEGAL NOTICE OF PUBLIC HEARING Skokie Plan Commission, Thursday, April 18, 2013, Village of Skokie, 5127 Oakton Street, Skokie, Illinois 60077, at 7:30 P.M., to consider the following: NEW ACTION TAKEN 2013-5P – Zoning Map Amendment: 5150 Touhy Approved Abdul R. Panjwani & Salma Panjwani as co-trustees of the Abdul R. Panjwani 7-0-2 Living Trust request a map amendment to change the zoning district of 5150 Touhy Avenue from B1 Service Commercial to B2 Commercial. 2013-6P – Special Use Permit: 5150 Touhy Approved with Abdul R. Panjwani and Salma Panjwani as co-trustees of the Abdul R. the amendment Panjwani Living Trust, request a special use permit to allow outdoor dining at of limiting hours an existing limited service restaurant and any relief discovered during the of operation for review of this case. outdoor dining 6AM to 11PM 7-0-2 2013-7P – Subdivision: 9599 Skokie Boulevard Approved 7-0-2 Oxford OBG-Waterton Skokie Hotel Property Company, LLC, requests a 2-lot subdivision in a B4 Regional Shopping district. 2013-8P – Site Plan Approval: 9501-9599 Skokie Boulevard and Motion to approve 4709 & 4711 Golf Road with amendments to restrict bus Oxford OBG-Waterton Skokie Hotel Property Company LLC; CFO2, Skokie LLC; parking fr Lots A, Village of Skokie; and Centre East Metropolitan Exposition Authority; request B, G and to clarify modification of an existing site plan approval for a planned development in a signage regarding B4 Regional Shopping district to allow for the construction of an additional 2 reserved parking 3,567 ft building near the northwest corner of the property, 2 drive-up ATMs, 1-6-2 and an expansion of the east-side parking lot. The petitioners are also requesting relief from the Village Code to build 101’ and 136’ from the B4 Motion to approve district boundary rather than 150’, additional relief from the parking as presented by requirements for the entire site, which would require modifications to the staff shared parking reduction in the existing site plan approval, and any other 6-0-2 relief discovered during the review of this case. 1 (Abstain) 2013-9P – Special Use Permit: 4749 Golf Road Approved Oxford OBG-Waterton Skokie Hotel Property Company, LLC, requests a special 6-0-2 use permit for 2 drive-up ATM machines in a B4 Regional Shopping district 1 (Abstain) and any relief discovered during the review of this case. FOR YOUR INFORMATION: Plans and related documents are available at the Village’s Community Development Department, Planning Division, (847) 933-8447 Monday through Friday, from 8:30 AM to 5:00 PM. SPECI AL AI D: Available upon request for the disabled. Call (847) 673-0500 or TDD (847) 933- 8455. VOSDOCS-#425751-v1-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_of_2013-4-18 Interested parties are invited to attend this meeting. This notice is for information purposes only. Published in the Skokie Review on March 21, 2013. Paul Luke, Chairman VOSDOCS-#425751-v1-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_of_2013-4-18 STAFF REPORT 2013-5P: Zoning Map Amendment Community Development Department Council Chambers, 7:30 PM, April 18, 2013 To: Paul Luke, Chairman, Skokie Plan Commission From: Brian J. Augustine, Zoning Administrator Re: Zoning Map Amendment of 5150 Touhy Avenue Related Cases – 2013-6P: Special Use Permit General Information Location 5150 Touhy Avenue Purpose To amend the zoning of the site from B1 Service Commercial to B2 Commercial Petitioner Abdul R. Panjwani & Salma Panjwani as co-trustees of the Abdul R. Panjwani Living Trust Size of Site Approximately 10,364 square feet (0.24 acres) with approximately 96.95 feet of frontage on Touhy Avenue and 106.90 feet of frontage on Laramie Avenue Existing Zoning & B1 Service Commercial – Limited service restaurant (Dunkin Land Use Donuts) Adjacent Zoning & North R2 Single-Family – Detached residences Land Use South R2 Single-Family – Detached residences East R2 Single-Family – Religious assembly West B2 Commercial – Retail & motor vehicle repair B3 Business – Hotel & full service restaurant Comprehensive Plan The site is designated retail/service employment. STAFF ANALYSIS Petitioner’s submittal The petitioner is requesting a zoning map amendment for the property at 5150 Touhy Avenue from B1 Service Commercial to B2 Commercial. The petitioner is requesting the zoning map amendment because the proposed outdoor dining area is better suited in the B2 district; there are more permitted uses in the B2 district and the existing limited service restaurant would become a permitted use. VOSDOCS-#425611-v3-Staff_Report_for_2013-5P_-_Zoning_Map_Amendment_from_B1_to_B2_for_5150_Touhy 1 of 3  Comments Staff Comment and Review sheets were sent to all pertinent departments. Other departments had comments for the related case, but no comments were received for the zoning map amendment. Community Development Department The Community Development Department has reviewed the submitted materials and supports the proposed zoning map amendment from B1 Service Commercial to B2 Commercial. The proposed map amendment is consistent with the trend of development along Touhy Avenue. The subject site has been zoned B1 Service Commercial since 1983. In 1983, Dunkin Donuts requested that the subject site be rezoned from R2 Single-Family to B2 Commercial. This zoning map amendment request was denied. The site was instead zoned B1 Service Commercial district. Eventually, a Dunkin Donuts was constructed by Court Order after their Special Use Permit request was denied by the Village. The uses surrounding the site vary from, detached residences and religious assembly to retail sales, motor vehicle repair, office, full service restaurant and hotel. The trend along Touhy Avenue has been away from single-family residential, industrial and neighborhood commercial towards commercial uses that serve more than the adjacent neighborhood. Since the Dunkin Donuts was constructed, the Village Crossing Shopping Center was erected, the Holiday Inn expanded and remodeled and an assisted living facility was constructed. The rezoning of the subject site from B1 Service Commercial to B2 Commercial will allow for more permitted land uses on site. The proposed change will allow for the removal of the current limited service restaurant special use permit which currently exists on the site. All of the special use permit conditions are standard conditions or general code requirements and are not site or use specific. The removal of the special use permit for the limited service restaurant will not change code enforcement for the site. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request to amend the zoning map to change the zoning of the subject site from B1 Service Commercial to B2 Commercial be GRANTED, based on the proposed positive findings of fact. ATTACHMENTS 1. Proposed Positive Findings of Fact for 2013-5P 2. Plat of Survey for 5150 Touhy Avenue, dated January 23, 2013 3. Land Use and Zoning Map VOSDOCS-#425611-v3-Staff_Report_for_2013-5P_-_Zoning_Map_Amendment_from_B1_to_B2_for_5150_Touhy 2 of 3 Proposed Positive Findings of Fact 2013-5P: Zoning Map Amendment Community Development Department Council Chambers, 7:30 PM, April 18, 2013 1 Consideration Existing use of property within the general area of the property in question. Findings The subject site has been used as limited service restaurant since 1983. The properties to the north and south are developed with detached residences. The lot to the east is used for religious assembly. The land uses to the west and southwest are retail, hotel, restaurant, motor vehicle repair and office. 2 Consideration The zoning classification of property within the general area of the property in question. Findings Property located north, east and south are zoned R2 Single-Family. Adjacent properties located west and southwest are zoned B1 Service Commercial, B2 Commercial and B3 Business. 3 Consideration The suitability of the property in question to the uses permitted under the existing zoning classification Findings The site is better suited to be zoned B2 Commercial than B1 Service Commercial. The B1 district was established more for day-to-day shopping. The B2 district is designed to service a larger consumer population and permits a wider variety of land uses. Under the proposed change the existing limited service restaurant will become a permitted use. 4 Consideration The trend of development, if any, in the general area on the property in question, including changes, if any, which have taken place since the day the property in question was placed in its present zoning classification. Findings The subject site has been zoned B1 Service Commercial since 1983. Prior to 1983 the site was zoned R2 Single-Family. The trend in development along Touhy Avenue has been from residential and industrial to commercial. Since 1984 the Village Crossing Shopping Center was constructed, the Holiday Inn hotel remodeled and expanded, and an assisted living center was constructed. Properties in the area have been rezoned from M1, R2, and B2 to B4, B1, B2, and B3. The proposed zoning map amendment will be compatible with redevelopment trends along Touhy Avenue. VOSDOCS-#425611-v3-Staff_Report_for_2013-5P_-_Zoning_Map_Amendment_from_B1_to_B2_for_5150_Touhy 3 of 3 STAFF REPORT 2013-6P: Special Use Pemit Community Development Department Council Chambers, 7:30 PM, April 18, 2013 To: Paul Luke, Chairman, Skokie Plan Commission From: Brian J. Augustine, Zoning Administrator Re: Zoning Map Amendment of 5150 Touhy Avenue Related Cases – 2013-5P: Zoning Map Amendment General Information Location 5150 Touhy Avenue Purpose To obtain a special use permit to allow outdoor dining at an existing limited service restaurant and any relief discovered during the review of the case. Petitioner Abdul R. Panjwani & Salma Panjwani as co-trustees of the Abdul R. Panjwani Living Trust Size of Site 10,364 square feet (0.24 acres) with approximately 96.95 feet of frontage on Touhy Avenue and 106.90 feet of frontage on Laramie Avenue Existing Zoning & B1 Service Commercial – Limited service restaurant (Dunkin Land Use Donuts) Adjacent Zoning & North R2 Single-Family – Detached residences Land Use South R2 Single-Family – Detached residences East R2 Single-Family – Religious assembly West B2 Commercial – Retail & motor vehicle repair B3 Business – Hotel & full service restaurant Comprehensive Plan The site is designated retail/service employment. EXISTING SITE INFORMATION  Dunkin Donuts is an existing limited service restaurant.  There are 16 parking spaces, including 2 handicapped spaces, currently on site.  Public sidewalks are present along both Touhy and Laramie Avenues. VOSDOCS-#426796-v5-Staff_Report_for_2013-6P_-_Special_Use_Permit__5150_Touhy_Outdoor_Dining 1 of 7 STAFF ANALYSIS Petitioner’s submittal The petitioner is requesting a special use permit to add outdoor dining. The petitioner states that the patio will be consistent with other outdoor dining patios in the village. It will also enhance the character of the site and will be used by customers during warmer months. The outdoor dining will positively contribute to the general health, safety and welfare of the area. Comments Staff Comment and Review sheets were sent to all pertinent departments. Staff comments on the subject case were received from the Engineering and Forestry Divisions. All other departments returned the sheets with no comments. Engineering Division The Engineering Division recommends approval of the proposed outdoor dining area. The only comments submitted from Engineering pertained to a catch basin and missing R7-I101 sign. A staff member will follow up with the petitioners regardless of the outcome of the special use permit request because these are general maintenance issues. Forestry Division The Forestry Division recommends approval of the proposed outdoor dining area with the following conditions: 1. The tree grate size be increased to a minimum of 5’ x 5’. 2. Increase the number of plant species in the containers by at least one. A perennial grass is recommended to be included. The Forestry Division also stated that the parkway ash trees are infested with Emerald Ash Borer. The Village will remove and replace the trees within the next two years at no charge to the owner. If the owner wishes to remove and replace the tree with a species of their choosing, they may do so, at their own cost. No permit fees will be charged with either option. Community Development Department The Community Development Department recommends approval of the special use permit for the proposed outdoor dining area. The dining area will consist of five tables and twenty chairs. The existing trash enclosure will be relocated closer to the alley to screen the dining area from the residences to the north. A new stamped VOSDOCS-#426796-v5-Staff_Report_for_2013-6P_-_Special_Use_Permit__5150_Touhy_Outdoor_Dining 2 of 7  concrete patio will be installed. New trees, landscaping and planters will also be located in and around the outdoor dining area. The proposed outdoor dining area is an improvement over the existing asphalt and concrete. The proposed outdoor dining area will provide a nice seasonal amenity for the Dunkin Donuts customers and will not be detrimental to surrounding residents or tenants. The dining area fits with the recent trend of commercial development along Touhy Avenue. The outdoor dining also conforms to the retail/service employment Comprehensive Plan designation. During the review of the case it was discovered the petitioner would need to request relief from the 6-foot tall screening requirement. The petitioner is proposing to replace the existing 6-foot tall dilapidated, wood fence along the east lot line, with a new 4-foot tall wrought iron fence. Sections 118-141(b)(5)a. and 118-212(j)(1) require 6-foot tall solid screening between commercially and residential zoned property. The synagogue, east of the subject site, is zoned R2 Single-Family district. Staff feels the proposed 4-foot tall wrought iron fence is an upgrade from the existing fence. It is attractive and provides more visibility to Touhy Avenue, therefore providing a safer area for patrons. The outdoor dining will be screened from the residential property to the north. Staff recommends approval for the relief for failing to provide 6-foot tall screening. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request for a special use permit to operate an outdoor dining area at the Dunkin Donuts limited service restaurant at 5150 Touhy Avenue and relief from 118-141(b)(5)a. and 118-212(j)(1) to provide a 4-foot tall fence rather than the required 6-foot tall screening be APPROVED, based upon the Proposed Positive Findings of Fact and subject to the recommended and standard special use permit conditions. Staff also recommends that Village Ordinance number 02-7-Z-3109 and the previously approved landscape installation and maintenance agreement be repealed. RECOMMENDED SPECIAL USE CONDITIONS Site and Use 1. Prior to the hearing before the Board of Trustees, the petitioners shall submit to the Planning Division a revised site plan and landscape plan with the following corrections: a. Stripe the area designated as snow removal area, north of parking space 8, and install a No Parking sign on the east side. b. Increase the tree grate size to a 5’ x 5’ minimum. VOSDOCS-#426796-v5-Staff_Report_for_2013-6P_-_Special_Use_Permit__5150_Touhy_Outdoor_Dining 3 of 7  c. Add a perennial grass to the containers along the outdoor dining area. 2. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site plans dated XXX (date to be added) and landscape plans dated March 1, 2013. 3. Parking lot and exterior lighting shall meet Illuminating Engineering Society of North America (IES) standards, be full cut-off design, and be directed away from adjacent properties, subject to the approval of the Engineering Division. (Standard) 4. Any outdoor sound systems shall at all times maintain audio levels that are compliant with the Skokie Village Code. (Standard) 5. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard) 6. All objects and landscaping within a 15-foot sight distance triangle shall not exceed 30 inches in height, except traffic control devices listed in the Manual on Uniform Traffic Control Devices. (Standard) Maintenance 7. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage, landscaping, structures, and any other facilities or infrastructure on the Subject Property shall be maintained in a good state of repair, and when needed, be repaired or replaced in a timely manner. (Standard) 8. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. (Standard) Parking 9. All off-street parking spaces shall be legibly striped and maintained. (Standard) 10. Any plan to modify parking lot striping must be approved by the Director of Engineering. (Standard) 11. Vehicles shall not be allowed to be parked in or otherwise block common driveways, sidewalks, aisles, or other points of access at any time, shall only be parked in designated parking spaces, and shall not overlap the striped lines of designated parking spaces. (Standard) Landscaping 12. The petitioner shall sign an "Agreement for Installation and Maintenance of Landscaping" to assure that the Subject Property and parkway landscaping is completed and maintained, including trimming, watering, and replacing of dead plant materials in a timely manner in accordance with the final approved landscape plan. A copy of said Agreement is attached hereto, marked Exhibit “A” and hereby made part of this Ordinance. This “Agreement for Installation and Maintenance of Landscaping" shall be recorded at the petitioner’s expense. (Standard) VOSDOCS-#426796-v5-Staff_Report_for_2013-6P_-_Special_Use_Permit__5150_Touhy_Outdoor_Dining 4 of 7 Governance 13. The petitioner shall submit to the Planning Division electronic files of the plat of survey, site plan, and landscape plan in their approved and finalized form. The files shall be scaled 2-dimensional drawing files on non-compressed, non-read only CD- ROM *.dwg AutoCAD format. (Standard) 14. Failure to abide by any and all terms of this Ordinance shall be cause for the Village to initiate hearings to determine whether the subject Ordinance, as well as any applicable business licenses, should be revised or revoked. The petitioner shall pay all costs related to any hearings conducted as a result of non-compliance with any of the provisions of the enabling ordinance. The costs shall include but not be limited to court reporter fees, attorney fees, and staff time required researching and conducting said hearing. (Standard) Food establishments and Food Services 118-85 15. At least once during every 4 hours of operation and before opening and closing of the business, employees shall patrol the Subject Property and clear it of debris. Outdoor Dining 118-85(e) 16. All outdoor dining requirements of the Skokie Village Code must be met. ATTACHMENTS 1. Proposed Positive Findings of Fact for 2013-6P 2. Plat of Survey dated, January 23, 2013 3. Existing Site Plan, dated March 1, 2013 4. Proposed Site Plan, dated March 1, 2013 5. Proposed Landscape Plan, dated March 1, 2013 6. Proposed Landscape Details, dated March 1, 2013 7. Enlarged Patio Plan, dated March 1, 2013 8. Photometric Plan, dated March 1, 2013 9. Existing Site Photos, dated March 1, 2013 10. Engineering Division Memo dated April 10, 2013 11. Land Use and Zoning Map VOSDOCS-#426796-v5-Staff_Report_for_2013-6P_-_Special_Use_Permit__5150_Touhy_Outdoor_Dining 5 of 7 Proposed Positive Findings of Fact 2013-6P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, April 18, 2013 1 Consideration The establishment, maintenance, or operation of the special use will not be detrimental to or endanger the public health, safety, morals, or general welfare; and the proposed building or use at the particular location is necessary or desirable to provide a service or a facility which is in the public interest and will contribute to the general welfare of the neighborhood or community. Findings The proposed outdoor dining area will not be detrimental to or endanger the public health, safety, morals or general welfare of residents or tenants in the area. The outdoor dining area will follow all zoning and health codes in the Skokie Village Code. The outdoor dining area will provide a seasonal amenity to patrons of the business, which will contribute positively to the general welfare of the surrounding neighborhood. 2 Consideration The proposed building or use will not substantially change the character of the neighborhood, will not have an undue adverse effect upon adjacent property or property values in the neighborhood, will not unduly aggravate traffic conditions, and will not unduly burden essential public services such as drainage facilities, public utilities, and those services pertaining to public health, safety, and welfare in general. Findings The proposed outdoor dining use will not substantially change the character of the neighborhood. The proposed use should enhance the neighborhood. The proposed use should not have an adverse effect upon adjacent property or property values in the neighborhood, traffic conditions, or public services. 3 Consideration The proposed building(s) or use will be designed, arranged, and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations. Findings The outdoor dining area will occupy an area just east of the existing building. The outdoor dining area will not prohibit development of neighboring properties. 4 Consideration The proposed use will not alter or be contrary to the primary purpose of the zoning district of the area in which it is proposed, when its effect is considered in conjunction with the cumulative effect of the number of various special uses of all types already in the adjacent area and in the Village as a whole. VOSDOCS-#426796-v5-Staff_Report_for_2013-6P_-_Special_Use_Permit__5150_Touhy_Outdoor_Dining 6 of 7  Findings The proposed use will not alter or be contrary to the primary purpose of the B2 Commercial district. The proposed use will be compatible with and not conflict with other special uses in the area, including SUP No. 299 at 5222 Touhy Avenue for a motor vehicle accessory store and service facility; SUP No. 186 at 5201 Touhy Avenue for a restaurant; and SUP No. 48 at 5229 Touhy Avenue for an auto accessory store. 5 Consideration The proposed use and its plan conform to the general intent of the Official Comprehensive Plan. Findings The site is designated as retail/service employment in the Comprehensive Plan. Outdoor dining is considered a retail use, and therefore conforms to the intent of the Plan. VOSDOCS-#426796-v5-Staff_Report_for_2013-6P_-_Special_Use_Permit__5150_Touhy_Outdoor_Dining 7 of 7 STAFF REPORT 2013-7P: Subdivision Community Development Department Council Chambers, 7:30 PM, April 18, 2013 To: Paul Luke, Chairman, Skokie Plan Commission From: Mike Voitik, Planning Technician Re: Subdivision: 9599 Skokie Boulevard Related Cases – 2013-8P: Site Plan Approval 2013-9P: Special Use Permit General Information Location 9599 Skokie Boulevard Purpose To subdivide 1 parcel into 2 lots. Petitioner Oxford OBG-Waterton Skokie Hotel Property Company, LLC Size of Site 278,976 square feet (6.404 acres) with 130.70 feet of frontage on Foster Street, 556.03 feet of frontage on Skokie Boulevard, and 592.05 feet of frontage on Golf Road. Existing Zoning & B4 Regional Shopping – hotel, full-service restaurant Land Use Adjacent Zoning & North B3 Business – limited-service restaurant, furniture store, Land Use shoe store South B4 Regional Shopping – performing arts center B3 Business – clothing store, department store, grocery store East B4 Regional Shopping – multi-tenant office buildings West B4 Regional Shopping – Westfield Old Orchard shopping center B2 Commercial – bank with drive-through, vacant office B3 Business – carpet store, mattress store, vacant storefront B1 Service Commercial – full-service restaurant Comprehensive Plan The site is designated as service employment. SITE INFORMATION  Public sidewalks are located along Foster Street, Skokie Boulevard, and Golf Road.  Overhead utilities run along the south side of Golf Road. #427231 v1 Staff Report – 2013-7P: Subdivision: 9599 Skokie Boulevard 1 of 3  Two-way driveways are located at Foster Street and Golf Road. The driveway at Foster Street leads to a signalized intersection at Skokie Boulevard and Foster Street.  The site is served by the CTA 54A, 97, and 205 buses and the Pace 208 and 215 buses. STAFF ANALYSIS Petitioner’s Submittal The petitioner is requesting to subdivide 1 parcel into 2 lots at the property currently addressed 9599 Skokie Boulevard in a B4 Regional Shopping district. Lot 1 will contain a proposed Citibank walk-in-only facility. Lot 2 will contain the existing DoubleTree Hotel and Jameson’s Charhouse restaurant as well as Citibank’s 2 drive-through lanes (case 2013-9P). Both lots will continue to be owned by the petitioner after the subdivision has occurred. Comments Staff Comment and Review sheets were sent to all pertinent departments. Other than the Planning Division, no other departments had comments. Planning Division The Planning Division supports the proposed subdivision. The subdivision will meet all requirements of the Village Code and Map Data Policy. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request to subdivide the subject site be GRANTED subject to conditions listed below: 1. The property must be subdivided and land must be dedicated pursuant to the Citibank-DoubleTree Subdivision dated December 10, 2012 , revised April 9, 2013, and as may be further revised with the approval of the Village Manager, or designee, and Corporation Counsel. 2. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the Citibank-DoubleTree Subdivision must be submitted to the Village with all signatures other than Village staff or elected officials. 3. The Citibank-DoubleTree Subdivision shall be effective upon its recording by the Village in the Office of the Recorder of Deeds of Cook County, Illinois. 4. All monuments must be set no later than 1 year after the date of the recording of the plat. 5. The petitioner must submit to the Planning Division electronic files of the plat of subdivision in approved and finalized form. The files must be scaled drawing files in AutoCAD format (version 2010 or older). The drawings must be formatted to SPCS, #427231 v1 Staff Report – 2013-7P: Subdivision: 9599 Skokie Boulevard 2 of 3  NAD83, HARN 2007, with SPCS north being straight up, and the primary units in U.S. Survey Feet. All elements must be contained within a single file, no XREF or PDF attachment files shall be used. 6. If work is to be performed on public property or if public property is utilized or impacted during construction and or development, the owner must provide, or must cause the developer and/or contractor to provide, the Village of Skokie with a certificate of insurance naming the Village of Skokie as additionally insured for any and all claims related to any and all work. The owner shall hold, and shall cause the developer and/or contractor to hold, the Village of Skokie harmless and indemnify the Village for any and all claims for property damage or personal injury related to work on or use of public property. 7. The petitioner must comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. ATTACHMENTS 1. Plat of Citibank-DoubleTree Subdivision, revised April 9, 2013 2. Land Use and Zoning Map #427231 v1 Staff Report – 2013-7P: Subdivision: 9599 Skokie Boulevard 3 of 3  CITIBANK-DOUBLETREE SUBDIVISION Project Contact: Plat Prepared for: Illinois Professional Design Firm # 184-001322 420 N. Front Street, McHenry, IL 60050-2136 t. 815.385.1778 f. 815.385.1781 1 OF 2 www.hrgreen.com  CITIBANK-DOUBLETREE SUBDIVISION Project Contact: Plat Prepared for: Illinois Professional Design Firm # 184-001322 420 N. Front Street, McHenry, IL 60050-2136 t. 815.385.1778 f. 815.385.1781 2 OF 2 www.hrgreen.com STAFF REPORT 2013-8P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, April 18, 2013 To: Paul Luke, Plan Commission Chairperson From: Steve Marciani, AICP, Planning Supervisor Case: 2013-8P: Site Plan Approval Doubletree Hotel/Concourse Plaza/North Shore Center for the Performing Arts Related Cases: 67-36P – Planned Development 93-27P – Site Plan Approval 97-10P – Site Plan Approval Amendment 2013-7P – Subdivision 2013-9P – Special Use Permit General Information Location 9501-9599 Skokie Boulevard, 4709 & 4711 Golf Road Purpose A request for modification of an existing site plan approval for a planned development in a B4 Regional Shopping district to allow for the construction of an additional 3,567 ft2 building near the northwest corner of the property, 2 drive-up ATMs, and an expansion of the east-side parking lot. The petitioners are also requesting relief from the Village Code to build 101’ and 136’ from the B4 district boundary rather than 150’, additional relief from the parking requirements for the entire site, which would require modifications to the shared parking reduction in the existing site plan approval, and any other relief discovered during the review of this case. Petitioner Oxford OBG-Waterton Skokie Hotel Property Company LLC; CFO2, Skokie LLC; Village of Skokie; and Centre East Metropolitan Exposition Authority Size of Site 679,000 ft2 (15.6 acres) Existing Zoning & B4 Regional Shopping – Hotel, restaurant, office buildings, Land Use performing arts center Adjacent Zoning & North B3 Business – Shops at One Orchard Place shopping Land Use center H1 Hospital – parking lot, medical offices South B3 Business – shopping center East B4 Regional Shopping –bank, medical offices R4 Multifamily Housing – multifamily residences VOSDOCS-#428634-v1-Staff_Report_for_2013-8P__Site_plan_approval_for_9501- 9599_Skokie_Boulevard_and_4709_&_4711_Golf_Road 1 of 7  West B4 Regional Shopping –shopping center B2 Commercial – Orchard Place shopping center B3 Business – retail B1 Service Commercial – full-service restaurant Comprehensive Plan The site is designated as service employment. SITE INFORMATION  The site is governed by a series of site plan approval ordinances from 1967 to present.  There are three separate property owners  The Village Board has granted a reduction of 20 percent to the total parking requirement for the hotel and office uses because of shared parking facilities on the site.  Public sidewalks are located along Golf Road and Skokie Boulevard; however, most of the existing sidewalk along Golf Road is significantly substandard.  Overhead utilities run along the north side of the site.  The site is served by the 54A, 97, 205, 208, and 215 buses. PETITIONER’S SUBMITTAL The petitioners are requesting a modification of an existing site plan approval for a planned development in a B4 Regional Shopping district to allow for the construction of an additional 3,567 ft2 building near the northwest corner of the property. The proposed use for the building is a bank with two drive-up ATMs located in the northwest parking lot for the site. The east parking lot will also be expanded to mitigate some of the parking loss for the site. The petitioners are also requesting relief from the Village Code to build 101’ and 136’ from the B4 district boundary rather than 150’, additional relief from the parking requirements for the entire site, which would require modifications to the shared parking reduction in the existing site plan approval, and any other relief discovered during the review of this case. The petitioner contends: The zoning of the property is B4, and a bank is a permitted use and will complement the existing businesses in the surrounding area. The proposed bank will provide residents with another option for their savings and loan needs. The building will be situated at the northwest corner of the overall development and will allow for two-way internal traffic flow around the proposed building and not hamper the internal traffic flow. The proposed bank and ATM kiosks will be constructed within an existing parking lot and will not increase the impervious area of the site and will not require additional storm water detention. VOSDOCS-#428634-v1-Staff_Report_for_2013-8P__Site_plan_approval_for_9501- 9599_Skokie_Boulevard_and_4709_&_4711_Golf_Road 2 of 7 STAFF ANALYSIS Staff comment and review sheets were sent to all pertinent departments. Staff comments on the subject case were received from the Engineering and Planning Divisions. All other departments returned the sheets with no comments. Engineering Division The Engineering Division recommends approval of the proposed site plan modification subject to recommended conditions and the construction of 30 parking spaces on the east side of the site. A determination was made that 1,873 parking spaces are required for the site; however, a mixed use development parking reduction of 20 percent of the required parking was applied resulting in a final parking requirement of 1,498 parking spaces. This parking reduction has previously been applied to uses at the site. A total of 1,520 spaces will be provided on site which includes 30 spaces to be constructed on the east side of the site. There will be a parking surplus of 22 spaces after the bank and ATM facilities are constructed. A Traffic Impact Study prepared by Gewalt Hamilton, Inc. (GHA) analyzed the traffic impacts of the bank and drive-through facility for the development. GHA concluded that based on parking count results and usage requirements for the different uses at the site, the proposed plan is acceptable and will not cause parking or circulation problems. The Engineering Division requested that as a condition of approval the applicants dedicate land for future right of way at the south side of the Golf Road and Knox Avenue/private drive. Skokie Hospital is required to install a traffic signal at this intersection that will benefit both developments. The additional land is required to accommodate the construction of the traffic signal. The applicants must also agree to pay ¼ of the energy and maintenance cost of the signal. Planning Division The Planning Division is supportive of the proposed site plan. Based on the data collected in the parking analysis, adequate parking is available for the site as a whole with the additional parking added on the east side of the property. Due to the size of the site, the request for relief on the south facing signage of the bank building is reasonable, and Staff concurs with the Appearance Commission that the east facing wall signage is not necessary. Planning is strongly supportive of reductions in required parking requirements when adequate shared parking exists. The buildings in this site plan have had a shared parking arrangement for many years and the net effect of the modifications to this development is negligible. A concern is the substandard sidewalk along much of the north side of the site, which is reduced to as little as 3 feet wide immediately adjacent to the curb. The west and VOSDOCS-#428634-v1-Staff_Report_for_2013-8P__Site_plan_approval_for_9501- 9599_Skokie_Boulevard_and_4709_&_4711_Golf_Road 3 of 7 northwest portion of the sidewalk system was upgraded as parking of the recent intersection improvements. The western portion of the site has wider separated sidewalks. This section of sidewalk must be improved when future roadway work is performed or as a condition of additional improvements at the site. It should be noted that there is a private governing agreement that binds the hotel, office and performing arts center properties. It is the intention of the owner of the hotel land on which the new building will be constructed to maintain ownership of the site. The agreement must be revised prior to any additional party purchasing land to include that additional party or if the development of the banking facility alters the agreement. APPEARANCE COMMISSION The Appearance Commission reviewed and approved the elevations and signage for the new bank and the ATMs on January 9, 2013 (Case 2013-001A) as submitted with 6 ayes and 1 member absent subject to certain conditions, including that the height and size of directional signage meet the provisions of the Village Code, removal of the proposed east-facing wall sign, and a condition that all interior signs must be 36” from window surfaces. The Commission did find that a south facing wall sign is acceptable with the granting of relief to allow a wall sign not facing a public street by the Village Board. STAFF RECOMMENDATIONS Staff recommends that the petitioners’ request for modification of an existing site plan approval for a planned development in a B4 Regional Shopping district to allow for the construction of an additional 3,567 ft2 building near the northwest corner of the property, 2 drive-up ATMs, and an expansion of the east-side parking lot at 9501-9599 Skokie Boulevard, 4709-4799 Golf Road in an B4 Regional Shopping district be APPROVED subject to the attached Positive Findings of Fact and Recommended Site Plan Approval Conditions listed below. It is also recommended that the existing applicable site plan approval ordinances be repealed and their contents be consolidated into a single site plan approval ordinance. Staff further recommends that relief be granted from: 1. §118-145(2) to allow a building 101’ and 136’ from the B4 district boundary rather than 150’ from the district boundary line. 2. §118-218(4) to allow parking relief for 353 parking spaces by applying a 20% reduction to the required park for a mixed use development as was previously approved by the Board of Trustees. 3. §82-28(b)(1)c. to allow the installation of wall signage on the south elevation of 4749 Golf Road. RECOMMENDED SITE PLAN APPROVAL CONDITIONS VOSDOCS-#428634-v1-Staff_Report_for_2013-8P__Site_plan_approval_for_9501- 9599_Skokie_Boulevard_and_4709_&_4711_Golf_Road 4 of 7 1. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site plans dated <to be inserted upon approval>, engineering plans dated <to be inserted upon approval>, landscape plans dated <to be inserted upon approval>, sign plans dated <to be inserted upon approval>, and building elevations dated <to be inserted upon approval>. (Standard) 2. All existing conditions in the site plan approval ordinances that are consistent with and applicable to the consolidation of those ordinances with this amendment shall be combined with applicable standard and customary conditions for site plan approval into a single site plan approval ordinance. 3. That all parking on the site shall be shared; 4. The entire site shall be operated in compliance with the Skokie/Golf Concourse Grant and Declaration of Easements and Covenants dated November 21, 1996 and February 14, 1995. Any necessary changes to this document required as a result of the proposed site plan modifications must be made prior to the passage of the site plan approval ordinance. 5. That on-site parking shall be provided as required by the Zoning Chapter with a 20 percent reduction from the requirement for mixed use operations. 6. Any legal fees incurred by Centre East Metropolitan Exposition Authority or the Village to review changes to the Declaration of Easements and Covenants related to the site plan modification of the proposed bank and ATMs shall be paid by the developer. 7. The proposed bank location shall not be altered in anyway so as to block the view of the performing arts center from the Golf Road/Skokie Boulevard intersection. 8. The hotel shall provide valet parking only in the area designated on the Overall Site Plan, dated January 30, 2013. 9. That the hotel valet parking shall be extended to weekdays, in addition to proposed evenings and weekends, at the request of the Centre East Metropolitan Exposition Authority, during periods of high activity. 10. That the petitioners shall dedicate land for future right of way at the south side of the Golf Road and Knox Avenue/private drive for the construction of a traffic signal as indicated on the Overall Site Plan, dated January 30, 2013. The applicants shall also pay ¼ of the energy and maintenance cost of the signal. 11. The section of public sidewalk along Golf Road adjacent to the site between the Golf/Skokie intersection and the first access driveway to the east must be improved when future roadway work is performed or as a condition of additional improvements at the site. 12. Civil engineering construction details shall be submitted with permit plans and shall indicate how storm water control for the new parking lot drainage is being managed as part of the pre-existing detention system. VOSDOCS-#428634-v1-Staff_Report_for_2013-8P__Site_plan_approval_for_9501- 9599_Skokie_Boulevard_and_4709_&_4711_Golf_Road 5 of 7 ATTACHMENTS 1. Proposed Positive Findings of Fact for 2013-8P 2. Memorandum from Engineering Division dated April 12, 2013 3. Overall Site Plan, dated January 30, 2013 4. Land Use and Zoning Map VOSDOCS-#428634-v1-Staff_Report_for_2013-8P__Site_plan_approval_for_9501- 9599_Skokie_Boulevard_and_4709_&_4711_Golf_Road 6 of 7 Proposed Positive Findings of Fact 2013-8P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, April 18, 2013 1 Consideration The site plan and any requested relief will not unduly aggravate traffic conditions nor burden public services such as drainage facilities, public utilities, and those services pertaining to public health, public safety, and public welfare in general. Findings The proposed modifications to the site plan will not have any negative impact on traffic, public services, or public welfare in general. 2 Consideration The site design will permit the development and use of neighboring properties in accordance with the applicable district regulations. Findings The site design will not deter the development and use of neighboring properties in accordance with the applicable district regulations. Traffic circulation, parking, and vehicular access for the property are appropriate for the site. VOSDOCS-#428634-v1-Staff_Report_for_2013-8P__Site_plan_approval_for_9501- 9599_Skokie_Boulevard_and_4709_&_4711_Golf_Road 7 of 7 STAFF REPORT 2013-9P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, April 18, 2013 To: Paul Luke, Plan Commission Chairperson From: Steve Marciani, AICP, Planning Supervisor Case: 2013-9P: Special Use Permit Drive-through facility at a bank Related Case – 2013-7P: Subdivision 2013-8P: Site Plan Approval General Information Location 4749 Golf Road Purpose A request for a special use permit for 2 drive-through ATM machines. Petitioners Oxford OBG-Waterton Skokie Hotel Property Company, LLC Size of Site 253,790 ft2 (5.8 acres) Existing Zoning & B4 Regional Shopping – Hotel, restaurant Land Use Adjacent Zoning & North B3 Business – Shops at One Orchard Place shopping Land Use center H1 Hospital – parking lot South B4 Regional Shopping – performing arts center B3 Business – shopping center East B4 Regional Shopping – office towers, bank, medical offices R4 Multifamily Housing – multifamily residences West B4 Regional Shopping –shopping center B2 Commercial – Orchard Place shopping center B3 Business – retail B1 Service Commercial – full-service restaurant Comprehensive Plan The site is designated as service employment. VOSDOCS-#428533-v1-Staff_Report_for_2013-9P__Special_use_permit_for_a_bank_drive-through_facility_at_4749_Golf_Road 1 of 6 SITE INFORMATION  Public sidewalks are located along Golf Road and Skokie Boulevard. However, most of the existing sidewalk along Golf Road is significantly substandard.  Overhead utilities run along the north side of the site.  The site is part of a site plan approval for the Doubletree Hotel, Concourse Plaza, and North Shore Center for the Performing Arts.  The site is served by the 54A, 97, 205, 208, and 215 buses. PETITIONERS’ SUBMITTAL The petitioners are requesting a special use permit for two drive-through ATM machines with a bank. The petitioner contends: The zoning of the property is B4, and a bank is a permitted use and will complement the existing businesses in the surrounding area. The proposed bank will provide residents with another option for their savings and loan needs. The building will be situated at the northwest corner of the overall development and will allow for two-way internal traffic flow around the proposed building and not hamper the internal traffic flow. The proposed bank and ATM kiosks will be constructed within an existing parking lot and will not increase the impervious area of the site and will not require additional storm water detention. STAFF ANALYSIS Staff Comment and Review sheets were sent to all pertinent departments. Staff comments on the subject case were received from Engineering Division and Planning Division. All other departments returned the sheets with no comments. Engineering Division A Traffic Impact Study was prepared by Gewalt Hamilton, Inc. (GHA) that analyzed the traffic impacts of the bank and drive-through facility for the development. GHA concluded that based on parking count results and usage requirements for the different uses on the site, the proposed plan is acceptable. The Engineering Division recommends approval subject to recommended conditions and the construction of 30 parking spaces on the east side of the site. A determination was made that 1,873 parking spaces are required for the site; however, a mixed use development parking reduction of 20 percent of the required parking was applied resulting in a final parking requirement of 1,498 parking spaces. This parking reduction has previously been applied to uses at the site. A total of 1,520 spaces will be provided on site that includes 30 spaces to be constructed on the east side of the site. There will be a parking surplus of 22 spaces after the bank and ATM facilities are constructed. VOSDOCS-#428533-v1-Staff_Report_for_2013-9P__Special_use_permit_for_a_bank_drive-through_facility_at_4749_Golf_Road 2 of 6 The Engineering division also noted that the proposed facilities have been integrated well into the overall site plan and operate efficiently. The bank and drive-through ATMs will utilize existing development driveways for access to Golf Road and Skokie Boulevard. Planning Division Planning is supportive of the drive-through facility. The Citibank building will not have drive-through windows. The two stand-alone ATM machines will be located east of the bank building in the parking lot near the Golf Road driveway to the site. The ATMs will be away from the main entrances of the different buildings on the site, avoiding customer parking conflicts. The two ATMs and stacking will replace 6 parking spaces. Overall, the bank and ATM proposal will result in a net loss of 13 parking spaces. An additional 30 parking spaces will be added on the east side of the site to reduce the overall loss of parking. APPEARANCE COMMISSION The Appearance Commission reviewed and approved the elevations for this facility on January 9, 2013 (Case 2013-001A) as submitted with 6 ayes and 1 member absent. STAFF RECOMMENDATIONS Staff recommends that the petitioners’ request for a special use permit to operate two drive-through ATMs in a B4 Regional Shopping district be APPROVED subject to the attached Positive Findings of Fact and Recommended Special Use Permit Conditions listed below. RECOMMENDED SPECIAL USE CONDITIONS 1. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site plan dated XXX, landscape plan dated XXX, and elevations dated XXX [dates to be added]. 2. All private utilities serving the use must be underground. 3. The petitioner shall implement any necessary operational improvements to ensure that stacking of vehicles within the drive-through lane will not impede or obstruct pedestrian or vehicular movements. 4. Civil engineering site plans addressing water and sewer connections and private utilities layout must be submitted as part of the building permit plans. 5. One bicycle parking space must be provided for the bank and shown on the site plan. 6. The bank shall provide one handicapped accessible parking space as shown on the VOSDOCS-#428533-v1-Staff_Report_for_2013-9P__Special_use_permit_for_a_bank_drive-through_facility_at_4749_Golf_Road 3 of 6  bank site plan. 7. A 30 space parking area must be constructed on the east side of the site as also required by the site plan approval ordinance. 8. Any outdoor sound systems shall at all times maintain audio levels that are compliant with the Skokie Village Code. (Standard) 9. Exterior lighting shall meet Illuminating Engineering Society of North America (IES) standards, be full cut-off design, and be directed away from adjacent properties, subject to the approval of the Engineering Division. (Standard) 10. The petitioner shall sign an "Agreement for Installation and Maintenance of Landscaping" to assure that the Subject Property and parkway landscaping is completed and maintained, including trimming, watering, and replacing of dead plant materials in a timely manner in accordance with the final approved landscape plan. A copy of said Agreement is attached hereto, marked Exhibit “A” and hereby made part of this Ordinance. This “Agreement for Installation and Maintenance of Landscaping" shall be recorded at the petitioner’s expense. (Standard) 11. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 12. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. (Standard) 13. All signage shall conform to the Skokie Village Code. Any sign on the Subject Property that is in violation of that Code must be removed or modified to conform with the Village Code prior to the issuance of an occupancy permit. (Standard) 14. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. (Standard) 15. The petitioner shall submit to the Planning Division electronic files of the plat of survey, site plan, and landscape plan in their approved and finalized form. The files shall be scaled 2-dimensional drawing files on non-compressed, non-read only CD- ROM *.dwg AutoCAD format. (Standard) 16. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name, address, and telephone number of the company and contact person responsible for site maintenance in compliance with the special use permit. (Standard) 17. If work is to be performed on public property or if public property is utilized or impacted during construction and/or development, the owner shall provide, or shall cause the developer and/or contractor to provide, the Village of Skokie with a certificate of insurance naming the Village of Skokie as additionally insured for any and all claims related to any and all work. The owner shall hold, and shall cause the developer and/or contractor to hold, the Village of Skokie harmless and indemnify the Village for any and all claims for property damage or personal injury related to work on or use of public property. (Standard) VOSDOCS-#428533-v1-Staff_Report_for_2013-9P__Special_use_permit_for_a_bank_drive-through_facility_at_4749_Golf_Road 4 of 6 18. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 19. Failure to abide by any and all terms of this Ordinance shall be cause for the Village to initiate hearings to determine whether the subject Ordinance, as well as any applicable business licenses, should be revised or revoked. The petitioner shall pay all costs related to any hearings conducted as a result of non-compliance with any of the provisions of the enabling ordinance. The costs shall include but not be limited to court reporter fees, attorney fees, and staff time required researching and conducting said hearing. (Standard) ATTACHMENTS 1. Proposed Positive Findings of Fact for 2013-9P 2. Site Plan, dated November 11, 2012 3. Landscaping Plan, November 2, 2012 4. Elevations, date December 12, 2012 5. Memorandum from the Traffic Engineering Division, dated April 12, 2013 6. Land Use and Zoning Map VOSDOCS-#428533-v1-Staff_Report_for_2013-9P__Special_use_permit_for_a_bank_drive-through_facility_at_4749_Golf_Road 5 of 6 Proposed Positive Findings of Fact 2013-9P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, April 18, 2013 1 Consideration The establishment, maintenance, or operation of the special use will not be detrimental to or endanger the public health, safety, morals, or general welfare; and the proposed building or use at the particular location is necessary or desirable to provide a service or a facility which is in the public interest and will contribute to the general welfare of the neighborhood or community. Findings A drive-through ATM facility is a low impact use and will not endanger the public’s health, safety, morals, or general welfare. The use will contribute to the community by providing fast 24-hour access to banking services. 2 Consideration The proposed building or use will not substantially change the character of the neighborhood, will not have an undue adverse effect upon adjacent property or property values in the neighborhood, will not unduly aggravate traffic conditions, and will not unduly burden essential public services such as drainage facilities, public utilities, and those services pertaining to public health, safety, and welfare in general. Findings The drive-through ATM facility will not substantially change the character of the neighborhood, which is wholly commercial. Headlights will be facing away from hotel rooms. The proposed use should not have an adverse effect upon adjacent property or property values in the neighborhood, traffic conditions, or public services. 3 Consideration The proposed building(s) or use will be designed, arranged, and operated so as to permit the development and use of neighboring property in accordance with the applicable district regulations. Findings The drive-through ATM facility will permit the use of neighboring property in accordance with the applicable district regulations. 4 Consideration The proposed use will not alter or be contrary to the primary purpose of the zoning district of the area in which it is proposed, when its effect is considered in conjunction with the cumulative effect of the number of various special uses of all types already in the adjacent area and in the Village as a whole. Findings The proposed use will not alter or be contrary to the primary purpose of the B4 Regional Shopping district. The proposed use should not be in conflict with nearby special uses. 5 Consideration The proposed use and its plan conform to the general intent of the Official Comprehensive Plan. Findings The use is consistent with the site’s designation of service employment in the Comprehensive Plan. VOSDOCS-#428533-v1-Staff_Report_for_2013-9P__Special_use_permit_for_a_bank_drive-through_facility_at_4749_Golf_Road 6 of 6