Plan Commission

STAFF REPORT 2018-06P: Zoning Map Amendment Community Development Department Council Chambers, 7:30 PM, April 5, 2018 To: Paul Luke, Chairman, Skokie Plan Commission From: Peter Peyer, AICP, Community Development Director Re: 2018-06P: Zoning Map Amendment 8122, 8130, & 8142 Lincoln Avenue Related Cases – 2018-04P: Zoning Chapter Amendment 2018-05P: Subdivision 2018-07P: Site Plan Approval General Information Location 8122, 8130, and 8142 Lincoln Avenue Purpose A map amendment to change the zoning on the east side of Floral Avenue from approximately 8119-8149 Floral Avenue from CX Core Mixed-Use to R4 Multifamily Residence Petitioner Village of Skokie and Chicago Title Land Trust – Trust No. 427, on behalf of 8130 LLC, as contract purchaser Size of Site 16,890 square feet (0.387 acres) with frontage on Floral Avenue Existing Zoning & CX Core Mixed-Use – vacant land Land Use Adjacent Zoning & North CX Core Mixed-Use – public park Land Use South CX Core Mixed-Use – detached residences East CX Core Mixed-Use – vacant land West R3 Combined Housing – detached residences R4 Multifamily Housing – congregate living facility Comprehensive Plan The site is designated as pedestrian oriented mix. PETITIONER’S SUBMITTAL The petitioners are requesting to change the zoning on the east side of Floral Avenue from approximately 8119 to 8149 Floral Avenue from CX Core Mixed-Use to R4 Multifamily Residence. The petitioners desire to rezone the subject site, which is presently vacant land, to R4 in order to redevelop the property and construct a planned development that includes 8 townhouse residences facing Floral Avenue and 8 mixed- VOSDOCS-#535718-v1-Staff_Report__2018-06P_Zoning_Map_Amendment_8122__8130__&_8142_Lincoln_Avenue 1 of 4 use commercial/residential units facing Lincoln Avenue that will remain zoned CX (case 2018-07P). STAFF ANALYSIS Comments All pertinent departments and divisions were offered an opportunity to comment on this case. Other than the Planning Division comments below, all others did not respond or approved the request without comment. Planning Division The Planning Division has reviewed the submitted materials and supports the proposed zoning map amendment. Townhouse residences are not allowable uses in the CX Core Mixed-Use district and commercial/residential mixed-use developments are not compatible with the recent single-family residential development on the west side of Floral Avenue. Although the townhouse residences could have a home occupation on the ground floor, it would not be of the intensity allowed in the CX district. R4 Multifamily Residence zoning is an appropriate zone for the site, as it provides a low-intensity transition from the CX-zoned property to the east to the single-family residential residences on the west side of Floral Avenue. The proposed zoning map amendment is not consistent with the land use designation in the Comprehensive Plan; however, because of the construction of the single-family residences on the west side of Floral Avenue, the site is now more suitable for straight residential use rather than commercial or mixed uses. In 1968, the subject property was zoned B2 Commercial and B3 Business. The property was rezoned to B5 Downtown when the zoning district was created in 1969. The site was then rezoned to CX Core Mixed-Use in 2007 when the mixed use districts were created. The subject site was used for commercial and residential uses before the buildings were demolished and the site cleaned. The surrounding uses include a park, single family residences, a mixed use commercial/residential building, church property and various commercial uses. The trend in development in the general area over the past 25 years has been toward single and multi-family residential uses. STAFF RECOMMENDATIONS Staff recommends that the petitioners’ request to amend the zoning map to change the zoning district for 8119 to 8149 Floral Avenue from CX Core Mixed-Use to R4 Multifamily Residence be GRANTED, subject to the attached Proposed Positive Findings of Fact. ATTACHMENTS 1. Proposed Positive Findings of Fact for 2018-06P VOSDOCS-#535718-v1-Staff_Report__2018-06P_Zoning_Map_Amendment_8122__8130__&_8142_Lincoln_Avenue 2 of 4 2. Land Use and Zoning Map VOSDOCS-#535718-v1-Staff_Report__2018-06P_Zoning_Map_Amendment_8122__8130__&_8142_Lincoln_Avenue 3 of 4 Proposed Positive Findings of Fact 2018-06P: Zoning Map Amendment Community Development Department Council Chambers, 7:30 PM, April 5, 2018 Consideration Finding The map amendment is consistent with the The proposed zoning map amendment is Comprehensive Plan or development trends not consistent with the pedestrian in the area that have taken place since the oriented mix land use designation in the affected property was placed in the present Comprehensive Plan; however, due to the zoning district. recent development of single family residences to the south and west of the subject site the proposed R4 Multifamily Residence designation of the site is more appropriate. After identifying the existing uses and While a wide variety of commercial and zoning districts in the area, the property in upper story residential units can be question is more suitable for the uses constructed in the CX Core Mixed-Use allowed under proposed zoning district than district, the site is more suitable for the existing zoning district. straight residential residences that complement the single-family residences to the south and west. Townhouse residences or mid-rise residential developments, which are allowed by the proposed R4 zoning, would be more appropriate for the site. VOSDOCS-#535718-v1-Staff_Report__2018-06P_Zoning_Map_Amendment_8122__8130__&_8142_Lincoln_Avenue 4 of 4