Plan Commission

STAFF REPORT 2017-55P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, April 19, 2018 To: Paul Luke, Plan Commission Chairperson From: Carrie Haberstich, Planner/CDBG Administrator Re: 2017-55P: Special Use Permit 9208 Skokie Boulevard Related Cases – 2017-52P: Zoning Map Amendment 2017-53P: Subdivision 2017-54P: Site Plan Approval 2017-55P: Special Use Permit – automotive fuel station 2017-56P: Parking Determination 2017-57P: Special Use Permit General Information Location 9208 Skokie Boulevard Purpose To request a special use permit for an automotive fuel station in a B3 Business zoning district and any relief that may be discovered during the review of this case. Petitioner SCI Illinois Services, LLC, on behalf of Waterway Gas & Wash Company, as contract purchaser Size of Site 65,351 square feet (1.500 acres) with frontage on Skokie Boulevard, Church Street, and Gross Point Road Existing Zoning & B3 Business – vacant funeral home Land Use Adjacent Zoning & North B1 Service Commercial – multi-tenant office building Land Use B2 Commercial – bank, mattress store South B1 Service Commercial – drug store B2 Commercial – dental clinic East R4 Multifamily Housing - 3- or more unit multifamily residence B2 Commercial – pet store, lawn and garden supplies, dental clinic West R5 Elderly and Disabled Housing – housing for the elderly and disabled B2 Commercial – public recreation facility Comprehensive Plan The site is designated as retail/service employment. Special Use Permit - 9208_Skokie_Boulevard, Automotive Fuel 1 of 5 SITE INFORMATION See case 2017-54P for site and Complete Streets information. PETITIONER’S SUBMITTAL Waterway Gas & Wash Company ("Waterway") has proposed a full service car wash with gasoline and convenience store for 9208 Skokie Boulevard. Waterway is a 45+ year old company with 20 locations across 5 separate markets. The first Chicagoland Waterway is in the Willow Festival development at 2300 Waukegan Road, Northbrook.  Character of neighborhood - The proposed use will certainly have a positive impact upon the character of the neighborhood. First and foremost, the Waterway development will literally bring life to an important business area of Skokie by replacing a closed business and deteriorating building. Waterway has a multiple decade long track record and commitment to being a good neighbor, participating in local school and charitable events, sponsoring not for profits, and bringing the highest level of service to a community. So our impact on the character of the neighborhood will only be positive.  Surrounding Property Values - Our investment in this area will either have no impact or positive impact on property values. Studies have been performed that conclude bringing a vital business has the butterfly effect of increased values on neighbors.  Traffic Conditions - Traffic studies by outside engineers, and our 45+ years of business, will tell you that our use will harvest the traffic already in the area. While, of course, there will be some destination traffic, it is the customers already driving on the streets and living in the surrounding neighborhoods that will make up the bulk of our business. There will be marginal impact on surrounding streets.  Utilities, storm water detention, health, safety, morals, and general welfare - Of course, the site will be engineered to meet the highest standards relating to utilities, storm water, etc. Regarding health, safety, etc., we pride ourselves on being active and positive participants in the lives of the neighborhoods we touch. For example, we are a lead sponsor at Northbrook Days, sponsor the Glen brook South scoreboard, and host multiple food drives, blood drives, warm clothing drives, school supply drives, etc.; all to be a great member of the community. Finally, what we are most known for are the friendly smiles, greetings, and service from our employees. We will hire great people who will represent Waterway as the best in the business; and Skokie as a great community. STAFF ANALYSIS Staff Comment and Review requests were sent to all pertinent departments and were received from Fire, Environmental Health, Engineering, and Planning. All other departments returned the requests with no comments regarding the subject case. Comments related to the overall development are included in site plan approval case 2017-54P, and comments that specifically impact this automotive fuel station case include: Special Use Permit - 9208_Skokie_Boulevard, Automotive Fuel 2 of 5  Engineering Provide a lighting plan in accordance with IES and Section 118-212(k) lighting. Planning Automotive fuel stations are allowed with a special use permit in the B3 Business district. The zoning map amendment from B1 Service Commercial to B3 Business was addressed in case 2017-52P. An area on the site must be reserved for tire inflation and the tire inflation dispenser location must be shown on the plan. The bicycle parking for the automotive fuel station will be included in the bicycle parking requirements for the overall development, which is 5% of the required number of motor vehicle parking spaces. Per the traffic impact study, it is anticipated that the car wash has the capacity to efficiently move vehicles through the wash tunnel and not create a traffic back-up into the fuel station area to the north. Per the Engineering Division, there is adequate parking for the proposed uses, and per the traffic impact study, there is ample access to the fuel pumps. APPEARANCE COMMISSION At its December 13, 2017, meeting, the Appearance Commission approved the proposed development, (case 2017-081A), subject to conditions. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request for a special use permit for an automotive fuel station at 9208 Skokie Boulevard in a B3 Business district be APPROVED, based upon the Proposed Positive Findings of Fact and subject to the recommended site plan approval conditions in case 2017-54P, and the conditions below. Relief for the second ground sign, displaying fuel pricing, has been addressed in site plan approval case 2017-54P. RECOMMENDED SPECIAL USE PERMIT CONDITIONS In addition to the conditions of case 2017-54P, the following conditions shall apply to the automotive fuel station: Governance 1. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 2. 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 Special Use Permit - 9208_Skokie_Boulevard, Automotive Fuel 3 of 5  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) Automotive fuel stations. 118-82(b) 3. At least 1 employee must be at the fuel control console at all times that self- serve fuel is being dispensed. At least 2 employees shall be on the premises from 7:00 a.m. to 9:00 p.m. when a convenience store or any other use over 1,000 ft2 is collocated with the automotive fuel station. 4. The attendant must always have a clear view of the fuel dispensing area. 5. A system that allows communication between persons at each dispensing area and the employee at the fuel control console must be provided. 6. During the hours of operation, air and use of equipment for tire inflation, use of a tire pressure gauge, fluid and equipment for washing vehicle windows, water and use of a water container for filling radiators, and rest room facilities must be provided free of charge. Charging a fee for these services is prohibited. 7. A canopy must be provided over all fuel dispensing areas. 8. The pump islands and fuel tanks shall be removed upon closing of the automotive fuel station in accordance with the requirements of the State Fire Marshal. 9. A minimum lot size of 30,000 ft2 is required when a car wash or hand car wash is collocated with the automotive fuel station. ATTACHMENTS 1. Proposed Positive Findings of Fact 2. Site Plan, dated December 13, 2017 3. Canopy Elevations, dated April 13, 2018 4. Land Use and Zoning Map Special Use Permit - 9208_Skokie_Boulevard, Automotive Fuel 4 of 5 Proposed Positive Findings of Fact 2017-55P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, April 19, 2018 Consideration Finding The request is consistent with The site is designated as retail/service employment in the intent of the the Comprehensive Plan, and the proposed use is Comprehensive Plan. consistent with this designation. The request will not adversely The proposed use is not expected to adversely affect affect adjacent properties. adjacent properties, as a vacant property will be redeveloped, landscaping will be provided, and noise levels will comply with the Village Code. The request is compatible with The proposed use is compatible with the existing or the existing or allowable uses allowable uses of adjacent properties, as adjacent of adjacent properties. properties also provide goods and services to the neighborhood and the traveling public. The request demonstrates that Adequate public facilities, including roads, drainage, adequate public facilities, utilities, and police and fire protection exist or will including roads, drainage, exist to serve the requested use at the time such utilities, and police and fire facilities are needed. protection exist or will exist to serve the requested use at the time such facilities are needed. The request demonstrates The request demonstrates adequate provision for adequate provision for maintenance and use of the associated structures, as maintenance and use of the there is ample room to maintain the interior and associated structures. exterior of the structures. The request has considered The request has considered and is expected to and, to the degree possible, address any adverse effects on the natural addressed the adverse effects environment, as the fuel station will meet Illinois EPA on the natural environment. and Office of the State Fire Marshal regulations. The request will not create Per the traffic impact analysis, the use is not undue traffic congestion. expected to create undue traffic congestion, as 60% of the patrons are expected to be pass-by trips. The request will not adversely The request will not adversely affect public health, affect public health, safety, and safety, and welfare. welfare. The request conforms to all The request conforms to all applicable provisions of applicable provisions of this this code, except where relief is granted with the code, except where relief is request. granted with the request. Special Use Permit - 9208_Skokie_Boulevard, Automotive Fuel 5 of 5