Plan Commission

STAFF REPORT 2018-18P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, June 7, 2018 To: Paul Luke, Chairman, Skokie Plan Commission From: Steve Marciani, AICP, Planning Supervisor Re: 2018-18P: Site Plan Approval 9301 and 9323-9331 Skokie Boulevard Related Cases – 2018-17P: Subdivision 2018-19P: Special Use Permit General Information Location 9301 and 9323-9331 Skokie Boulevard Purpose To attain site plan approval for a 2-lot planned development in a B3 Business zoning district that includes a multi-tenant commercial building, a limited service restaurant with a drive- through, surface parking, and storm water detention, relief from §118-212(i)(1) of the Skokie Village Code to locate continuous curbing at a distance of 5.50’ from the property line rather than the required 6.00’ minimum, and any other relief that may be discovered during the review of this case. Petitioner GW Skokie, LLC, and Riteline Properties, LLC Size of Site 39,869 square feet (0.915 acres) with frontage on Skokie Boulevard and Gross Point Road Existing Zoning & B3 Business – automotive fuel station, automotive repair facility, Land Use electronics and appliances sales or service, vacant commercial Adjacent Zoning & North B3 Business – limited service restaurant with drive- Land Use through, bank with drive-through, automotive repair facility South R1 Single-Family – elementary school East R1 Single-Family – elementary school West B1 Service Commercial – furniture or home furnishings store, electronics and appliances sales or service, vacant commercial B2 Commercial – limited service restaurant, full service restaurant, clinic, clothing store, stationery store, postal service, motor vehicle parts and accessories store Comprehensive Plan The site is designated as retail/service employment. VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 1 of 12 SITE INFORMATION • Existing vehicle access to the 9301 Skokie Boulevard site includes 2 driveways at Skokie Boulevard and 2 driveways at Gross Point Road. • Existing vehicle access to the 9323-9331 Skokie Boulevard site includes 1 one-way eastbound driveway at Skokie Boulevard and 1 two-way driveway at Gross Point Road. • Overhead utilities run to the east of the subject site, along the west side of Gross Point Road. Complete Streets • Public sidewalks run along Skokie Boulevard and Gross Point Road. The site is within walking distance of residential neighborhoods, services, shopping and schools. • A bike route runs along Gross Point Road, and there are long-term plans to provide bike lanes in the future. • Bike lanes will be provided in the near future 1 block to the south along Church Street, between Skokie’s east and west boundaries. • Currently, the site is directly served by the 54A CTA, 97 CTA, and 208 Pace Bus routes, with destinations including Westfield Old Orchard, the Skokie Courthouse, Dempster-Skokie CTA Yellow Line Station, Howard CTA (Red/Yellow/Purple Lines) Station, Irving Park O’Hare CTA (Blue Line)/Metra Station, and as far west as Schaumburg. • The Dempster-Skokie CTA Station is approximately 0.80-mile away to the southwest of the site. • The proposal includes 1 two-way driveway access at Gross Point Road, and 1 right-in/right-out driveway access at Skokie Boulevard, reducing the total number of driveways serving the subject site from 6 to 2. PETITIONER’S SUBMITTAL The petitioners are requesting site plan approval for a 2-lot planned development in a B3 Business zoning district that includes a multi-tenant commercial building, a limited service restaurant with a drive-through, surface parking, and storm water detention, relief from §118-212(i)(1) of the Skokie Village Code to locate continuous curbing at a distance of 5.50’ from the property line rather than the required 6.00’ minimum, and any other relief that may be discovered during the review of this case. VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 2 of 12 The petitioner states: The proposed site plan for the contemplated project will complement the surrounding retail, residential and business cotenancy in the nearby area. This development is the highest and best use for the site given its size, configuration and location within the community. This will transform the currently underutilized and unattractive site into something more consistent with the nature of the commercial corridor along Skokie Boulevard including the new Chick-Fil-A anchored project to the north. This project will tie into the overall comprehensive development plan of the Village by combining two smaller sites into one cohesive project with cross parking and access between the sites. With the exception of the request for a landscaping buffer variance request on Gross Point Rd and on Skokie Blvd as a result of the Village proposed subdivision and dedication to the Village for light pole relocation outside of the existing sidewalk. The proposed project will be designed in accordance with other village standards for new development and will feature many of the sought-after attributes such as a new parking lot, landscaping, lights, utilities, that go into a new Wendy’s building. We will be improving traffic circulation by eliminating two curb cuts on Skokie Boulevard and two on Gross Point Road. Our project will make the intersection safer and aesthetically more pleasing. The project will not impact the public facilities and services affecting the property and will not add to the necessary services currently provided for on the property. The proposed project shall improve on and increase the open space and other improvements on the property when compared to the current conditions, which have essentially been unchanged for decades. Property values in the area, while already steady should be enhanced by the creation of a new shopping center with long-term leases. The redevelopment of this corner will make this a more vibrant intersection with better cotenancy and synergies than the current conditions. This development would fill in a gap along the street for newer projects and should tie in nicely with the adjacent retail centers. STAFF ANALYSIS All pertinent departments and divisions were offered an opportunity to comment on this case. The Forestry, Engineering, and Planning Divisions’ and the Fire Prevention Bureau’s, comments are below, all others did not comment. Forestry All the trees on Gross Point Road are inappropriate species for this location because there are 3-phase overhead wires running along Gross Point Road. Please use a low-growing species such as Red Jewel Crabapple or Japanese Tree Lilac. Forestry is also requesting that a shade tree be planted on the Skokie Boulevard side at the north end of the property. Not to block the sign but a little back from it. Forestry would also like to note that a tree removal bond payment of $1,200 is required for the 13" Austrian Pine on-site. No other trees on this site require a bond payment for removal. VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 3 of 12  Engineering Division The Engineering Division has reviewed the proposal and the provided Traffic Impact and Parking Study. Skokie Boulevard and Gross Point Road are under IDOT jurisdiction adjacent to this site, and the petitioner must obtain an IDOT permit prior to any work being performed in the adjacent right-of-way. Please verify with IDOT that the northeasternmost driveway along Gross Point Road will remain a full access driveway. The ADA parking spaces were double counted on site plan. Total number of parking spaces provided including ADA spaces is 43, not 45. The parking requirement is met under the condition that the total existing retail space in the north building will be mostly limited to uses with a parking ratio of 1 space per 300 ft2 of floor area. Total number of parking required is 41 and 43 will be provided. See attached parking analysis for further information. Bicycle parking is required to be located near each of the multiple building entrances of the subject property and designed in compliance with 118-221 and 118-222 of the Village Code. Each bike parking space is 2’x6’ with a bike rack that can enable the user to lock his/her bike to the rack at 2 locations on the bike frame. Since 2 bicycle parking spaces are required for the site, at least 1 space should be provided for each building. Per the Traffic Impact and Parking Study, Staff agrees with the recommendations to facilitate traffic both on and off site. The following should be added: a. When possible, deliveries should occur during the off-peak hours. b. “Do Not Enter” signs should be posted at the one-way drive aisle on the south east side of the Wendy’s to discourage wrong-way traffic from entering. c. A stop bar and stop sign should be installed at the terminus of the drive- through exit lane. d. Appropriate wayfinding signage should be provided on site to direct traffic to the drive through particularly from the Gross Point Road access. e. Appropriate wayfinding signage should also be provided at drive through exit to direct traffic toward one of the appropriate exits off the site. f. A change in pavement materials or color should be provided between the drive-through lane and the parking/drive-aisle, along with pavement markings, as appropriate. VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 4 of 12  Fire Prevention Bureau The Fire Prevention Bureau states that this occupancy must have: 1. Fire alarm. 2. Direct connect / monitoring of alarm to Skokie Dispatch. 3. Addressable annunciator panel at the main entrance. 4. Knox box at the main entrance. 5. Must be sprinklered if seating is for 50 or more patrons. 6. If sprinklered, FDC must be within 100' of a Village fire hydrant. 7. If sprinklered, a fire engineer will have to calculate the demand to see if the building will require a fire pump. 8. Illuminated exits. 9. Strobes in the restrooms. 10. Hood and Duct suppression system in the kitchen. 11. Proper portable extinguishers mounted. 12. Emergency lighting. *** Note this set of drawings does not show an employee exit option behind the work counter except for exiting through the freezer, which is NOT acceptable. There must be a separate exiting man-door available from the employee work area for employees. Please refer to International Building Code 2012 edition, Chapter 10 (Means of Egress), Section 10.14.2 Planning Division The Planning Division supports the proposed site plan approval request. The triangular shape of the site presents design challenges, and the proposed plan reasonably accommodates the southern tip of the site with only minor variations requested to the width of the required curbing and landscape buffers. The parking circulation for the northern portion of the site is greatly improved from the previous and existing condition. Pedestrian circulation is accommodated within the site from Skokie Boulevard. All 4 of the curb cuts near the intersection of Gross Point Road and Skokie Boulevard are being eliminated, improving pedestrian safety. After adjusting for the dedication of 1.5’ on Skokie Boulevard and other site plan changes, the landscaping buffer and continuous curbing along the Gross Point Road right-of-way would need to be reduced from 6.0’ to 5.0’ adjacent to the drive- through facility and from 6.0’ to 4.5’ along the Skokie Boulevard right-of way adjacent to the angled parking. Staff is supportive of the relief along Gross Point Road. However, with the 2’ car overhang and the future widening of the sidewalk, VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 5 of 12  only 2.5” would be remain for planting, which is not sustainable. The southbound driveway width of 18’ exceeds the needed width of 13’ for 45° parking. There is room to reduce the driveway width by 2.5’, shift the 2 southern parking spaces 2.5’ east toward the connecting sidewalk, and still maintain a 24’ back-out distance for those 90° parking spaces. The result would allow for and unobstructed 5’ for planting, even after the future widening of the Skokie Boulevard sidewalk. Staff recommends making these changes in lieu of recommending relief from the Skokie Boulevard curbing and landscaping setback. APPEARANCE COMMISSION At its March 8, 2017, meeting, the Appearance Commission approved the changes to the former Duxler building at 9323 Skokie Boulevard (case 2017-010A), subject to conditions. At its April 11, 2018, meeting, the Appearance Commission approved the proposed Wendy’s Restaurant at 9319 Skokie Boulevard (case 2018-014A), subject to details listed in Plan Commission case 2018-19P. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request site plan approval for a 2-lot planned development in a B3 Business zoning district that includes a multi-tenant commercial building, a limited service restaurant with a drive-through, surface parking, and storm water detention be APPROVED based upon the Proposed Positive Findings of Fact and subject to the recommended site plan approval conditions listed below. Staff further recommends that relief be granted from §118-212(i)(1) of the Skokie Village Code to locate continuous curbing at a distance of 5.0’ from the property line rather than the required 6.0’ minimum only adjacent to the drive-through facility along Gross Point Road. RECOMMENDED SITE PLAN APPROVAL CONDITIONS 1. Prior to the hearing of the case before the Board of Trustees, the Site Plan must be revised to: a. Delineate the property boundaries as they will exist after the public right-of- way dedication from case 2018-17P: i. Move the western property line 1.5’ to the east for the entire site. ii. Show the area to be dedicated outside and to the west of the adjusted property line. b. Add property line dimensions. c. Change the parking count to “41 + 2 H.A. = 43” or the final number of proposed parking spaces. VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 6 of 12  d. Indicate R7-8 and R7-I101 signs in front of the accessible parking spaces. e. Add dimensions for ADA parking spaces: 8’ wide with an 8’ access aisle. f. Add one bike rack for the north building, providing parking for 1-2 bicycles. g. Add “Do Not Enter” signs at the one-way drive aisle on the southeast side of the Wendy’s. h. Add a stop bar and stop sign at the terminus of the drive-through exit lane. i. Add appropriate wayfinding signage to direct traffic to the drive-through, particularly from the Gross Point Road access and at drive-through exit to direct traffic to the left. j. A change in pavement materials or color should be provided between the drive-through lane and the parking/drive-aisle, along with pavement markings as appropriate. 2. Prior to the hearing of the case before the Board of Trustees, the Landscape Plan must be revised to: a. Replace the proposed tress in the Gross Point Road parkway with a low- growing species such as Red Jewel Crabapple or Japanese Tree Lilac. b. Add a shade tree on private property on the Skokie Boulevard side at the north end of the property. c. Adjust the base map to accommodate the site plan changes and add landscaping accordingly. 3. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site plans dated <insert date of final approved plan>, landscape plans dated <insert date of final approved plan>, sign plans dated <insert date of final approved plan>, and building elevations dated <insert date of final approved plan>. (Standard) 4. The petitioner acknowledges that shortages in parking caused by choices in the mix of tenants on the site are a self-imposed hardship and shall not constitute justification for future parking relief or variation. 5. When possible, deliveries should occur during off-peak on-site traffic hours. 6. Prior to the issuance of building permits, the petitioner shall submit for approval a lighting photometrics plan, fully developed civil engineering plans that comply with the county WMO requirements and Village’s stormwater control provisions, and redevelopment engineering plans to address all aspects of private and public utility services. Any reconfigurations within state ROW will require an IDOT highway/utility permit. (Standard) 7. New 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) VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 7 of 12  8. Any outdoor sound systems shall at all times maintain audio levels that are compliant with the Skokie Village Code. (Standard) 9. If the public sidewalk will be blocked to pedestrian traffic at any time during construction, prior to the issuance of building permits, the petitioner shall submit a temporary pedestrian and bicycle circulation plan, including routing, signage, and barriers, to be in place prior to the commencement of construction, subject to the approval of the Engineering Division. 10. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard) 11. No objects are allowed within a 15-foot sight distance triangle between 30” and 84” from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices. (Standard) 12. 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) 13. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. (Standard) 14. Trash shall only be allowed within a designated trash enclosure and shall be screened from public view in an enclosure approved by the Appearance Commission. All trash shall be contained in such a way as to remain out of sight at all times, except for waste receptacles placed on the Subject Property for the use of customers. The Health Department shall determine the size, type, and location of these units. (Standard) 15. All off-street parking spaces shall be legibly striped and maintained. (Standard) 16. Any plan to modify parking lot striping must be approved by the Director of Engineering. (Standard) 17. The handicapped parking spaces shall be installed and maintained in compliance with State of Illinois Accessibility Standards and the Skokie Village Code, including required signage. (Standard) 18. 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) 19. The owner of the Subject Property and its tenants shall ensure that employees park on the Subject Property. (Standard) 20. No required parking space on the site may be for the exclusive use of any tenant. (Standard) 21. All new overhead utilities on the Subject Property shall be placed or relocated underground. The petitioner shall bear the full cost of any utility relocation VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 8 of 12  and/or conflicts. (Standard) 22. 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) 23. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 24. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. (Standard) 25. The Subject Property must conform to the Village's storm water control requirements as contained in the Skokie Village Code, including the disconnection of any downspouts. (Standard) 26. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. (Standard) 27. 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) 28. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name, property address, email address, and telephone number of the company and contact person responsible for site maintenance in compliance with this site plan approval. (Standard) 29. 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) 30. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 31. 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- VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 9 of 12  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 2018-18P 2. Site Plan, dated March 21, 2018 3. Landscape Plan, dated April 10, 2018 4. Marked-up Landscape Plan from Cathy Stevens, signed May 31, 2018 5. Land Use and Zoning Map VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 10 of 12 Proposed Positive Findings of Fact 2018-18P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, June 7, 2018 Consideration Finding The request is harmonious with and does Skokie Boulevard is a major arterial and not adversely affect adjacent properties. U.S. Highway. Strip shopping and limited service restaurants are common in this area. The request can demonstrate that Adequate public facilities exist to serve adequate public facilities, including roads, the requested use. drainage, utilities, and police and fire protection exist or will exist to serve the requested use at the time such facilities are needed. The request demonstrates adequate Adequate provision for maintenance of provision for maintenance of the associated the associated structures is demonstrated structures. by the request. The request has considered and, to the It is not anticipated that there will be any degree possible, addressed the adverse adverse effects upon the environment as effects on the natural environment. a result of the proposed request. The new stormwater control system will meet current MWRD standards. The request will not create undue traffic The site plan accommodates the traffic congestion. generated by the uses on the site. The reduction in curb cuts will improve circulation on both adjacent streets and sidewalks. The request will not adversely affect public There should be no adverse effect upon health, safety, and welfare. public health, safety, and welfare as a result of the site plan approval request. The request conforms to all applicable All applicable provisions of this code are provisions of this code, except where relief conformed to by the request with the is granted with the request. exception of the request for relief from the curbing setback VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 11 of 12 Additional Considerations for Planned Finding Developments The proposed use of the particular site, Combining the site improves the internal including any exceptions to use, shall be and external circulation and parking shown as necessary or desirable to provide efficiency for both sites, providing a a service, amenity, or facility that will facility that will contribute to the general contribute to the general well-being of the well-being of the surrounding area. surrounding area. Under the circumstances of the particular The proposed use will not be detrimental case, the proposed use will not be to the health, safety, or general welfare detrimental to the health, safety, or general of persons residing within or in the welfare of persons residing within or in the vicinity of the PD. vicinity of the PD. VOSDOCS-#538374-v1-Staff_Report_for_2018-18P__Site_plan_approval_for_9301_and_9323-31_Skokie_Boulevard 12 of 12