Plan Commission

STAFF REPORT 2021‐27P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, October 21, 2021 To: Paul Luke, Chairman, Skokie Plan Commission From: Matt Brandmeyer, AICP, Community Development Director Re: 2021-27P: Site Plan Approval 4000 Church Street Related Case – 2021-26P: Zoning Map Amendment General Information Location 4000 Church Street Purpose To request site plan approval for a single-story 5,490 sf dental office building. The applicant is requesting relief from the parking requirements to allow concrete curb 3 ft 10 in from the property line adjacent to street frontage instead of the required 6 ft. Petitioner Raffi Arzoumanian, a+c architects Size of Site Approximately 18,359 sf with frontage on Church and Crawford. Existing Zoning & TX Transit Mixed-Use – vacant site. Land Use Adjacent Zoning & North R1 Single Family Residential – Kehilat Chovevei Tzion Land Use synagogue. South B1 Service Commercial – Church Crawford Medical Building East B1 Service Commercial – Multi-tenant retail building West B1 Service Commercial – Multi-tenant mixed-use building Comprehensive Plan The site is designated as retail/service employment. SITE INFORMATION  The site is currently vacant. A small commercial building was removed in 2018 after a condo project was proposed on the site.  The Pace 215 Bus Route operates along Church Street with a stop near the Crawford intersection.  Electrical service in the alley behind the subject property is underground. PROPOSAL SUMMARY This is Site Plan review for the construction of a single-story 5,490 square foot dental office building on an 18,359 square foot site. PETITIONER’S SUBMITTAL Please find attached the petitioner’s statement describing the proposal. STAFF REVIEW All pertinent departments and divisions were offered an opportunity to comment on this case. The following is a summary of principal aspects of the proposed development: Comprehensive Plan The Comprehensive Plan identifies this area as Service Employment which includes wide range of office and retail uses. Since the site will be used for a dental office, the proposal adheres to the Comprehensive Plan. Land Use The proposed land use is a dental office, which is categorized as “clinics and outpatient care services,” and are a permitted use in the NX district. Zoning Requirements The proposed building and improvements adhere to minimum NX zoning district requirements. Bulk requirements include the following: The proposed building height is 21 ft. The maximum building height for buildings in the NX district is 25 ft which can be increased to 45 ft with site plan approval. There is no front yard setback requirement in the NX district. The minimum side yard setback when abutting a residential district is 6 ft, and when abutting a non-residential district, the required side yard setback is either 0 ft or 6 ft. Surface parking spaces are located between the building and the property boundary, placing the building well beyond the 6 ft minimum. The proposed FAR is less than 0.30. The maximum base FAR is 1.40. Building & Site Elements The proposed building is single-story 5,490 square foot dental office building with 27 parking spaces. The building will be built near the corner of the Church & Crawford intersection with parking behind the building. Building Design The Appearance Commission approved the building design at its October 13th meeting. Parking, Access, & Circulation The parking required for a dental office is 5 spaces for every 1,000 sf of floor area. The total number of spaces required is 27 spaces, which is the number provided. There are 7 additional spaces on-site which will be used by the Kehilat Chovevei Tzion synagogue next door. No additional approvals are required since the spaces are surplus and not shared between the two uses. Complete Streets The following table provides information regarding walkability and transit opportunities: Complete Streets Summary Walking, Public sidewalks are located on Church Street and Crawford Avenue Accessibility Biking The applicant is proving 2 bike parking spaces. The Pace 215 Bus Route operates along Church Street. A bus stop is located in Transit front of the building on Church Street. Elderly, Youth The subject site is close to from services, shopping, and schools. Emergency, Emergency and business delivery access is available via Church Street and Commercial Crawford Avenue. Stormwater Management The applicant will be required to store surface runoff onsite as part of the Village’s and the Metropolitan Water Reclamation District (MWRD) requirements for the site permit. Water Conservation The building is required to adhere to the Illinois Plumbing code. This includes the incorporation of lower flow fixtures – faucets and toilets. This item will be reviewed at the time of permit. Electrical Conservation The building is required to adhere to the Energy Conservation Code. This includes meeting minimum standards for R-values for windows and insulation. The code requires a minimum requirement for materials and wall thickness (in relation to insulation) that meets energy efficiency standards. In addition, the HVAC systems are required to meet minimum efficiency standards, and systems are required to be affixed with UL tags. The applicant will be required to submit a “com check” at the time of permit application to show adherence to the energy conservation code. Tree Preservation & Landscaping There are 7 existing trees onsite. The applicant is proposing to remove 5 and preserve 2 trees. The applicant is proposing to install 6 trees to replace the removed trees in adherence with Village requirements. The landscape plan also features planting areas along both street frontages and behind the building. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request for site plan approval be APPROVED based upon the Proposed Findings of Fact and subject to the recommended site plan approval conditions listed below. Staff further recommends relief from the following sections of the Skokie Village Code: §82-212(i)(1) to allow concrete curb closer than 6 ft to street frontage. RECOMMENDED SITE PLAN APPROVAL CONDITIONS 1. Relief from §82-212(i)(1) to allow concrete curb closer than 6 ft to street frontage is granted. 2. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site and landscaping plan dated <insert date of final approved plan>, floor plans dated <insert date of final approved plan>, and building elevations dated <insert date of final approved plan>. (Standard) 3. 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. (Standard) 4. No restriction of use may be placed on the commercial space that is more restrictive than is allowed in the Skokie Village Code. (Standard) 5. 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) 6. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard) 7. No objects are allowed within a 15’ sight distance triangle between 30” and 84” from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices. (Standard) 8. 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. (Standard) 9. 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) 10. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. (Standard) 11. All off-street parking spaces shall be legibly striped and maintained. (Standard)  12. Any plan to modify parking lot striping must be approved by the Director of Engineering. (Standard) 13. 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) 14. All utilities on the Subject Property shall be placed or relocated underground. The petitioner shall bear the full cost of any utility relocation and/or conflicts. (Standard) 15. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 16. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. (Standard) 17. 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) 18. All signage shall conform to the Skokie Village Code<, except as provided in this ordinance>. 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) 19. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. (Standard) 20. 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) 21. 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) 22. 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) 23. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 24. 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) ATTATCHMENTS 1. Proposed Findings of Fact 2. Site Plan and Landscape Plan 3. Floor Plans, Building Elevations, and Rendering 4. Petitioner’s Statement PROPOSED FINDINGS OF FACT 2021-27P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, October 21, 2021 Consideration Finding The request is harmonious with and does not The proposal will not adversely impact adjacent adversely affect adjacent properties. properties. The request can demonstrate that adequate public The development will not have any adverse effect facilities, including roads, drainage, utilities, and on public utilities. Electrical, gas, sewer and water police and fire protection exist or will exist to serve utilities are all adequate to serve the development the requested use at the time such facilities are without adversely impacting neighboring property. needed. Adequate public facilities exist or will exist to serve the subject site. The request demonstrates adequate provision for The request will have adequate provision for maintenance of the associated structures. maintenance of the associated structures. The request has considered and, to the degree No adverse effects on the natural environment are possible, addressed the adverse effects on the anticipated. natural environment. The request will not create undue traffic congestion. The request will not create undue traffic congestion. The request will not adversely affect public health, The request will not adversely affect public health, safety, and welfare. safety, and welfare. The request conforms to all applicable provisions of The request will conform to all applicable this code, except where relief is granted with the provisions of this code, except where relief is request. granted with the request.