Plan Commission

Draft Plan Commission Meeting Minutes Date: September 15, 2022 A motion to approve the minutes of the September 1, 2022 Plan Commission meeting was made by Commissioner Burman, seconded by Commissioner Ousley, and approved by all with a voice vote. Case Descriptions: 2022-31P – Zoning Chapter Amendment: OR Office Research District The Village Manager of the Village of Skokie is requesting a Zoning Chapter Amendment to add “medium density” residential adjacent to single-family residential zoning in a “park- or campus- like” setting to the purpose statement of the OR Office Research district; allow residence, townhouse, and residence, 3-or more unit multifamily uses in the OR district north of Old Orchard Road; allow a limited-service restaurant with drive-through and general commercial uses in the OR district; reduced side and rear yard setbacks; and related corrections within the overall Village Code. Discussion and Interested Parties Legal notice was advertised as prescribed by the Zoning Chapter. Personal notice was not required for this case. Corporation Counsel determined that notice was proper and correct. Mark Gershon, attorney of Polsinelli, Inc. and Richard Tucker, CEO of Tucker Developments, petitioners for a related case, added testimony. Staff gave a brief history of the area. For many years the OR district only allowed office uses. In time, suburban office buildings were losing their appeal and office parks were looking to convert to other compatible uses; consequently, LifeTime Fitness Health Center and the Holocaust Museum were developed. A major change was then made to allow higher density multifamily residences to the district south of Old Orchard Road and the Optima Woods complex was built. Work patterns changed with the onset of the pandemic and many office workers were performing their duties remotely reducing the need for office space. Last year, regulations were again modified to add car dealer and marine craft use to the mix. A Carvana car dealership was approved in 2021 but hasn’t been constructed. The OR properties north of Old Orchard Road have development restrictions as well (height, setbacks and landscaping) since they are all located adjacent to residential properties in Glenview and Wilmette. It is staff’s opinion that a mix of residential types and limited retail uses would be compatible and a good buffer between the single-family homes and the existing office developments. Townhouses would be limited to 3 stories; taller residential buildings would have a setback of 150 ft from residential; and any commercial use that is allowed in the CX district could front on Old Orchard Road providing the other area businesses and residents with needed services. There was much discussion by the commissioners regarding the addition of the limited-service restaurant and drive-through component. Some commissioners questioned the compatibility of a fast-food restaurant with a drive-through locating in a “park-like” setting. A Panera would be 600745- September 15, 2022 Plan Commission meeting minutes –Zoning Chapter Amendment OK, but a McDonalds wouldn’t. Mr. Gershon added that a limited service restaurant with a drive-through, like a coffee shop, can bring the community together. With the site plan approval, the petitioner can control or limit what use is accepted. Staff cautioned that once a site plan is approved, any limited service restaurant can come in. Another commissioner offered that the space is approximately 5,000 sq. ft so it won’t be a big user. The chairman inquired if the Plan Commission can strike out the drive-through element and only recommend approval for the limited service restaurant. The restaurant must come back to the Plan Commission to specifically ask for the drive-through. Corporation Counsel advised that the Zoning Code would have to be amended again. Richard Tucker offered that a coffee shop won’t go in without a drive-through piece. A commissioner concluded that the most appropriate use would be a coffee shop with a drive-through. Before voting, a commissioner wanted verification that by approving the change to the OR chapter, other fast food restaurants with drive-throughs could locate in the district. Recommendations and Voting Case 2022-31P A motion was made to approve, as presented, a request to amend the OR district to add “medium density” residential; limited-service restaurant with drive-through; and general commercial uses; and reduce side & rear yard setbacks Motion: Franklin Second: Ousley Absent: Gevaryahu, Lakhani & Minchella Ayes: 4 Nays: 2 (Burman, Luke) 600745- September 15, 2022 Plan Commission meeting minutes –Zoning Chapter Amendment  Draft Plan Commission Meeting Minutes Date: September 15, 2022 A motion to approve the minutes of the September 1, 2022 Plan Commission meeting was made by Commissioner Burman, seconded by Commissioner Ousley, and approved by all with a voice vote. Case Descriptions: 2022-32P – Site Plan Approval: 5400-5420 Old Orchard Road (exact addresses to be determined) Barco Land Development, LLC, on behalf of TD 5400 Old Orchard, LLC, is requesting site plan approval to construct a mixed-use development with 3 or more unit multifamily residential, townhouse residential, retail, and a limited-service restaurant with drive-through in an OR Office Research district at 5400-5420 Old Orchard Road (exact addresses to be determined), and any items of relief that may be discovered during the review of this case. PIN: 10-09-100-019-0000 Discussion and Interested Parties Legal notice was advertised, posted, and delivered to all property owners within the area as prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and correct. Mark Gershon, attorney of Polsinelli, Inc., presented the case. He introduced members of the development team: Richard Tucker, CEO of Tucker Developments, Aaron Tucker, President of Tucker Development, Mark Kurensky and Mark Hopkins of HKM Architects, Robert Gudmunson, Civil Engineer of RWG Engineering, and Luay Aboona, of KLOA, Traffic Engineers. All were sworn in and gave testimony. The proposed mixed-use development was presented and approved by the Appearance Commission at their August 10, 2022 meeting. The site is part of a 2-lot planned development with LifeTime Fitness Center. The existing site plan ordinance will need to be amended to remove the subject site and 2 new site plan approvals be adopted. Richard & Aaron Tucker gave the commission some background of their knowledge and experience with retail and mixed-use properties. This is a very appealing site because of the feeling of openness. There are bike and walking trails in the surrounding green space as well as being close to the highway and shopping mall. Also, as a benefit, is the neighboring fitness center and the proximity to a medical facility. Mr. Gershon displayed a variety of slides showing the development layout. A smaller free- standing retail building with a drive-through facility and commercial spaces will front Old Orchard Road. A clubhouse with a courtyard area is nestled behind. The main residential building, in the center of the site, will contain 245 rental units (studios, 1, 2, and 3-bedroom) with 420 parking spaces in a parking deck. Forty-nine 3-story townhouses are located closest to 600808- September 15, 2022 Plan Commission meeting minutes –Site Plan Approval – TD 5400 Old Orchard LLC the single-family residences of Glenview; each unit with 2-car garages plus .5 parking spaces per unit for visitors. The custom landscaping and utility plans were briefly reviewed. Stormwater will be contained on-site in vaults and over-sized fixtures and sewers. The traffic analysis showed that there will not be a negative impact and no modifications are needed. The development can use the signal at Woods Drive. When comparing the new development with an existing office building, the same amount of traffic or more would be generated from the office building. Old Orchard Road will be the main access with right turns in and out of the complex. The chairman mentioned the courthouse flooding and asked about water run-off from Glenview. There will be a gentle pitch from north to south – nothing will flow to Glenview. Another commissioner asked about bird strike mitigation, lighting, and glass considerations. Other than the ground floor retail areas, most of the buildings will not be covered by windows. The railings, as well, will not be glass. The landscape plan encourages pollinators. Relief is being requested for the lighting plan – they would like to create a “dark sky” so they can use lower light but meet code requirements. Staff requested that the reports be accepted into the record as written and spoke of the following requested items of relief: - To allow a rear yard of 28’ rather than 30’ - To allow 37% lot coverage by buildings rather than 30% allowed - To allow parking in the required front yard with a setback of 15’ instead of 50’ - To allow less lighting levels than illumination standards for parking lots In conclusion, Mr. Gershon reiterated that this development is a high-quality project. It will support the Old Orchard mall and the commercial uses will be a good buffer to the townhouses and single-family properties to the north. A commissioner commented that the new development has less concrete and more green space. Another commissioner asked if there can be greater control over restaurants with drive- throughs. Staff stated that every drive-through request needs to submit a parking and traffic analysis. Recommendations and Voting Case 2022-32P A motion was made to approve, as presented, a request for site plan approval to construct a mixed-use development with multifamily residential, townhouse residential, retail, and a limited- service restaurant with drive-through in an OR Office Research district at 5400-5420 Old Orchard Road. Motion: Mathee Second: Shah Absent: Gevaryahu, Lakhani & Minchella Ayes: 6 Nays: 0 600808- September 15, 2022 Plan Commission meeting minutes –Site Plan Approval – TD 5400 Old Orchard LLC  Draft Plan Commission Meeting Minutes Date: September 15, 2022 A motion to approve the minutes of the September 1, 2022 Plan Commission meeting was made by Commissioner Burman, seconded by Commissioner Ousley, and approved by all with a voice vote. Case Descriptions: 2022-33P – Special Use Permit: 8256 Skokie Boulevard SCG Skokie PD LLC, SCG Skokie MP LLC, and SCG Skokie JM LLC, on behalf of Synergy Construction Group, is requesting a special use permit to allow a religious assembly use in a Core-Mixed-Use district, and any items of relief that may be discovered during the review of this case. 2022-34P – Parking Determination: 8256 Skokie Boulevard SCG Skokie PD LLC, SCG Skokie MP LLC, and SCG Skokie JM LLC, on behalf of Synergy Construction Group, is requesting a parking determination for a religious assembly use at 8256 Skokie Boulevard. PIN: 10-21-402-065-0000 The chairman reminded all that the Plan Commission is the final hearing body for the parking determination case and disposition will be decided at this meeting. Discussion and Interested Parties Legal notice was advertised, posted, and delivered to all property owners within the area as prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and correct. Phil Domenico, property owner, presented the cases. The leader of the Blessed Word Christian Church, Joyce, also provided testimony. They are proposing to locate in vacant office space for religious services in a building in which Gerber Collision and Glass is the primary occupant. A previous tenant, Cavalry Redemption Church, occupied the same space before expanding and moving to another larger building. The seating capacity for the space is 135 seats but the congregation only has a membership of 40 with 30 active participants. As Gerber Glass operates Monday through Saturday 8 AM to 5PM and the church will have services and other activities on Sundays, evenings, and holidays, there is no operational conflict. Thirteen on-street parking spaces on Skokie Boulevard in front of Gerber are available as well as 20 spaces north of the building where Gerber assesses vehicles. Staff requested the reports to be accepted into the record as written. They reviewed the parking evaluation and determined that adequate parking is available for the church. However, parking lot revisions are in order to bring the parking more into compliance with code requirements. Relief is needed to allow the 2-way north driveway to be less than 24 feet but wider than the existing condition. The Engineering Division noted that the plat of survey and the site plan do not match. A new, revised site plan is required. 600833- September 15, 2022 Plan Commission meeting minutes –Special Use Permit & Parking Determination – 8256 Skokie Boulevard A commissioner was confused by the comment made by the Police Chief, that “there isn’t capacity for the needed parking on site and off the street”. He was comparing this church group to another located on Main Street which generates many street parking complaints. Staff stated that each church operates differently. There is no street parking allowed on Main Street near that church. As the church will be required to operate only when Gerber is closed, a commissioner asked how the Village would monitor the church’s hours. Staff stated that if the operation of other businesses is interrupted by the events at the church or if complaints are called into the Village, then action would be initiated. Another commissioner asked if the adjacent self-storage facility was open and where do their patrons park. Staff responded that the facility is open, and vehicles enter via key-cards into the building. There is no parking area for their use. Recommendations and Voting Case 2022-33P A motion was made to approve, as presented, a request for a special use permit to allow religious assembly in a CX Core-Mixed-Use district at 8256 Skokie Boulevard. Motion: Burman Second: Ousley Absent: Gevaryahu, Lakhani & Minchella Ayes: 6 Nays: 0 A motion was made to accept the following item of relief: - §118-212(c)(1)b.3. to allow the two-way north driveway to be narrower than 24 feet, but wider that existing conditions. Motion: Burman Second: Franklin Absent: Gevaryahu, Lakhani, & Minchella Ayes: 6 Nays: 0 Case 2022-34P A motion was made to approve the parking requirement for the Blessed Word Christian Church at 8256 Skokie Boulevard is 30 spaces. Motion: Ousley Second: Burman Absent: Gevaryahu, Lakhani, & Minchella Ayes: 6 Nays: 0 600833- September 15, 2022 Plan Commission meeting minutes –Special Use Permit & Parking Determination – 8256 Skokie Boulevard  Draft Plan Commission Meeting Minutes Date: September 15, 2022 A motion to approve the minutes of the September 1, 2022 Plan Commission meeting was made by Commissioner Burman, seconded by Commissioner Ousley, and approved by all with a voice vote. Case Description: 2022-35P – Comprehensive Plan Update: Environment The Village Manager of the Village of Skokie is requesting a Comprehensive Plan Update to create a new chapter, 5.5 Environment, incorporating the objectives and programs of the 2016 Sustainability Plan that relate to land use and development into the Comprehensive Plan. Discussion and Interested Parties Legal notice was advertised as prescribed by the Zoning Chapter. Personal notice was not required for this case. Corporation Counsel determined that notice was proper and correct. Staff requested the report to be accepted into the record as written. The current Comprehensive Plan was adopted in 2005; the original one in 1969. It is time to review the almost 20-year old plan and update it to include a chapter on environmental sustainability. Since 2008, the Village has been committed to establishing a sustainability policy. The Village has adopted a “Complete Streets Policy” which is already incorporated in staff reports. The Village is also considering bird strike mitigation guidelines to be added. A draft of the Environmental Sustainability Plan is currently up for review by the various boards and commissions and is open for public participation soon. Once an update is completed, SEAC (Sustainable Environmental Advisory Commission) and staff will work to amend the Comprehensive Plan’s specifically effected chapters (land use, transportation, and development). It is recommended that placeholder space be created for this new chapter. A commissioner commented that green energy should be incorporated into the plan. The Community Development Director mentioned that a plan to include composting for commercial and multi-family districts should be looked at as well. Recommendations and Voting A motion was made to approve, as presented, a request for an update to the Comprehensive Plan for a new chapter regarding the environment. Motion: Burman Second: Shah Absent: Gevaryahu, Lakhani & Minchella Ayes: 6 Nays: 0 600850- September 15, 2022 Plan Commission meeting minutes –Comprehensive Plan Update - Environment