staff report 2014-38p: site plan approval - e-gov link · staff report 2014-38p: site plan approval...

VOSDOCS-#468483-v1-Staff_Report_for_2014-38P__Site_Plan_Approval_for_Touhy_Marketplace_at_3534-3654_Touhy_Avenue

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STAFF REPORT 2014-38P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, February 5, 2015 To: Paul Luke, Plan Commission Chairperson

From: Steve Marciani, AICP, Planning Supervisor

Case: 2014-38P: Site Plan Approval Touhy Marketplace

Related Cases – 2012-6P: Site Plan Approval (original and amended) 2012-7P: Special Use Permit (PNC) 2013-42P: Special Use Permit (M Burger) 2014-37P: Subdivision (Lot 5) 2014-39P: Special Use Permit (Just Tires) 2014-40P: Special Use Permit (Jollibee) 2014-41P: Special Use Permit (Jollibee outdoor dining)

General Information

Location 3534-3654 Touhy Avenue

Purpose Modifications to an existing site plan approval to accommodate minor changes to Lots 1 through 4 and proposed changes to divide Lot 5 into 2 separate uses in a B2 Commercial zoning district and any relief discovered during the review of this case.

Petitioner CSD Touhy, LLC, on behalf of Clark Street Development, LLC

Size of Site 630,742 ft2 (14.5 acres) with 975 ft. of frontage on Touhy, 1,112 ft. of frontage on Chase, and 514 ft. of frontage on St. Louis.

Existing Zoning & Land Use

B2 Commercial – superstore, bank with a drive-through, limited service restaurant with a drive-through, multitenant commercial building, and vacant lot.

Adjacent Zoning & Land Use

North M3 Industry – mixed industrial uses, school bus transportation company

South M-B Manufacturing/Business and MBROZ Manufacturing/Business Retail Overlay District (Village of Lincolnwood) – home improvement center, mixed industrial

East M3 Industry – abandoned railroad right-of-way, mixed industrial uses B2 Commercial – health and fitness center, mixed industrial uses

West M3 Industry – mixed industrial uses B2 Commercial – limited-service restaurant with drive-through

Comprehensive Plan The site is designated manufacturing/service employment.


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SITE INFORMATION

The site is currently mostly developed, except for the easternmost portion of the site.

No overhead utilities are present on or adjacent to the subject site.

Public sidewalks are located along Touhy Avenue, St. Louis Avenue, and Chase Avenue.

The site is directly served by a traffic signal at Touhy and Lawndale, a right-in only driveway on Touhy, and multiple 2-way driveways on Touhy, St. Louis, and Chase.

The site is served by the Pace 290 Touhy Avenue bus.

PETITIONER’S SUBMITTAL

The petitioner is requesting to amend the existing site plan approval for a planned development (2012-6P) to modify the eastern portion of the site (Lot 5) in order to remove the previously approved medical building and replace it with an automotive repair facility (Just Tires, 2014-39P) and a limited service restaurant with a drive-through and outdoor dining (Jollibee, 2014-40P and 2014-41P). Additional modifications will reflect the final built conditions of the Walmart superstore and the attached multitenant commercial space, the PNC bank with a drive-through facility (2012-7P, as modified in 2013), and the M Burger limited service-restaurant with a drive-through facility (2013-42P).

The petitioner’s site plan approval narrative is attached to this report.

Note that the address range for the site plan has been modified to be consistent to the final existing and proposed structures on the site.

Relief granted from the previous site plan approval will be continued with the current request and is so noted in the Staff recommendation.

STAFF ANALYSIS

Staff Comment and Review sheets were sent to all pertinent departments. Staff comments on the subject case were received from the Forestry, Engineering, and Planning Divisions and the Fire Department. All other departments returned the sheets with no comments.

Planning and Engineering Divisions

Because of the overlap in comments for this case, Planning and Engineering comments will be addressed together. Both divisions are generally supportive of the petitioner’s request.


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Vehicle Parking: There are a total of 60 required vehicle parking spaces for the 2 new uses on the east side of the site. There are 101 vehicle parking spaces on the portion of the site that contains these 2 uses. Until the entire center is leased and specific floor plans submitted, actual required parking cannot be calculated. As in the previously approved site plan, all required parking spaces for the entire shopping center must be available to all users of the site.

Bike parking: As with the previously approved site plan, to accommodate the maximum mix of uses, the required bicycle parking should be based on the total number of vehicle parking spaces provided. The revised site plan should include 37 bicycle parking spaces. At least 2 bike parking spaces should be on the lot that will contain the Jollibee and at least 1 bike parking space should be on the lot that will contain the Just Tires.

Adjacent Roadway Improvements: The petitioner has made all necessary adjacent roadway improvements in the previously approved plan, except that only 1 bus stop facility was installed, rather than the 2 on the plan. The previous ordinance required the petitioner “to provide concrete pads for bus shelters and any other connecting paving required for any bus stop adjacent to the Subject Property as required by Pace.” Pace reviewed the previously approved locations and determined that one of the existing westbound bus stops located just east of the Lawndale traffic signal that was to be upgraded with a shelter was no longer an acceptable location; the stop would be in the new right turn lane, making it difficult for the bus to return to the westbound lanes. Pace relocated the stop west of the Lawndale intersection in front of the Wendy’s restaurant. The relocated pad for the shelter was not installed, presumably because it was no longer adjacent to the petitioner’s site. Staff is now recommending that the petitioner install the facilities that it would have installed in the original plan in front of Wendy’s. Since the opening of the shopping center, bus ridership on the Pace Route 290 is up over 250 riders each weekday and over 150 riders each weekend day.

Grading: Engineering is concerned that the Jollibee site is unnecessarily graded above the natural street elevation, causing unaccounted storm water flows and excessive driveway and handicapped ramp slopes beyond what the ordinance allows. The overall elevation for this lot must be lowered to comply with Village Code on these issues.

Circulation: All new 25’ driveways and aisles must be reduced to 24’ with the reduced area added to landscaped areas. The north-south driveway between the Just Tires and Jollibee should be channelized to the eastern 24’ of the proposed driveway with the western curb line that is not in front of the Just Tires repair bay doors moved eastward to create landscaped areas. A sidewalk connection needs to be added from the loading area west of the Just Tires to the receiving door on the north side of that building.


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Relief: Relief granted from the previously site plan approval will be continued with the current request and is so noted in the Staff recommendation.

Fire

A fire hydrant must be located within 100’ of the Fire Department’s sprinkler connection for the automotive repair facility. Also the petitioner must work with the Fire Department and Engineering Division to establish and sign fire lanes for the site.

Forestry

Forestry’s landscaping recommendations and changes were addressed prior to the meeting and are reflected in the attached landscape plan.

APPEARANCE COMMISSION

Appearance commission information for the 2 new buildings is contained in the special use permit staff reports for each of those cases, 2014-39P and 2014-40P.

STAFF RECOMMENDATIONS

Staff recommends that the petitioner’s request for site plan approval for a planned development at 3534-3654 Touhy Avenue in a B2 Commercial district be APPROVED subject to the attached Positive Findings of Fact and Recommended Site Plan Approval Conditions listed below.

Staff further recommends that the previously approved relief be granted from:

1. §82-28(b)(1)b. to allow Walmart wall signage to face both Touhy Avenue and the western parking lot

2. §82-28(b)(2) to allow the Walmart wall sign, facing south, to be larger than 200 square feet, as was approved by the Appearance Commission

3. §82-28(c)(1)a. to allow two rather than one ground sign, excluding ground signs for directional purposes as shown on the final approved site plan, and to allocate sign space other than by the use’s proportionate share of the sign based on its proportion of the linear footage of building frontage, in accordance with the sign package approved by the Appearance Commission and the locations determined by the Plan Commission.

4. §118-283(d) to allow grass seeding rather than installing sod in areas not planted by other landscaping.


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Staff further recommends that the previously approved site plan approval ordinance, V.O. 12-5-Z-3900, be repealed and all relevant conditions be made part of the new ordinance.

RECOMMENDED SITE PLAN APPROVAL CONDITIONS

1. Prior to the hearing of the Board of Trustees, the petitioner will submit to the Planning Division revised site plans containing the following:

a. Indicate the number and location of at least 37 bicycle parking spaces on the site plan. At least 2 bike parking spaces should be on the lot that will contain the Jollibee and at least 1 bike parking space should be on the lot that will contain the Just Tires.

b. The elevation of improvements on and around the Jollibee lot must be lowered so that storm water flow, driveway slopes, and pedestrian ramp slopes comply with Village and State codes and regulations.

c. All new 25’ driveways and aisles must be reduced to 24’ with the reduced area added to landscaped areas.

d. The north-south driveway between the Just Tires and Jollibee along should be channelized to the eastern 24’ of the proposed driveway with the curb line that is not in front of the Just Tires repair bay doors moved eastward north and south of those doors to create landscaped areas.

e. A sidewalk connection needs to be added from the loading area west of the Just Tires to the receiving door on the north side of that building.

f. Locate a fire hydrant within 100’ of the Fire Department’s sprinkler connection for the automotive repair facility.

g. Any other site plan changes recommended in case 2014-40P.

2. Prior to the hearing of the Board of Trustees, the petitioner will submit to the Planning Division a revised landscaping plan for the adjusted site plan reflecting the corrections in Condition 1.

3. The petitioner shall develop the Subject Property in substantial conformance with the: final Village approved Site Plan dated <insert date>; landscape plans that are recorded for each lot; monument sign plan for Touhy Marketplace dated February 6, 2012; and Walmart wall signage on the elevations dated March 13, 2012 (sheets 1 and 2);

4. No required parking space on the Subject Property may be for the exclusive use of any tenant;

5. The petitioner is required to provide fire lanes and signage as required by the Fire Department and Engineering Division;

6. The petitioner shall pay ¼ of the annual maintenance costs, including the cost of


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power, for the Lawndale/Touhy traffic signal;

7. Storage containers or other accessory buildings, other than a seasonal sales tent as provided for in Village Ordinance Number 12-5-Z-3904, are specifically prohibited;

8. The parking of trucks, commercial vehicles, and recreational vehicles shall only be in accordance with the Village Code;

9. The petitioner is required to provide a concrete pad for a bus shelter and any other connecting paving required for the bus stop adjacent to the Wendy’s restaurant that was relocated due to the implementation of this plan;

10. Parking lot and exterior lighting shall meet IES standards, be full cut-off design, and be directed away from adjacent properties, subject to the approval of the Engineering Division;

11. Any outdoor sound systems shall at all times maintain audio levels that are compliant with the Village Code;

12. All existing damaged public sidewalks or sidewalks damaged due to the implementation of this plan, located on or adjacent to the Subject Property, shall be replaced;

13. All objects and landscaping within a 15-foot sight distance triangle shall not exceed 30 inches in height, except traffic control devices listed in the Manual on Uniform Traffic Control Devices;

14. 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;

15. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel;

16. Trash shall only be allowed within designated trash enclosures and shall be screened from public view in an enclosure. All trash shall be contained in such a way as to remain out of sight at all times, except for waste receptacles referenced in Condition Number 17 below;

17. Waste receptacles shall be placed on the Subject Property for the use of customers, and that the Health Department shall determine the size, type, and location of these units;

18. All off-street parking spaces shall be legibly striped and maintained;

19. Any plan to modify parking lot striping must be approved by the Director of Engineering;

20. 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


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parking spaces;

21. The owner of the Subject Property and its tenants shall ensure that employees park on the Subject Property;

22. All overhead utilities on the Subject Property or in adjacent right-of-way along Touhy Avenue shall be placed or relocated underground. The petitioner shall bear the full cost of any utility relocation and/or conflicts;

23. The petitioner have on file with the Planning Division an "Agreement for Installation and Maintenance of Landscaping" on each lot 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;

24. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended;

25. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction;

26. The Subject Property must conform to the Village's storm water control requirements as contained in the Skokie Village Code;

27. All signage shall conform to the Skokie Village Code, except as provided in this ordinance and Village Ordinances 13-9-Z-4005 (PNC Bank), 14-4-Z-4047 (M Burger), <insert Just Tires SUP restaurant ordinance>, and<insert Jollibee SUP restaurant 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;

28. All substantial modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission;

29. 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;

30. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name, address, and telephone number of the company and contact person responsible for site maintenance in compliance with the special use permit;

31. 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


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work on or use of public property;

32. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations; and

33. 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.

ATTACHMENTS

1. Proposed Positive Findings of Fact for 2014-38P 2. Site Plan Approval Narrative (petitioner’s submittal) 3. Site Plan, dated January 15, 2015 4. Landscape Plan for eastern portion of the site, dated February 3, 2015. 5. Land Use and Zoning Map


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PROPOSED POSITIVE FINDINGS OF FACT 2014-38P Site Plan Approval Community Development Department Council Chambers, 7:30 PM, February 5, 2015

1 Consideration The site plan and any requested relief will not unduly aggravate traffic conditions or burden public services such as drainage facilities, public utilities, and those services pertaining to public health, public safety, and public welfare in general.

Findings The site plan will not unduly aggravate traffic conditions if the recommended modifications are made to the adjacent roadways and intersections. On-site stormwater detention will provide the necessary drainage so that, once the elevation of the easternmost lot is modified, stormwater does not negatively impact neighboring properties. Other public utilities will not be unduly burdened by the development.

2 Consideration The site design will permit the development and use of neighboring properties in accordance with the applicable district regulations.

Findings With previously installed roadway modifications, the proposed site design will not impede the development and use of neighboring properties. Sufficient parking is provided on site to accommodate the intensification of the use, and the proposed landscaping will enhance the aesthetic appeal of the site.

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