Village of Glenview Plan Commission

Transcription

1 Village of Glenview Plan Commission STAFF REPORT September 12, 2017 TO: Applicant s Development Team CASE #: P FROM: Community Development Department CASE MANAGER: Michelle House, AICP, Planner SUBJECT: Official Map Amendment, Rezoning, Final Site Plan Review and Preliminary Subdivision Approvals ACTION REQUESTED: Incorporate the comments and submit revised exhibits APPLICANT: Goddard School 1175 Milwaukee Avenue Glenview, IL OWNER: Advanced Development Corporation 1 Trans Ana Plaza Oak Brook, IL Tel: (630) LOCATION: PROJECT NAME: 1175 Milwaukee Avenue Goddard School CONTACT: Rich Barnes Barnes Architects Ltd. 300A West Lake Street, Suite 203 Elmhurst, IL Tel: (630) PROPOSAL: Goddard School, represented by Richard Barnes of Barnes Architect Ltd, requests Official Map Amendment, Rezoning, Final Site Plan Review and Preliminary Subdivision approval to allow for the construction of a day-care facility upon the property comprised of an approximately 10,000 square foot building and other associated site improvements. Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval or disapproval by any Glenview regulatory commission or the Village Board of Trustees.

2 Site Assessment VILLAGE OF GLENVIEW ZONING: PIN(s): Current North East South West Glenview I-1 Limited Industrial District Glenview I-1 Limited Industrial District Glenview I-1 Limited Industrial District Glenview PD/R-4 Planned Development Residential District Glenview B-2 General Business District PICTOMETRIC PHOTOGRAPHY: 2

3 Project Summary PROJECT DESCRIPTION: The applicant requests approval to allow for the construction of a day-care facility upon the property comprised of 9,600 square feet and associated site improvements. The applicant proposes a one-story building with a parking lot facing Milwaukee Avenue and a playground to the east of the building adjacent to the Enclave at the Grove residential development. BACKGROUND: The Village of Glenview approved its current Comprehensive Plan in The Comprehensive Plan includes a prescription for rezoning of parcels both including and in the vicinity of the subject property from existing I-1 Limited Commercial and R-1 Single-Family Residential to B-2 General Business District. Additionally, the Village of Glenview s Milwaukee Avenue Corridor Plan prescribes the closure and consolidation of various existing curb-cuts along the north side of Milwaukee Avenue. Due to the ultimate IDOT Strategic Regional Arterial (SRA) right-of-way width of feet and the proposed curb cut consolidation, a slip road including a setback of 5.0 feet, parallel parking, and a two way drive-aisle are required along the frontage of the property, including an easement allowing for pedestrian and vehicular ingress, egress, and cross-access among the parcels. A sign easement for the benefit of other property owners may also be prescribed. POTENTIAL NEIGHBORHOOD IMPACTS: The subject property is along Milwaukee Avenue and adjacent to existing commercial development and a single-family residential planned development. As the property is proposing to comply with the requirements of the Milwaukee Avenue Corridor Plan, no adverse impacts to surrounding properties are expected at this time. 3

4 Milwaukee Avenue Corridor Plan Excerpts Recommended Milwaukee Avenue Roadway Design for Mid-Corridor focus area: Recommended Milwaukee Avenue Design Strategy for Mid-Corridor focus area: 4

5 Recommendation for Access Control to Milwaukee Avenue: Sample Slip-Road Concept Cross-Section for Two-Way Drive Aisle w/ Head-In Parking on One Side: Implementation Plan Strategy for Access Management to Milwaukee Avenue: 5

6 Management Strategy for Slip-Road & Cross-Access Plan Implementation: 6

7 Recommendation for Design Strategy for Location of Private Improvements: 7

8 Plan Commission Review OFFICIAL MAP AMENDMENT: The Village s Official map prescribes appropriate land uses for property within the Village and property within 1.5 miles of the Village s corporate limits. Also, the Village s Official Map is incorporated by reference within the Village s Comprehensive Plan to provide guidance regarding rezoning petitions. While the 2017 Comprehensive Plan does call for rezoning of this parcel to a B-2 Zoning designation, an amendment to the Official Map would be required to allow the proposed conditions to be reflected on the Village s Official Map. REZONING: The Plan Commission should consider the applicant s responses as outlined within their application materials in regard to the following judicial standards and requisites for rezoning of property from I-1 Limited Industrial District to B-2 General Business District: 1. The existing uses and zoning of nearby property. 2. The extent to which property values may be diminished by the particular zoning restrictions. 3. The extent to which the destruction of property values upon the plaintiff promotes the health, safety, morals, and general welfare of the public. 4. The relative gain to the public as compared to the hardship imposed upon the individual property owner. 5. The suitability of the subject property for the zoned purposes. 6. The length of time the property has been vacant as zoned considered in the context of land development in the area in the vicinity of the subject property. 7. The community need for the proposed use. 8. The care with which the community has undertaken to plan its land use development. If the proposed rezoning complies with the above judicial standards, the Plan Commission should recommend approval of the proposed rezoning to the Board of Trustees. If the Plan Commission believes the standards can be met by applying modifications to the proposed development, the commissioners should provide such guidance to the applicant. If the Plan Commission believes that standards have not been met, the proposed rezoning should not be approved. 8

9 FINAL SITE PLAN REVIEW: The purpose of Site Plan Review is to go beyond the basic zoning, subdivision, design and building requirements in order to address site details which these other codes may not regulate in such detail. The review process is intended to promote more orderly and harmonious development and are intended to ensure that all codes and ordinances have been met helping to provide a logical and coordinated review of proposed developments. Staff comments after evaluating the development for compliance with the Final Site Plan Review Ordinance Criteria: CIRCULATION In accordance with final engineering review, the applicant shall provide AUTOturn exhibits for all delivery, service, and emergency vehicles to confirm the site can be safely traversed by all vehicles. The applicant should clarify those areas of the site plan intended for pick-up and drop-off of children versus employee parking. A parking management plan should be applied to ensure that pick-up and drop-off stalls will be available for this purpose. The cross-access lanes should be depicted with a center lane comprised of thermoplastic, as well as designated stop bars for vehicles crossing onto adjacent properties. Revisions to the site plan to include these revisions will be reviewed in accordance with final engineering plans. The applicant should confirm that all pedestrian routes within site including locations of cross-walks and depressed curbs and access to the public sidewalk & Pace bus stop comply with Illinois Accessibility Code / ADA requirements. BUILDING AND STRUCTURE LOCATION The Milwaukee Avenue Corridor Plan suggests buildings should hold the frontage line adjacent to the shared drive aisle with parking provided northeast of the principal building. The applicant s proposed design would not comply with this recommendation, however the proposed building location mitigates potential parking nuisances adjacent to the existing residential development to the east. Appearance Commission approval are required for both preliminary and final building architecture, building materials, light fixtures, and hardware. BUILDING SCALE The applicant has provided detailed location and specifications for all playground equipment. Building material and color samples will be required for the Appearance Commission. PARKING LOTS The applicant should confirm the proposed method for snow piling & removal. Snow piling will not be permissible within any required parking stall. 9

10 SITE ILLUMINATION The applicant has provided a preliminary photometric plan for review. A waiver from the Appearance Commission will be required for a uniformity ratio in excess of 4:1. The lighting plan shall be subject to the review and approval of the Appearance Commission. LANDSCAPING All trees shall be required to be installed at 3.0 caliper inches. Additional landscaping should be added along the southeastern property line to shield the adjacent residential areas. The proposed trash enclosure is comprised of materials to complement the building and includes solid metal doors. The landscape plan shall be subject to the review and approval of the Appearance Commission. GRAPHICS AND SIGNAGE When final property branding efforts are complete, a final signage design will be required with details for all ground signage and signage upon the canopy or wall. Address numerals are required to be a minimum of 6 in height. Appearance Commission approval is required for all proposed exterior signage. PRELIMINARY SUBDIVISION APPROVAL: Any existing easement intended for vehicular ingress, egress, and cross access will be abrogated in favor of a new easement in the location of the proposed drive aisle only. Any existing easement intended for pedestrian ingress, egress, and cross access will be abrogated in favor of a new easement in the location of the proposed sidewalk and cross-walks only. Final Subdivision including consolidation of the parcels comprising the development area and grant of new utility easements and reciprocal vehicular and pedestrian cross-access & ingress/egress easements will be required prior to the issuance of a certificate of occupancy. 10

11 Technical Review COMPLIANCE WITH VILLAGE PLANS: Village Plan Compliance Yes / No / N/A Comments Comprehensive Plan Yes The proposed land uses are consistent with the land uses prescribed by the Comprehensive Plan. Official Map Yes The proposed property zoning is consistent with the property zoning prescribed by the Official Map. Waukegan Road Corridor Plan N/A - Milwaukee Avenue Corridor Plan Yes The slip road concept is incorporated into the plan. Downtown Revitalization Plan N/A - Natural Resources Plan N/A - Bike & Sidewalk Master Plan Yes Sidewalks exist along Milwaukee Avenue. The GNAS Design Guidelines N/A - LAND USE STATISTICS: Allowed/Permitted Proposed Compliance Zoning I-1 B-2 Yes (rezoning) Lot Size N/A 67,834 sq. ft. Yes Building Height 40.0 feet 28.0 feet Yes Minimum Front Yard Setback 50.0 feet feet Yes Minimum Side Yard Setback (Northwest) 0.0 feet feet Yes Minimum Side Yard Setback (Southeast) 0.0 feet feet Yes Minimum Rear Yard Setback (Northeast) 10.0 feet feet Yes PARKING REQUIREMENTS: The Zoning Ordinance stipulates formulas to be applied to various possible land uses in order to establish the minimum number of required parking stalls. These parking formulas have been examined by staff to establish the most restrictive requirements, which can be summarized as follows: Parking Requirements Commercial Day Care Formula 1 parking stall for each 350 square feet or portion thereof Quantity 11 Total Required Total Proposed Compliance 9,600 sq. ft Yes

12 PROJECT TIMELINE: A. 03/06/17 Preliminary Site Plan Review B. 08/24/17 Public Notice Issued C. 09/12/17 Plan Commission Meeting D. 09/13/17 Preliminary Appearance Commission Meeting E. TBD Village Board of Trustees First Consideration F. TBD Village Board of Trustees Second Consideration G. TBD Building Permit Application & Final Engineering H. TBD Final Appearance Commission Meeting I. TBD Site Development & Building Permit Issuance J. TBD Final Subdivision K. TBD Plan Commission Meeting L. TBD Village Board of Trustees Resolution M. TBD Building & Engineering Inspections N. TBD Business License(s) O. TBD Certificates of Occupancy 2017 A B CD Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec FISCAL IMPACT ANALYSIS: A fiscal impact study will not be required. The proposed commercial use is consistent with the surrounding development, will not introduce any new residential units or public elementary/secondary school students, and the developer will be required to improve the property in accordance with all currently applicable development requirements. TRAFFIC IMPACT ANALYSIS: The applicant provided a traffic impact study which was reviewed by the Village s Traffic Consultant, JJ Benes and Associates. The consultant highlighted several issues which have been incorporated into the Final Site Plan Review section earlier in this report. ENGINEERING COMMENTS: No preliminary engineering issues exist that would prevent this project from proceeding to final engineering review and approval. There are several engineering concerns outlined in the attached memorandum dated 09/05/17 from Steve Amann, Consulting Engineer. 12

13 REQUIRED APPROVAL(s): The following chart details the necessary required approvals: Required Regulatory Review A. Annexation B. Annexation with Annexation Agreement C. Comprehensive Plan Amendment D. Official Map Amendment E. Rezoning F. Planned Development G. Conditional Use H. Final Site Plan Review I. Second Curb Cut J. Subdivision (Preliminary, Final, and Waivers) K. Variation(s) (Zoning Board of Appeals) L. Certificate of Appropriateness (Appearance Commission) M. Final Engineering Approval & Outside Agency Permits N. Building Permits O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy 13

14 Attachments & Exhibits 1. Sample Motion 2. Public Notice 3. Engineering Memorandum dated 09/05/17 from Stephen Amann, P.E., Baxter & Woodman 4. Traffic Impact Analysis Memorandum dated 07/13/17 from Tom Adomschick, P.E., P.T.O.E., President, James J. Benes and Associates 5. Petitioner s Application Materials & Exhibits 14

15 Sample Motion Based upon the petitioner s application materials, testimony, and discussion relating to the petition which together demonstrate compliance with Chapter 98, Article II. Administration, and Article X. Planned Developments, of the Municipal Code, I move in the case of P , Goddard School at 1175 Milwaukee Avenue, that the Plan Commission recommend the Village Board of Trustees grant approval of an Official Map Amendment, Rezoning, Final Site Plan Review, and Preliminary Subdivision, to allow for the construction of a day-care facility upon the property comprised of an approximately 10,000 square foot building and other associated site improvements: A. Official Map Amendment to allow a change in zoning of the subject property from I-1 Limited Industrial District to B-2 General Business District. B. Rezoning of the subject property from I-1 Limited Industrial District to B-2 General Business District. C. Final Site Plan Review approval for the site improvements in accordance with the following exhibits and conditions: 1. The Site Plan (T1.1) created by Barnes Architects, Ltd and dated 08/15/ Provision of written operational manual and corresponding plan stipulating procedures for pick-up and drop-off of children. 3. The designated cross-access lanes and stop bars for vehicles crossing onto adjacent properties shall be depicted on the final engineering plans and shall be comprised of thermoplastic. D. Preliminary Subdivision of the parcels comprising the subject property including all required utility, cross-access, and ingress & egress easements included in the Site Plan and required by the Milwaukee Avenue Corridor Plan. E. Final Appearance Commission approval is required for any proposed architecture, signage, landscaping, and lighting. F. To allow a period of up to twelve (12) months from the date of the Ordinance for the issuance of a building permit for the aforementioned improvements, or the final site plan approval shall be rescinded. 15

16 VILLAGE OF GLENVIEW PUBLIC NOTICE P PROPOSED REZONING AND OFFICIAL MAP AMENDMENT Notice is hereby given that a public hearing will be held by the Glenview Plan Commission to consider a petition requesting an Official Map Amendment, Rezoning, Final Site Plan Review, and Preliminary Subdivision in accordance with the Glenview Zoning Ordinance. The meeting will be held on Tuesday, September 12, 2017 at 7:00 P.M., in the Village Hall, 2500 East Lake Avenue, Glenview, IL. The properties involved are commonly known as 1175 Milwaukee Avenue and are legally described as follows: LOT 3 IN LIFE STORAGE CENTERS OF GLENVIEW, LLC SUBDIVISION, BEING A SUBDIVISION OF PART OF THE NORTHWEST QUARTER OF SECTION 32 IN TOWNSHIP 42 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, COOK COUNTY, ILLINOIS. The applicant, Glenview Daycare Investors, LLC, represented by Richard J. Barnes, requests an Official Map Amendment, Rezoning, Final Site Plan Review, and Preliminary Subdivision to allow for the construction of a day-care facility upon the property comprised of an approximately 10,000 square foot building and other associated site improvements. All persons interested in this matter should attend and will be given an opportunity to be heard. For further information, please contact Jeff Rogers, Planning Manager, at (847) ATTEST: Jeff Rogers Planning Manager Publication Date: August 24, 2017 Glenview Plan Commission Steven K. Bucklin, Chairman 16

17 Interdepartmental Memo TO: Michelle House, AICP, Planner FROM: Steve Amann, P.E., CFM, Baxter & Woodman, Inc. DATE: September 5, 2017 SUBJECT: Goddard School Preliminary Engineering Review We have reviewed the Proposed Site Plan and the Preliminary Engineering Plan dated June 23. There are no engineering issues which would prevent this project from proceeding to final plans. Some engineering items of note include: 1. The site is within a Tiered Flood Mitigation Boundary but not a Special Flood Hazard Area. 2. Detention will be required by the Village and volume control (infiltration practices) will be required by the Metropolitan Water Reclamation District of Greater Chicago. 3. Runoff from the 10-year and 100-year events will need to be routed in storm sewer to the underground detention reservoir. The underground reservoir will be privately owned and maintained. 4. Water mains and water services will need to be sized to provide the required domestic and fire flows. Additional fire hydrants may be needed to provide the required coverage. 5. The current versions of the Village s standard specifications (January 1, 2016) and construction details (January 1, 2017) will need to be used. 6. Permits will be required from the following outside agencies: a. The Illinois Department of Transportation for work in the Milwaukee Avenue rightof-way; b. The MWRDGC for sanitary sewer construction and stormwater management; c. The Oak Meadows Sanitary District for sanitary sewer construction; d. The Illinois Environmental Protection Agency Division of Water Pollution Control for construction site runoff; and e. The IEPA Division of Public Water Supplies for any public water system expansion. Please let us know if you have any questions or need any additional information. cc: James Tigue, P.E., CFM, Civil Engineer Jeffrey G. Brady, AICP, Director of Planning Joe Rizzo, Superintendent of Operations Captain Jim Sincox, Fire Department 17

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