Community Development Department Council Chambers, 7:30 PM, April 19, 2018

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1 STAFF REPORT P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, April 19, 2018 To: From: Re: Paul Luke, Chairman, Skokie Plan Commission Mike Voitik, Planning Technician P: Special Use Permit A1 Van Rentals General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use Adjacent Zoning & Land Use Comprehensive Plan 7855 Gross Point Road Unit G5 To request a special use permit for automobile rental in an M1 Office Assembly Industry zoning district and any relief that may be discovered during the review of this case Property Owner, LLC, on behalf of Jesto Joseph and Saju Chakkappan 147,872 square feet (3.395 acres) with frontage on Gross Point Road and Frontage Road M1 Office Assembly Industry multitenant industrial building containing extermination and pest control service; special trade contractor; diagnostic laboratory; consumer goods rental; commercial and residential property management service; wholesale trade establishment; transportation equipment manufacturing; chemicals, plastics, and rubber products manufacturing; vacant industrial space North South East West M1 Office Assembly Industry Edens Expressway M1 Office Assembly Industry consulting service M1 Office Assembly Industry Edens Expressway R2 Single Family Residence (Village of Morton Grove) detached residences M1 Office Assembly Industry senior high school The site is designated as manufacturing/service employment. SITE INFORMATION The parking lot is accessible from 1 driveway on Gross Point Road and 2 driveways on Frontage Road. Overhead utilities are present along the west side of the property. 1 of 6

2 Complete Streets A public sidewalk runs along Gross Point Road only. The site is within walking distance of residential neighborhoods, industrial properties, and a school. A bike route runs along Gross Point Road, with long-term plans to become a bike lane. The subject site is approximately 1 block to the south of the Pace 226 Oakton Street bus route. The Pace 225 Central-Howard bus runs approximately 2 blocks to the south along Howard Street. PETITIONER S SUBMITTAL The petitioner is requesting a special use permit for automobile rental in an M1 Office Assembly Industry zoning district and any relief that may be discovered during the review of this case. A1 Van Rentals, which is presently operating in Niles, intends to open a second location in a 738 square foot office at 7855 Gross Point Road, Unit G5. The business will have 2 vans available for rental at the Skokie location. The owner of the business indicates that he will be using this space only for the office with [a] computer, printer and with one part-time employee and we will be strictly using 2 spots for van parking and 2 spots for personal car parking. Most of the time all vans will be on rentals so usually we don t take that much [space]. STAFF ANALYSIS All pertinent departments and divisions were offered an opportunity to comment on this case. Other than the Engineering Division, Forestry Division, and Planning Division comments below, all others approved the request without comment. Engineering Division The Engineering Division has no objection to the petitioner s request as the parking requirement for the proposed use, 4 total spaces, is met. Engineering staff notes that the building is more than half vacant at the present time, with 69 spaces required for the existing tenants and 133 spaces provided. Forestry Division The Forestry Division requests that 2-3 trees be planted within the grass area to the south of the parking spaces across from Unit G5. Any new trees to be planted within 40 of the power lines along Gross Point Road must be of a smaller or more upright shape. 2 of 6

3 Planning Division The Planning Division recommends approval of the special use permit for automobile rental. All rental truck parking spaces must have signs installed adjacent to them indicating that these spaces are for rental truck parking only. No more than 2 rental trucks will be permitted to be parked on the subject site at any given time. The property owner is presently preparing plans to renovate the entire 7855 Gross Point Road building and will be required to submit a landscape plan, which incorporates the Forestry Division s comments above, for the property prior to the issuance of an occupancy permit for the business. Staff requires that 1 bicycle parking space be provided but highly recommends that the rack be installed such that 2 bicycle parking spaces are provided so that it may be easily incorporated into the overall bike parking plan for the overall building renovation. The bicycle parking space must be compliant with and of the Skokie Village Code. APPEARANCE COMMISSION Appearance Commission review is not required. STAFF RECOMMENDATIONS Staff recommends that the petitioner s request for a special use permit for automobile rental at 7855 Gross Point Road, Unit G5, in an M1 Office Assembly Industry zoning district, be APPROVED, based upon the Proposed Positive Findings of Fact and subject to the recommended and standard special use permit conditions listed below. RECOMMENDED SPECIAL USE CONDITIONS 1. Prior to the hearing of the case before the Board of Trustees, the petitioner must label the 2 parking designated rental truck parking spaces on the ALTA/NSPS Land Title Survey. 2. Prior to the issuance of an occupancy permit, the property owner must submit a landscape plan for the entire site. The landscape plan must include the planting of 2 to 3 trees within the grass area to the south of the parking spaces across from Unit G5. Any new trees to be planted within 40 of the power lines along Gross Point Road must be of a smaller or more upright shape. 3. Prior to the issuance of an occupancy permit, the petitioner must: a. Install Rental Truck Parking Only signage at the 2 designated rental truck parking spaces. b. Provide at least 1 bicycle parking space that is in compliance with and of the Skokie Village Code. 4. All rental trucks must park within the designated rental truck parking spaces. 3 of 6

4 5. No more than 2 rental trucks shall be permitted to be parked on the subject site at any given time. STANDARD SPECIAL USE CONDITIONS 6. The petitioner must operate and maintain the proposed use in substantial conformance with the final Village approved ALTA/NSPS Land Title Survey, dated < insert date of final approved plan >. 7. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage, landscaping, structures, and any other facilities or infrastructure on the Subject Property must be maintained in a good state of repair, and when needed, be repaired or replaced in a timely manner. 8. All off-street parking spaces must be legibly striped and maintained. 9. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. 10. All signage must conform to the Skokie Village Code. 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. 11. Vehicles must always be parked between, and not overlap, the striped lines of designated parking spaces and must not block driveways, sidewalks, aisles, or other points of access. 12. All private and public sidewalks must be maintained free of snow, ice, sleet, or other objects that may impede travel. 13. Prior to the issuance of building permits, the petitioners must 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. 14. 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. 15. The petitioners shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. 16. 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. 17. The petitioners shall pay all costs related to any hearings conducted as a result of 4 of 6

5 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 2. Gross Point Office/Industrial Complex Floor Plan, received December 20, ALTA/NSPS Land Title Survey, dated January 15, Land Use and Zoning Map 5 of 6

6 Proposed Positive Findings of Fact P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, April 19, 2018 Consideration The request is consistent with the intent of the Comprehensive Plan. The request will not adversely affect adjacent properties. The request is compatible with the existing or allowable uses of adjacent properties. The request demonstrates that adequate public facilities, including roads, 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 provision for maintenance and use of the associated structures. The request has considered and, to the degree possible, addressed the adverse effects on the natural environment. The request will not create undue traffic congestion. The request will not adversely affect public health, safety, and welfare. The request conforms to all applicable provisions of this code, except where relief is granted with the request. Finding The request for a special use permit for automobile rental is consistent with the intent of the manufacturing/service employment land use identified in the Comprehensive Plan. There should be no adverse effects created by the proposed use upon the adjacent properties. The request is compatible with the surrounding uses of the adjacent properties. Adequate public facilities exist to serve the requested use. Adequate provision for maintenance and use of the associated structures is demonstrated by the request. No adverse effects on the environment will be created by the proposed use. Undue traffic congestion will not be created by the proposed use. There should be no adverse effect upon public health, safety, and welfare. The request conforms to all applicable provisions of this code. 6 of 6

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