Community Development Department Council Chambers, 7:30 PM, September 20, and 5328 Lincoln Avenue

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1 STAFF REPORT Community Development Department Council Chambers, 7:30 PM, September 20, 2018 To: From: Re: Paul Luke, Chairman, Skokie Plan Commission Mike Voitik, Associate Planner and 5328 Lincoln Avenue Related Cases P: Alley Vacation P: Subdivision P: Site Plan Approval P: Parking Determination P: Special Use Permit General Information Location and 5328 Lincoln Avenue Purpose To amend the zoning map to change the zoning district for and 5328 Lincoln Avenue from B1 Service Commercial to NX Neighborhood Mixed-Use. Petitioner Size of Site Existing Zoning & Land Use Adjacent Zoning & Land Use Comprehensive Plan Toy Partners of Skokie, LLC, and 5328 Partners, LLC, on behalf of Grandbrier Senior Living, LLC 56,074 square feet (1.287 acres) with frontage on Lincoln Avenue and Lockwood Avenue. B1 Service Commercial vacant commercial building, vacant undeveloped land North South East West B2 Commercial townhouse residences, vacant commercial storefronts, limited service restaurant, multitenant office building B2 Commercial construction management company B1 Service Commercial religious assembly, office and administrative services The site is designated as retail/service employment. 1 of 4

2 PETITIONER S SUBMITTAL The petitioners are requesting to amend the zoning map to change the zoning district for and 5328 Lincoln Avenue from B1 Service Commercial to NX Neighborhood Mixed-Use. The petitioners desire to rezone the subject site, which presently contains vacant, undeveloped land and a vacant commercial building and surface parking lot, to NX in order to redevelop the property and construct a 1-lot planned development that includes a skilled nursing facility, an assisted-living facility, open and covered surface parking, and storm water detention (case P). STAFF ANALYSIS Comments All pertinent departments and divisions were offered an opportunity to comment on this case. Other than the Planning Division comments below, all others did not respond or approved the request without comment. Planning Division The Planning Division has reviewed the submitted materials and supports the proposed zoning map amendment. Under the current B1 Service Commercial zoning, neither assisted-living facilities nor skilled nursing facilities are a permitted use. Assisted-living facilities are a special use in the NX Neighborhood Mixed-Use district and the skilled nursing facility is allowable as an exception to use through the planned development requested in companion case P. Given the unique shape of the property and the combined commercial and residential nature of the proposed use, NX Neighborhood Mixed-Use is an appropriate zone for the site, as it is intended for commercial areas adjacent to single-family districts that are not adjacent to CX Core Mixed-Use districts. Detached single-family residences are present to the north, northwest, and northeast of the subject site. Assisted-living and skilled-nursing facilities are essentially mixed-uses in the sense that they function as residences for people in need of on-site medical supervision. The NX district enables the building to be constructed to a maximum height of 45 feet with site plan approval versus the 25 maximum allowed in the B1 district. Heading west of the subject site, commercial and residential buildings of a similar height, or taller, are present along the north side of Lincoln Avenue as well. The proposed zoning map amendment is partially consistent with the retail/service employment land use designation in the Comprehensive Plan because the proposed development will be a generator of service activities consisting of staff that will assist the residential tenants. In 1946, the property was divided into 2 separate zoning classifications. The portion of the property that existed south of the former eastern east-west alley and west of the eastern north-south alley was zoned E Commercial. The remainder of the 2 of 4

3 property was zoned B Single Family. Sometime between 1952 and 1956 the portion of the property adjacent south and west of the alleys was rezoned to B-1 Neighborhood Shopping (now B1 Service Commercial). The remainder of the property was rezoned to B1 in 1961 after the eastern east-west alley was vacated and a new alley was dedicated further to the north (case 61-32P). The existing building, at the Lincoln property, was constructed in 1960 and contained a grocery store, a dry-cleaner s, and a drug store. The grocery store closed in 1977 after a fire occurred within the building. Constructive Playthings operated in the building from 1980 to The 5328 property, which is currently vacant and fenced-off, was partially used as a parking lot for a former restaurant that existed in the building at 5336 Lincoln. Both properties appear to have been undeveloped prior to The surrounding uses include detached residences, townhouse residences, office and administrative services, religious assembly, vacant commercial storefronts, a limited service restaurant, a multitenant office building, and a construction management company. The trend in development in the general area over the past 25 years has been stable, aside from the conversion of the building to the west of the subject site from a limited-service restaurant use to a religious assembly use. STAFF RECOMMENDATIONS Staff recommends that the petitioners request to amend the zoning map to change the zoning district for and 5328 Lincoln Avenue from B1 Service Commercial to NX Neighborhood Mixed-Use be GRANTED, subject to the attached Proposed Positive Findings of Fact. ATTACHMENTS 1. Proposed Positive Findings of Fact for P 2. Land Use and Zoning Map 3 of 4

4 Proposed Positive Findings of Fact Community Development Department Council Chambers, 7:30 PM, September 20, 2018 Consideration The map amendment is consistent with the Comprehensive Plan or development trends in the area that have taken place since the affected property was placed in the present zoning district. After identifying the existing uses and zoning districts in the area, the property in question is more suitable for the uses allowed under proposed zoning district than the existing zoning district. Finding The proposed zoning map amendment is partially consistent with the retail/service employment land use designation in the Comprehensive Plan because the proposed development will be a generator of service activities consisting of staff that will assist the residential tenants. Under the current B1 Service Commercial zoning, neither assisted-living facilities nor skilled nursing facilities are a permitted use. NX Neighborhood Mixed-Use is an appropriate zone for the site, as it is intended for commercial areas adjacent to single-family districts that are not adjacent to CX Core Mixed-Use districts. Detached single-family residences are present to the north, northwest, and northeast of the subject site. Assistedliving and skilled-nursing facilities are essentially mixed-uses in the sense that they function as residences for people in need of on-site medical supervision. Assisted-living facilities are a special use in the NX Neighborhood Mixed-Use district and the skilled nursing facility is allowable as an exception to use through the planned development requested in companion case P. 4 of 4

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