STAFF REPORT 2017-43P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, November 16, 2017 To: From: Re: Paul Luke, Chairman, Skokie Plan Commission Steve Marciani, AICP, Planning Supervisor 2017-43P: Subdivision 8017-8025 Skokie Boulevard Related Cases 2017-41P: Alley Vacation 2017-42P: Subdivision General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use Adjacent Zoning & Land Use Comprehensive Plan 8017-8025 Skokie Boulevard To obtain site plan approval for a 1-lot demonstration project planned development in a CX Core Mixed-Use zoning district that includes a mixed-use building with enclosed parking and stormwater detention, and any relief that may be discovered during the review of this case. Bas 2 Development, LLC 18,106 square feet (0.415 acres) with frontage on Skokie Boulevard. CX Core Mixed-Use vacant car dealer, vacant automotive repair facility, concrete-paved alley North South East West CX Core Mixed-Use bank with drive-through CX Core Mixed-Use automotive fuel station, automotive repair facility CX Core Mixed-Use 3-or more unit multifamily residences M2 Light Industry overhead electric utility lines, CTA Yellow Line Oakton-Skokie Station The site is designated as pedestrian oriented mix. SITE INFORMATION A public sidewalk runs along Skokie Boulevard. Two driveways provide access to the subject site from Skokie Boulevard, 1 driveway provides access from the east-west alley, and 1 garage access from the north-south alley. 1 of 11
Overhead utilities run along the south side of the east-west alley and along the west side of the north-south alley. The site is directly served by the CTA 54A North Cicero/Skokie Blvd. bus. The CTA Yellow Line Oakton-Skokie Station is located across the street from the subject site. The CTA 97 Skokie bus stops at the intersection of Oakton and Skokie and the Pace 210 Lincoln Avenue bus stops on Oakton Street to the west of the station. PETITIONER S SUBMITTAL The petitioner is requesting a demonstration project planned development for a 5-story mixed-use commercial and residential building with 40 residences, approximately 2,762 ft 2 of ground floor commercial space with indoor and covered parking. A demonstration project is the redevelopment of a site for allowable uses in the district designed to stimulate redevelopment and economic growth in the area. The site partially is owned by the Village of Skokie, and in a TIF district. The proposed project must be designed to fulfill the goals of the redevelopment district. In order to stimulate development, relief may be granted in the area of district development standards. The petitioner submits: We are looking forward on getting started with a proposed new five-story mixed-use apartment building at 8017-25 Skokie Boulevard. After numerous meetings with our architects, engineers, and village staff: we feel this project will add much needed excitement along the stretch of Skokie Boulevard between Oakton and Main street. Being that it is within close proximity to the Skokie Swift, Illinois Science and Technology Park, and downtown Skokie, our project will make it desirable for future tenants to live in the area and also commute to work. Acquiring the adjacent alley to the south of the property will allow for a better site plan and design of our project. Current utilities that are available in the area seem to be adequate to support this type of development and an on-site detention facility will provide needed stormwater detention for our project. Thank you for all your help and assistance in making this project a reality and feel free to reach out with any questions or concerns you may have going forward. STAFF ANALYSIS Comments All pertinent departments and divisions were offered an opportunity to comment on this case. The Water and Sewer, Forestry, Traffic Engineering, Fire Prevention, and Planning Division comments are provided below. All others did not respond or approved the request without comment. Water and Sewer Division The developer must confirm adequacy of available water supply and sewer conveyance. 2 of 11
Forestry Division The Forester notes that tree protection will be required for tree pit trees. Traffic Engineering Division The proposed development requires 40 residential parking spaces, 10 residential guest parking spaces, and potentially 6 commercial parking spaces (if those users are not eligible for the retail parking credit); 56 parking spaces are provided. Resident guest parking should be available and accessible to the public. Bicycle parking requirements are 6 residential and 1 commercial, with 9 residential and 8 commercial provided. The access aisle for the 9 residential spaces is substandard at 4 feet rather than 5 feet. Relief will be needed. Staff supports this relief as the users will be regular tenants of the building. It should be noted that an IDOT permit is required for any work in the Skokie Boulevard right-of-way. Fire Prevention Bureau The Fire Prevention Bureau would like to make the petitioner aware that the following will be required of this development: 1. Full Fire Alarm. 2. Direct connect/monitoring of alarm to Skokie Dispatch. 3. Addressable annunciator panel for residential units at main entrance. 4. Addressable annunciator panel in each retail unit. 5. Must have a knox box with functioning keys in it at the main entrance. 6. FDC must be within 100' of a village fire hydrant (a fire engineer will have to calculate the demand to see if the building will need a fire pump). 7. Illuminated exits. 8. Strobes in common hall washrooms. 9. Proper portable extinguishers - mounted. 10. Proper emergency lighting and lighted exits per code. 11. Must have an outside weather proof horn/clear strobe mounted near the front door which activates on water flow only. 12. All residential units must have smoke and CO detectors. 13. Class I standpipes required in stairwells if building is more than 30'. 14. Fire doors required on each floor separating stairwells. 15. Elevator must have Phase I and Phase II and hooked to the fire alarm. 3 of 11
16. Parking garage must follow Chapter 9, Section 908.7.1 of IBC 2012 regarding carbon monoxide monitoring - according to NFPA 720. 17. If retail space is a restaurant, a hood and duct suppression system will be required in the kitchen. Planning Division The Planning Division supports the proposed site plan approval. The development will be a catalyst development across from a mass transit station that will provide transit oriented housing and ground floor commercial uses on a difficult to develop site. It will also provide needed investment in an area of the Village that has lacked private investment in recent years. The development will allow for the start of the burying of utilities in and widening of a commercial and multifamily alley. The mass of the building will begin to frame the roadway and calm the speed of traffic on the street and the reduction in curb cuts at this location are significant improvements to public safety. This site is much shallower than is typical of lots in the Village and in this area. It is also irregularly shaped. For these reasons, there are 4 additional items of relief needed for the development of this site in a way that is consistent with the comprehensive plan. In general, the mixed-use and multistory building form with ground floor commercial space is consistent with the intent of the comprehensive plan and zoning for the site. The height to the top of the roof is 64, which is less than the maximum allowable height of 156. The building is against the public sidewalk with large amounts of transparent glass and high ceilings, consistent with the design requirements. The depth of retail spaces are less than 24 deep in some places, ranging between just over 20 to about 27.5 for the purpose of calculating the area for zoning purposes, resulting in 19.9% of the ground floor for commercial uses. The building meets its front and side yard setbacks. However, due to the shallowness of the lot, the building will be locating on the rear property line after a 2 alley dedication to widen the alley, rather than the required 5 setback. The rear garage door will need to be adjusted to be at least 5 from the property line. An agreement with the Village will be needed for a portion of the foundation footings to be located under the newly dedicated alley right-of-way. The utility poles in the north-south alley will need to be removed with those utilities placed underground. Relief is also needed for sight distance triangles to accommodate building structural support. The petitioner shall accommodate the maximum feasible open areas within these sight distance triangles. Additional modifications will need to be made to the plan to accommodate the 10 required residential guest spaces outside the garage door and accessible to the public as required by the zoning ordinance and other garage changes to avoid additional relief and protect pedestrians. This development is proposing 2 car-sharing spaces. Staff is supportive of this test of car-sharing use, but these spaces must come from the required parking spaces 4 of 11
for residents. The site size is 18,148 ft 2 and the building area is 79,074 ft 2, including the partial mezzanine between the 1 st and second floors, resulting in an FAR of 4.36. Section 118-272(c)(6) states that floor area credit may be given for required residential parking spaces and adjacent driveways for demonstration projects, thereby reducing the FAR. There are 12,086 ft 2 of FAR credits, reducing the building FAR to 3.69. The base FAR in a CX district is 2.50. The development will replace 3 curb cuts, one of which is very large, with one standard curb cut, with a net FAR bonus of 0.96, increasing the total allowable FAR is 3.46. Demonstration projects also allow for relief from the FAR requirements. To support the FAR relief, Staff is requiring that the surface of the diagonal wall north of the driveway adjacent to Skokie Boulevard be available to the Public Art Advisory Committee for a mural or other public art; providing public art would usually allow for an FAR bonus of 0.15. Staff is also requiring usage data for the shared vehicles that are proposed on the site, which it can use to determine if future changes are needed in residential parking requirements. APPEARANCE COMMISSION At its October 25, 2017, meeting, the Appearance Commission approved the proposed building (case 2017-059A) as presented. STAFF RECOMMENDATIONS Staff recommends that the petitioner s request for a demonstration project planned development for a 5-story mixed-use commercial and residential building with 40 residences, approximately 2,762 ft 2 of ground floor commercial space with indoor and covered parking in a CX Core Mixed-Use district be APPROVED subject to the conditions listed below. Staff further recommends that relief be granted from the following sections of the Village Code: 1. 118-52 to allow obstructions in a site distance triangle, as shown in the approved site plan. 2. 118-184(a) to allow a 0 rear yard abutting an alley rather than a minimum of 5. 3. 118-184(b) to allow an adjusted floor to area ratio of 3.69 rather than the earned ratio of 3.46. 4. 118-184(c)(3) to allow retail depth less than 24, as shown in the approved site plan. 5. 118-221(d) to allow a 4 rather than 5 access bicycle parking access aisle for the residential bicycle parking spaces. RECOMMENDED SUBDIVISION CONDITIONS 1. Prior to the hearing of the Board of Trustees, the petitioner must: 5 of 11
a. confirm adequacy of available water supply and sewer conveyance to the Water and Sewer Division b. adjust the alley property line on all plans to account for the 2-alley dedication. c. stripe and indicate turn-around area in the 4-9¼ wide area at the bottom of the Lower Level Floor Plan d. adjust the garage door location nearest the retail parking spaces to accommodate all required residential guest parking spaces be outside any control points. Staff suggests relocating the door adjacent to parking spaces 26 and 35. e. adjust the garage door location off the alley to be at least 5 from the property line after the 2 alley dedication. f. provide the maximum opening possible in exterior building walls within the 15 sight distance triangle at the driveway intersection with Skokie Boulevard and commercial driveway location at the alley. g. provide the maximum opening possible in exterior building walls in front of the garage door at the residential driveway intersection with the alley. h. adjust commercial parking spaces 1-8 so that they are perpendicular to the south wall of the building. i. adjust the at-grade commercial drive aisle so that it is parallel to the south wall of the building and so that there is a minimum of 24 wide between any vehicle parking space and a wall or curb. j. adjust the south side of the retail area to accommodate a 15 sight distance triangle exclusive of the required 24 wide drive aisle. k. provide 6 curbing and raised sidewalks along the north side of the east-west driveway to provide some vehicle channelization and protection for door swings and pedestrian exiting doors. l. provide direct access from the stairway vestibule on the mezzanine level to the storage lockers without needing to walk through a parking space. m. make all adjustments to the elevations and renderings as a result of this condition. 2. Prior to the hearing of the Board of Trustees, the petitioner must remit to the Community Development Department $400 for each item of relief needed. 3. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site plan dated <insert date of final approved plan>, floor plans dated <insert date of final approved plan>, and building elevations dated <insert date of final approved plan>. (Standard) 4. Prior to the issuance of building permits, the petitioner shall submit for approval a lighting photometrics plan, fully developed civil engineering plans that comply with the county WMO requirements and Village s stormwater control provisions, and redevelopment engineering plans to address all aspects of private and public utility services. Any reconfigurations within state ROW will require an IDOT highway/utility permit. (Standard) 5. [This condition is to be replaced with the appropriate language, drafted by the 6 of 11
Village s Corporation Counsel, to allow a portion of foundation footings under the public alley.] 6. No more than 2 vehicle parking spaces may be used for car sharing services, and these spaces are prohibited from being required residential guest or commercial parking spaces. Use data on the use of these vehicles, with sensitive information redacted, to learn the impact of this service and its potential use in future development is to be provided to the Community Development Department for the first 24 months of occupancy, if requested. 7. The following parking spaces shall be reserved for specific users and accessible to the public at all times: a. 10 are reserved for residential guests. Parking in these spaces by residents of the building is specifically prohibited. b. No less than 6 vehicle parking spaces are reserved for the commercial use. Parking by any resident or guest in these parking spaces is specifically prohibited during business hours of any commercial user in the building. If more than one commercial user occupies the site, no required commercial parking space on the site may be for the exclusive use of any tenant. 8. The petitioner shall make available for public art the surface of the diagonal wall north of the driveway adjacent to Skokie Boulevard for public art to be approved by and installed by the Public Art Advisory Committee. 9. New parking lot and exterior lighting shall meet Illuminating Engineering Society of North America (IES) standards, be full cut-off design, and be directed away from adjacent properties, subject to the approval of the Engineering Division. (Standard) 10. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard) 11. No objects are allowed within a 15-foot sight distance triangle between 30 and 84 from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices, excepted as indicated in the approved site plan and floor plans. 12. 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. (Standard) 13. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. (Standard) 14. Trash shall only be allowed within a designated trash enclosure and shall be screened from public view in an enclosure approved by the Appearance Commission. All trash shall be contained in such a way as to remain out of sight at all times. (Standard) 15. All off-street parking spaces shall be legibly striped and maintained. (Standard) 16. Any plan to modify parking lot striping must be approved by the Director of Engineering. (Standard) 7 of 11
17. The handicapped parking spaces shall be installed and maintained in compliance with State of Illinois Accessibility Standards and the Skokie Village Code, including required signage. (Standard) 18. 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 parking spaces. (Standard) 19. The owner of the Subject Property and its tenant shall ensure that employees park on the Subject Property. (Standard) 20. No required commercial parking space on the site may be for the exclusive use of any commercial tenant. (Standard) 21. Cable access shall not be denied to any residents in the building. All cable providers shall be given access to provide service. All cable and other fixtures necessary to provide service to the building shall be placed underground and conduit shall be provided inside the building for wiring. (Standard) 22. All overhead utilities on the Subject Property or in adjacent north-south alley rightof-way shall be placed or relocated underground. 23. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 24. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. (Standard) 25. The Subject Property must conform to the Village's stormwater control requirements as contained in the Skokie Village Code, including the disconnection of any downspouts. (Standard) 26. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. (Standard) 27. 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. (Standard) 28. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name, property address, email address, and telephone number of the company and contact person responsible for site maintenance in compliance with this site plan approval. (Standard) 29. 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 8 of 11
work on or use of public property. (Standard) 30. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 31. 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. (Standard) ATTACHMENTS 1. Proposed Finding of Fact dated, dated November 16, 2017 2. Overall Site Plan, Parking Plans, and Floor Plans, dated September 27, 2017 3. Building Elevations, dated September 27, 2017 4. Building renderings, Appearance Commission October 25, 2017 5. Plat of Survey, dated March 23, 2015 6. Land Use and Zoning Map 9 of 11
Proposed Positive Findings of Fact 2017-43P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, November 16, 2017 Consideration The request is harmonious with and does not adversely affect adjacent properties. The request can demonstrate 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 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 is consistent with the development goals of the Comprehensive Plan and the CX Core Mixed-Use zoning district, the transit station across the street, and the multifamily uses in the area. The height of the building is significantly less than what could be built in the district and only 4 taller than the 60 allowable height in the Multifamily Housing district on the east side of Keating. Adequate public facilities exist to serve the requested use and new stormwater control is being provided on site. Adequacy of the water and sewer service is yet to be verified. No problems are anticipated with respect to the maintenance of the associated structures. New stormwater detention will mitigate the effects of local flooding. Traffic congestion will only be minimally increased as a result of this request, with some trips likely via public transit usage. The request will not adversely affect public health, safety, and welfare. All applicable provisions of this code are conformed to, except where relief is granted with the request. 10 of 11
Additional Findings for Planned Developments Consideration The proposed use of the particular site, including any exceptions to use, shall be shown as necessary or desirable to provide a service, amenity, or facility that will contribute to the general well-being of the surrounding area. Under the circumstances of the particular case, the proposed use will not be detrimental to the health, safety, or general welfare of persons residing within or in the vicinity of the planned development. Finding The development will be a catalyst development across from a mass transit station that will provide transit oriented housing and ground floor commercial use on a difficult to develop site. It will also provide needed investment in an area of the Village that has lacked private investment in recent years. The development will allow for the start of the burying of utilities in and widening of a commercial and multifamily alley. The mass of the building will begin to frame the roadway and calm the speed of traffic on the street and the reduction in curb cuts at this location are significant improvements to public safety. The development shall not be a detriment to the health, safety, or general welfare of persons residing within or in the vicinity of the planned development. 11 of 11
October 25, 2017, Appearance Commission