STAFF REPORT 2017-31P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 7, 2017 To: From: Re: Paul Luke, Chairman, Skokie Plan Commission Brian Augustine, Zoning Administrator 2017-31P: Special Use Permit 7833 Niles Center Road General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use Comprehensive Plan 7833 Niles Center Road To obtain a special use permit for a detached residence in an R4 Multifamily Housing district in order to add a 2-car garage, plus relief from 118-78(b) to allow an impermeable surface coverage of 51.6% of the lot area rather than the required 50% maximum area, 118-114(8) to allow a 42.1% land coverage of principal buildings rather than 40% maximum and any other relief discovered during the review of this case. Raffi Arzoumanian, on behalf of ABC Construction and Heating, Inc. 4,000 square feet (0.09-acre) with frontage on Niles Center Road R4 Multifamily Housing Detached residence North South East West R4 Multifamily Housing Detached residences R4 Multifamily Housing Residence, 3 or more unit multifamily R2 Single Family detached residences R2 Single Family & R4 Multifamily Housing Detached residences The site is designated as Multifamily Housing. SITE INFORMATION The site fronts Niles Center Road. There is a public sidewalk on the east side of Niles Center Road. The proposed detached garage will be accessible from the public alley east of the subject site. VOSDOCS-#521438-v1-Staff_Report_for_2017-31P_-_Special_Use_Permit_7833_Niles_Center_Road_.docx7833 Niles Center Road 1 of 5 521438v1
PETITIONER S SUBMITTAL The petitioner is requesting a special use permit for a detached residence in an R4 Multifamily Housing district and to construct a 2-car garage, plus relief from 118-78(b) to allow an impermeable surface coverage of 51.6% of the lot area rather than the required 50% maximum area, 118-114(8) to allow a 42.1% land coverage of principal buildings rather than 40% maximum. The petitioner is proposing a small 2-car garage, 20 x 20 (400 square feet), with a 5- foot apron. The proposed garage is the minimum size for a two car garage. The garage will be similar to other detached garages in the area and will help free up parking on Niles Center Road. Comments Staff Comment and Review sheets were sent to all pertinent departments. All departments returned the sheets with no comments. Planning Division The Planning Division recommends approval of the special use permit for the detached residence in an R4 Multifamily Housing district. Staff also recommends approval to construct a 20 x 20 detached garage resulting in a 51.6% land coverage by impermeable surfaces and 42.1% land coverage by buildings rather than the 50% and 40% maximums as required by the Zoning Chapter. The detached residence was constructed prior to 1946. Staff could not find an exact date the residence was built, but Cook County estimates the building was constructed in the 1920 s. The building is now on a substandard lot by width and area, 40-foot minimum lot width required, 32 feet on site, and 4,800 square foot minimum lot area, 4,000 square foot lot area. The building also has legal non-conforming front and side yards, 24.61-foot front yard rather than the 25-foot minimum and 2.85-foot and 2.5- foot side yards, rather than the 4-foot minimum as currently required. Currently the building and lot are best suited for a detached residence. The lot is too small to redevelop for multifamily residential on its own. In the future, if someone were to redevelop this lot along with several abutting lots, a multifamily residential development would be very feasible. The proposed 20 x 20 detached garage is a very small 2-car garage. Building the garage will make the lot conforming to the 2 motor vehicle minimum off-street parking space requirement. The proposed 42.1% building coverage and 51.6% impermeable surface coverage are minimal variances. The granting of the variances will not adversely affect neighboring properties. The garage will be similar to other detached garages in the immediate area. Staff does recommend that gutters and downspouts be installed on the garage. This will help move storm water from the garage roof to the alley and keep it away from the subject site and abutting properties. VOSDOCS-#521438-v1-Staff_Report_for_2017-31P_-_Special_Use_Permit_7833_Niles_Center_Road_.docx7833 Niles Center Road 2 of 5 521438v1
APPEARANCE COMMISSION Appearance Commission review is not required. STAFF RECOMMENDATIONS Staff recommends that the petitioner s request for a special use permit for a detached residence in an R4 Multifamily Housing district and to construct a 2-car garage, plus relief from 118-78(b) to allow an impermeable surface coverage of 51.6% of the lot area rather than the required 50% maximum area, 118-114(8) to allow a 42.1% land coverage of principal buildings rather than 40% maximum 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 subject case before the Board of Trustees, the petitioner must submit the following to the Planning Division: a) A revised site plan showing the 20 x 20 detached garage at least 3 feet from both side lot lines. b) A revised garage plan showing gutters and downspouts on the garage discharging to the alley. STANDARD SPECIAL USE CONDITIONS 2. The petitioner shall build a 20 x 20 detached garage with gutters and downspouts to discharge to the alley and be setback at least 3 feet from each side lot line and 5 feet from the rear lot line. 3. 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. 4. All new construction, alterations, and remodeling shall meet current International Residential Code for One- and Two-Family Dwellings International Building and Skokie Detached Garage regulations. 5. The petitioner shall submit to the Planning Division electronic files of the site plan in its approved and finalized form. The files shall be scaled 2-dimensional drawing files on non-compressed, non-read only CD-ROM *.dwg AutoCAD format. 6. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. 7. 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 VOSDOCS-#521438-v1-Staff_Report_for_2017-31P_-_Special_Use_Permit_7833_Niles_Center_Road_.docx7833 Niles Center Road 3 of 5 521438v1
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 2017-31P 2. Site Plan, dated received July 13, 2017 3. Garage Plan and elevations, dated July 13, 2017 4. Plat of Survey, dated May 16, 2015 5. Images dated June 5, 2017 6. Land Use and Zoning Map VOSDOCS-#521438-v1-Staff_Report_for_2017-31P_-_Special_Use_Permit_7833_Niles_Center_Road_.docx7833 Niles Center Road 4 of 5 521438v1
Proposed Positive Findings of Fact 2017-31P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 7, 2017 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 site is designated as multifamily housing in the Comprehensive Plan. The proposed garage will not adversely affect adjacent properties. The proposed use is compatible with the existing or allowable uses of adjacent properties. Adequate public facilities, roads, drainage, utilities, and police and fire protection exist at a standard level at the present time to serve the requested use. The request demonstrates adequate provision for maintenance and use of the associated structures. There should be no adverse effects on the natural environment from the proposed use. The proposed use is not expected to create undue traffic congestion. The request should help with parking on Niles Center Road. The request will not adversely affect the public health, safety, or general welfare. The request conforms to all applicable provisions of this code. VOSDOCS-#521438-v1-Staff_Report_for_2017-31P_-_Special_Use_Permit_7833_Niles_Center_Road_.docx7833 Niles Center Road 5 of 5 521438v1
10 9 8 7 6 5 4 3 2 1 7833 NILES CENTER ROAD GARAGE 7833 NILES CENTER ROAD SKOKIE IL. 60077 24' - 7" 125' - 0" A Owner: ABCConstruction & Heating Architect: 3' - 0" 26' - 6" 2' - 6" WLK WLK EXIST'G 2 STORY RESIDENCE WD DECK 6' - 10" 16' - 1" 9' - 1" CONC. APRON 6' - 10" 14' - 0" 11' - 2" B Consultants: 4840 main street 12' - 9" 24' - 0" 2' - 6" 1 EXIST'G SITE PLAN 1/8" = 1'-0" C 125' - 0" SPECIAL USE 24' - 7" 3' - 0" 2' - 6" 26' - 6" DEMO SITE PLAN 2 1/8" = 1'-0" WLK WLK EXIST'G 2 STORY RESIDENCE WD DECK 12' - 9" 6' - 10" 16' - 1" 9' - 1" DEMOLISH STEP AND RAILING TO RECEIVE EXTENDED DECK REMOVE EXIST'G CONC PAD CONC. 24' - 0" 2' - 6" 6' - 10" 14' - 0" 11' - 2" D E I HEREBY CERTIFY THAT THESE DOCUMENTS WERE PREPARED UNDER MY DIRECT SUPERVISION AND THAT TO THE BEST OF MY KNOWLEDGE AND BELIEF, TO COMPLY WITH THE PROVISIONS OF THE VILLAGE OF SOKIE CODES AND THE LAWS OF THE ILLINOIS Seal: LICENSE NO: 001-015590 FIRM REG. #: 184.001779 General Notes: 1. CONTRACTORS AND SUBCONTRACTORS SHALL VERIFY ALL DIMENSIONS AND CONDITIONS AT THE JOB SITE AND NOTIFY THE ARCHITECT OF ANY DIMENSIONAL ERRORS, OMISSIONS OR DISCREPANCIES BEFORE BEGRIMING OF ANY WORK. DO NOT SCALE THESE DRAWINGS 125' - 0" F 24' - 7" 13' - 10" 3' - 0" 26' - 6" 2' - 6" NILES CENTER ROAD EXIST'G WLK EXIST'G WLK EXIST'G 2 STORY RESIDENCE 16' - 0" 5' - 10" 16' - 0" WD DECK EXIST'G PROPOSED DECK ADDITION 6' - 11" 16' - 0" 9' - 1" A1.01 5 3' - 0" 20' - 0" 54' - 0" CONC. SIDEWALK PROPOSED GARAGE A1.01 3 2 A1.01 APRON GRAVEL ALLEY 3' - 0" 2' - 0" 20' - 0" 4 5' - 0" A1.01 G H 1 GARAGE SETBAK REVISION 08 03 17 No. Description Date Project No: Drawn: Checked: Sheet Title: Project Number Author Checker Date: Scale: 07/13/17 1/8" = 1'-0" EXIST'G, DEMO & PROPOSED SITE PLANS 3 PROPOSED SITE PLAN 1/8" = 1'-0" Drawing Number: A0.01 C a+c architects 2017