MEMORANDUM VILLAGE OF NORTHBROOK DEVELOPMENT AND PLANNING SERVICES DEPARTMENT TO: PLAN COMMISSION FROM: DAVID SCHOON, ASSISTANT DIRECTOR DATE: OCTOBER 21, 2014 SUBJECT: PCD-14-16 774 SKOKIE BOULEVARD PNC BANK DRIVE-THROUGH INTRODUCTION On October 21, 2014, the Plan Commission is scheduled to hold a public hearing and consider a resolution recommending approval of an application submitted by Pittsburgh National Corporation, dba PNC Bank, (the Applicant ), lessee of property at 774 Skokie Boulevard (the Subject Property ), which is owned by Morningside Crossroads Retail, LLC, for approvals of the following requested items: A. Special permit approval for a drive-through facility accessory to a financial institution; B. An exception to reduce the required number of loading spaces from 1 to 0; C. Final plan approval for the building elevations and accessory drive-through site plan elements; and D. Approval of any other such variations, waivers, subdivision, and zoning relief as may be necessary to accomplish development and use of the Subject Property as requested by the Applicant The Applicant proposes to construct and operate a bank with an accessory drive-through facility. In compliance with Zoning Code public notice requirements, a sign has been posted on the Subject Property indicating the time and date of the Plan Commission public hearing. The Applicant has submitted evidence that the mailed notice requirements of the Zoning Code have been satisfied. The Plan Commission hearing was properly noticed in the October 2, 2014 edition of the Northbrook Star. The Village has yet to receive any written comments from the public regarding the proposal. PROPERTY DESCRIPTION The Subject Property is 0.62 acres and is part of the overall 15.8 acre site that makes up the NorthShore 770 development. The NorthShore 770 site is zoned O-4 Office Boulevard and is surrounded by O-4 Boulevard Office to the north, O-4, O-3 General Office, and C-5 Commercial Boulevard to the east, O-2 Limited Office and C-2 Neighborhood Commercial to the south, and ComEd right-of-way and unused railroad tracks to the west with O-2 and O-3 districts to the west of the railroad tracks. The Northbrook Comprehensive Plan Future Land Use Map designates this area as appropriate for major corridor multi-use development. No portion of the Subject Property lies within the 100-year floodplain. The Village s Master Stormwater Plan has identified a stormwater management project at the intersection of Dundee Road & Skokie Boulevard to reduce flooding of the intersection. NORTHSHORE 770 DEVELOPMENT The proposal is part of the recently approved final planned development plans for the NorthShore 770 project (Ordinance 14-23). The following summarizes the overall NorthShore 770 project: Page 1
101,895 square feet of one-story commercial space, which would include: o a 71,320 square foot Mariano s grocery store, o a 6,975 square foot retail space (Identified tenants to date: Kriser s, Fuddruckers), and o 23,600 square feet in four outbuildings that could include a bank, restaurants, or retail space; three of the outbuildings include drive-through facilities. (Identified tenants to date: PNC Bank, Panera Bread, Chipotle, Sleepy, Noodles, and Zengeler Cleaners) 8 & 9-story luxury apartment complex consisting of: o 347 luxury rental units on floors 2-9, consisting of 148 1-bedroom units and 199 2-bedroom units; o Structured parking in the basement, first and second floors. o The complex includes a number of amenities such as an outdoor swimming pool, fitness center, E-business center, and many other features including on-site management and leasing. At that time, the approval documents for the development included a site plan and landscaping plan for the entire development including the Subject Property. However, at that time the developer did not know the exact details for the building and drive-through lanes for the bank (Building E) to be located on the site. The NorthShore 770 final plan approval documents identified an approximately 4,000 square foot building to be constructed on the Building E. Exceprt of Approved Site Plan for the Overall Northshore 770 Development Final Plan Page 2
The final plan approval documents included the following conditions: Section 7J. Retail Buildings E and F. The Commercial Developer, or other designated representatives, shall be required to submit applications for the following zoning relief for Retail Buildings E (bank building) and F (restaurant building) at such time as the Commercial Developer desires to proceed with their development as depicted in the preliminary concept plans submitted to the Village: 1. a special permit for an accessory drive-through to a banking facility; 2. a special permit for an accessory drive-through to a restaurant facility; 3. a special permit to allow a wall sign higher than 20 feet from grade (Building F) (SIC No. 9966.00); 4. exceptions for the location and number of loading spaces (Buildings E & F); and 5. final plan approval of the building elevations and the accessory drivethrough site plan elements for Retail Buildings E and F. The Plan Commission s review of this final plan submittal is to determine if the refinements of the plan are still consistent with the concept plan as approved by the Village Board by Resolution No. 14-R-05. The following are the concept plan approval conditions and site plan for the bank: Section 6A.1 Banking Facility. A banking facility for PNC Bank, or user of comparable size and intensity, consisting of approximately two drive through lanes with an automobile queue length no shorter than to accommodate eight automobiles and one by-pass lane; Section 9D. Loading Spaces. An exception to allow the required loading space for Retail Building F to be located closer to the public right-of-way than the façade of the building facing such right of way and to reduce the required number of loading spaces for Retail Building E from 1 to 0. Approved Concept Site Plan for the Bank and Restaurant Site Page 3
As is standard with final plan applications without significant issues, staff has prepared a draft resolution for the Plan Commission s consideration. PROJECT DESCRIPTION As previously stated, the Applicant is currently before the Village for final plan approval of the proposed bank building and signage design, its accessory drive-through facility, and a variation so as not to provide a loading space. Site Design Compared to the approved concept plan design, there have been some slight changes in the proposed site plan around the building. Proposed Site Plan Building Design The proposed building is one-story with its highest point of 27 6 (see elevations on the next page). The building is now 3,550 square feet versus the 4,000 square feet that was approved as part of final planned development. The materials for the building will be consistent with the rest of the development s commercial buildings and are listed below the image on the next page. Also included in the Applicant s submittal are details for the proposed trash enclosure as well as how the mechanical equipment on the roof will be screened. As reported later in this report, the ACC has already recommended approval of the proposed design. The Applicant will present further details and samples of the materials at the October 21 meeting. Page 4
Proposed PNC Bank Building Elevations Major Materials - Sioux City Desert Blend Brick, White Oak Culture Ledgestone, Kynar 500 Silver Gray Roof, and Duranar XL Silver Gray Storefront (Storefront & Roofing colors to match) Page 5
The follow perspective drawings are provided the Commission to assist members with their review of the compatibility of the building design with the other proposed buildings in the development. Building C Mariano s Major Materials Sioux City desert blend brick, Renaissance Stone Wheat Stone. Residential Building Materials See Exhibit A to this memo Page 6
Buildings A & B Major Materials Sioux City Desert Blend Brick, White Oak Culture Ledgestone, Whitall Brown simulated wood cedar plank. Building F Panera Bread (Concept Plan Design) Major Materials Sioux City Desert Blend Brick, White Oak Culture Ledgestone, Glen Grey Autumn Haze. It should be noted that the above elevation for Panera is the design that was reviewed with the concept plan approval for the entire development. Panera has submitted its application for review of the final plans for its site, which application will before the ACC and the Plan Commission in the near future. Landscaping The proposed landscaping is generally consistent with the landscaping approved as part of the overall development plan approvals. As can be seen below, the landscaping was changed to reflect the change in the building footprint. Page 7
Landscaping Approved with NorthShore 770 Final Plan Approval Currently Proposed Landscaping Page 8
Signage As illustrated on the earlier building elevations, the Applicant is proposing three wall signs, one on each of the east, west, and south elevations. As illustrated below, the Applicant would also have a sign panel on the ground signs for the overall development. The Applicant has also submitted a sign package regarding the signage for the drive-through facility. The Commission will want to comment on whether the designs for the proposed signs are compatible with the design of the proposed building and other signs within the development. ZONING RELIEF As previously stated, the application requires special permit approval for a bank drive-through facility, an exception to reduce the required number of loading spaces from 1 to 0, and final plan approval for the building elevations and accessory drive-through site plan elements. Drive-Through Special Permit. The Applicant is proposing a bank with a drive-through facility that can accommodate at least 8 vehicles and a by-pass lane. The Applicant has stated that it will provide additional information regarding the adequacy of the queuing area for the drive-through at the Commission meeting. The Applicant indicates that between 4 and 8 employees will be on site when the facility is open and that the hours of operation will be as follows: Monday-Thursday Friday Saturday Internal Lobby Drive-Through 9 AM 5 PM 9 AM 6 PM 9 AM 1 PM 8 AM 6 PM 8 AM 7 PM 8 AM 2 PM ATMs Vestibule & Drive-Through Lane 24-Hours 24-Hours 24-Hours To approve the special permit requests, the Village Plan Commission and Board of Trustees must consider the general standards for such special permits established in Paragraph 11-602 E1 of the Zoning Code. Page 9
These standards include the following: 1) 2) 3) 4) 5) 6) 7) Is the proposal in compliance with the Zoning Code and Official Comprehensive Plan? Will there be any adverse impact upon adjacent properties? Will the proposed use interfere with the orderly development of adjacent properties? Are there adequate public facilities to serve the development? Will the use cause undue traffic congestion? Will the development cause loss of significant environmental or historical features? Will the use comply with other applicable Village standards? Several of the above criteria are of particular importance in considering whether or not a special permit should be granted for the proposed use; specifically standards 2, 3, & 5. The Applicant s response to these standards is included in your packet. In addition to the previously mentioned general permit standards, the Commission and Board must consider the following specific special permit standards for drive through facilities: 1) Traffic Management and Queuing. Every accessory drive-through facility shall be designed and constructed so as to have adequate queuing area on the zoning lot for motor vehicles. No special permit for an accessory drive-through facility shall be granted except on evidence satisfactory to the Board of Trustees that the queue will not obstruct parking areas or major travel aisles. Stacking areas may not back-up onto public streets or impede emergency access to buildings. 2) Pedestrian Movement. No special permit for an accessory drive-through facility shall be granted except on evidence satisfactory to the Board of Trustees that the accessory drive-through facility will not be hazardous to pedestrians and cyclists. A safe and convenient pedestrian circulation system shall be maintained both on the zoning lot and on adjoining public right-of-ways. 3) Enhanced Architectural and Landscape Features. No special permit for an accessory drive-through facility shall be granted except on evidence satisfactory to the Board of Trustees that the proposed facility incorporates appropriate architectural and landscape features. All accessory drive-through facilities shall provide screening from any nearby residential activities. 4) Hours of Operation & Noise Restrictions. As a condition of approving a special permit for any accessory drive-through facility, the Board of Trustees may restrict the hours of operation of the facility or establish other use limitations to ensure compatibility with surrounding land uses The Commission will need to determine if the proposed bank drive-through facility continues to comply with the general special permit standards and as well as the specific standards for a drive-through facility. The Applicant has indicated it will provide additional information once again supporting that the proposed drive-through stacking will be adequate for the facility. Loading Space Exception. As previously stated, the Applicant is requesting to not have to provide a loading space. Similar to what was presented during the concept plan approval, the Applicant states in the attached statement of justification that standard deliveries for the bank are handled with small box trucks for deliveries by FedEx, UPS, etc. Some of the deliveries occur before the bank lobby opens, and those that occur during the day are brief in nature and can be handled by empty parking spaces or bank drive aisles. The Commission will need to determine if the exception request to reduce the required number of loading spaces from 1 to 0 continues to comply with the exception standards. ARCHITECTURAL CONTROL COMMISSION On October 9, 2014 the ACC reviewed the final design features of the proposed building, signage, and landscaping for the proposed bank and drive-through facility. Committee members praised the design of Page 10
the building and unanimously recommended approval of the design of the building, signage, and landscaping as presented. STAFF REVIEW The attached staff comments are based upon the Applicant s materials included in this passout. Should the Commission decide to consider the draft resolution included in the passout, staff will continue to work with the Applicant to finalize the documents prior to the Village Board consideration of the approval documents. ISSUES TO CONSIDER As previously mentioned, the Plan Commission s review of the final plan submittal is to determine if the Applicant s further refinement of the development plan is consistent with the concept plan approved by the Village Board. Given that this is final plan approval, staff has provided a draft resolution recommending approval of the application with conditions for the Plan Commission s consideration. If the resolutions are adopted for PCD-14-03 (YMCA cell tower) and PCD-14-09 (Northbrook Inn Memory Care), both of which are earlier on the October 21 agenda, this item would be Plan Commission Resolution No. 14-PC-13. As the Commission reviews the Applicant s final design plans, staff suggests that the Plan Commission consider the following primary issues: 1. Is it still appropriate to recommend approval of a special permit for a banking facility consisting of two drive-through lanes with an automobile queue length to accommodate eight automobiles and one by-pass lane? If so, are there any operational limitations that should be placed on the drive-through facility? 2. Is it still appropriate to recommend approval of an exception to reduce to reduce the required number of loading spaces for the bank building from 1 to 0? If so, are there any operational limitations that should be placed with the granting of the loading space variation? 3. Are the final plans generally consistent with the concept plan approvals, more specifically: a. Are the architectural details for the bank building compatible with the other buildings in the development? b. Is the proposed landscaping appropriate for the Subject Property? c. Are the materials and design of the proposed signs compatible with the proposed building design and the other buildings within the planned development? 4. Does the attached draft resolution contain the recommendations and conditions so desired by the Commission? The Applicant and staff will be present at the October 21 meeting. Page 11
Materials For Residential Building Page 12