STAFF REPORT 2015-4P: Subdivision Community Development Department Council Chambers, 7:30 PM, March 19, 2015 To: From: Re: Paul Luke, Chairman, Skokie Plan Commission Mike Voitik, Planning Technician 2015-4P: Subdivision 3220-3240 Touhy Avenue Related Cases 2015-5P: Zoning Map Amendment 2015-6P: Site Plan Approval 2015-7P: Parking Determination 2015-8P: Special Use Permit General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use Adjacent Zoning & Land Use Comprehensive Plan 3220-3240 Touhy Avenue To subdivide 1 existing lot into 2 new lots. Standard Bank and Trust Company, as Trustee under Trust No. 16633, on behalf of Robert Heilman for Metro Storage, LLC 162,985 square feet (3.74 acres) with 142.05 feet of frontage on Touhy Avenue and 561.08 feet of frontage on Kedzie Avenue. B2 Commercial vacant multitenant commercial building North South East West M3 Industry landscaping company, welding supply business P Public Open Space (Village of Lincolnwood) vacant open space RS-2 Residential (City of Chicago) single-family residential B2 Commercial bank with drive-through and second floor administrative office M3 Industry North Shore Channel, multiuse path The site is designated as retail/service employment. SITE INFORMATION Overhead utilities are present in the Kedzie Avenue parkway to the east of the subject site. Public sidewalks are present along Touhy Avenue and Kedzie Avenue. #470242 v1 Staff Report 2015-4P: Subdivision: 3220-3240 Touhy Avenue 1 of 4
A right in, right out driveway provides access at Touhy Avenue and 5 driveways provide access at Kedzie Avenue. A 20 foot-wide easement for ingress and egress at the north end of the subject site provides access to Kedzie Avenue for the adjacent property at 7310 Kedzie, which has no direct access to a public street. The site is served by the CTA s 96 Lunt and 11 Lincoln Avenue buses and the Pace 290 Touhy Avenue bus. PETITIONER S SUBMITTAL The petitioner is requesting a subdivision of 1 lot into 2 lots at 3220-3240 Touhy Avenue in a B2 Commercial zoning district. The existing building on Lot 1 will be renovated and enlarged and will be occupied by a Metro Storage self-service storage facility (cases 2015-7P and 2015-8P). Lot 2 will remain vacant with the intent of being redeveloped for commercial use at some point in the future. The south 17 feet of Lot 2 will be dedicated to the Illinois Department of Transportation to meet the Village s Subdivision Code requirement that Touhy Avenue be dedicated at 50 feet from the platted centerline. STAFF ANALYSIS Comments Staff Comment and Review sheets were sent to all pertinent departments. Staff comments on the subject case were received from the Engineering Division. All other departments returned the sheets with no comments. Engineering Division An access easement must be established on the plat of subdivision for the portion of the existing east-west driveway off Kedzie Avenue to the north of the bank property. Planning Division The Planning Division supports the proposed subdivision. The subdivision will meet all requirements of the Village Code and Map Data Policy. Dedicating the south 17 feet of Lot 2 will not only bring the property into compliance with the Subdivision Code, but will also reserve right-of-way for the future possibility of the replacement of the bridge over the North Shore Channel. The existing bridge is outmoded and will likely need to be replaced and widened at some point to handle current and future traffic conditions. #470242 v1 Staff Report 2015-4P: Subdivision: 3220-3240 Touhy Avenue 2 of 4
STAFF RECOMMENDATIONS Staff recommends that the petitioner s request to subdivide 1 lot into 2 lots at 3220-3240 Touhy Avenue in a B2 Commercial zoning district be GRANTED subject to conditions listed below. RECOMMENDED SUBDIVISION CONDITIONS 1. Prior to the hearing of the subject case before the Board of Trustees, an access easement must be added to the Metro Storage Resubdivision plat for the portion of the existing east-west driveway off Kedzie Avenue to the north of the bank property. 2. The property must be subdivided pursuant to the Metro Storage Resubdivision, dated <to be determined>, and as may be further revised with the approval of the Village Manager, or designee, and Corporation Counsel. 3. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the Metro Storage Resubdivision must be submitted to the Village with all signatures other than Village staff or elected officials. 4. The Metro Storage Resubdivision shall be effective upon its recording by the Village in the Office of the Recorder of Deeds of Cook County, Illinois. 5. All monuments must be set no later than 1 year after the date of the recording of the plat. 6. The petitioner must submit to the Planning Division electronic files of the plat of subdivision in approved and finalized form. The files must be scaled drawing files in AutoCAD format (version 2010 or older). The drawings must be formatted to SPCS, NAD83, HARN 2007, with SPCS north being straight up, and the primary units in U.S. Survey Feet. All elements must be contained within a single file, no XREF or PDF attachment files shall be used. 7. If work is to be performed on public property or if public property is utilized or impacted during construction and or development, the owner must provide, or must 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. 8. The petitioner must comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. #470242 v1 Staff Report 2015-4P: Subdivision: 3220-3240 Touhy Avenue 3 of 4
ATTACHMENTS 1. Metro Storage Resubdivision, dated February 20, 2015 2. ALTA/ACSM, dated September 20, 2014 3. Land Use and Zoning Map #470242 v1 Staff Report 2015-4P: Subdivision: 3220-3240 Touhy Avenue 4 of 4