Village of Glenview Plan Commission STAFF REPORT March 24, 2015 TO: Chairman and Plan Commissioners CASE #: P2015-012 FROM: Community Development Department CASE MANAGER: Michelle House, Planner SUBJECT: Conditional Use Approval and Final Site Plan Review ACTION REQUESTED: Staff requests consideration of a Plan Commission recommendation to the Board of Trustees. APPLICANT / CONTACT: Mark Haufe 23366 W. Wall Street Lake Villa, IL 60046 Tel: (847) 838-1300 OWNER: Easy Space Storage Inc. 1775 Chestnut Avenue Glenview, IL 60025 Tel: (847) 724-0303 LOCATION: PROJECT NAME: 1775 Chestnut Avenue Easy Space Self Storage PROPOSAL: The applicant, Easy Space Storage, represented by Mark Haufe, requests approval of a conditional use and final site plan review to allow the operation of a self-storage mini-warehouse facility, a I-2 Light Industrial District use, in a B-2 General Business District within the existing building on the subject property at 1775 Chestnut Avenue. Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval or disapproval by any Glenview regulatory commission or the Village Board of Trustees.
Site Assessment VILLAGE OF GLENVIEW ZONING: PIN (S): 04-26-300-012-0000 Current Glenview B-2 General Business District North: Glenview R-18 Multi-Family Residential District East: Glenview B-2 General Business District South: Glenview R-4 Single-Family Residential District Glenview B-2 General Business District West Glenview R-4 Single-Family Business District AERIAL PHOTOGRAPHY: 2
PICTOMETRIC PHOTOGRAPHY: North Elevation West Elevation 3
PICTOMETRIC PHOTOGRAPHY: South Elevation East Elevation 4
Project Summary PROJECT DESCRIPTION: The applicant, Easy Space Storage, requests Conditional Use and Final Site Plan approval from the Plan Commission and Board of Trustees to allow the expansion of self-storage into existing office space in the existing building located at 1775 Chestnut Avenue. The proposed use is permitted by right in the I-2 Light Industrial District, but may be permitted only with a conditional use in a B-2 General Business District. The subject property is comprised of approximately 1.83 acres and the existing building is comprised of approximately 33,750 square feet. The applicant proposes the conversion of 6,750 square feet from existing office space to climate controlled self-storage mini-warehouses. As part of the conversion the applicant would complete a front façade remodel. The conversion would reduce the parking and traffic impacts because of the less intense use. All office spaces are currently vacant. The business has 238 storage units, and will include 58 additional units for a total of 296 units. As part of the façade improvements the applicant is also introducing new signage. The ground sign currently is located on Village right-of-way. To relocate the sign it must be located on private property. To allow for the sign the applicant is proposing to add a landscaped area in the middle of the parking lot with associated parking space revisions. The parking lot currently has one way circulation with parallel parking spots on both sides of the drive aisle. With the renovation the applicant will eliminate the parallel spaces on the south side of the drive aisle for a net loss of four (4) spaces. The applicant has a proposed thirty-three (33) spaces where seven (7) would be required. BACKGROUND: The existing Easy Space Storage location includes 26,250 square feet of storage space and 7,500 square feet of office space. The eight office spaces are currently 100% vacant and the restrooms do not meet ADA accessibility requirements. To update the office spaces to compete with existing office space in the area would require extensive upgrades. POTENTIAL NEIGHBORHOOD IMPACTS: The proposed use is in a B-2 General Business District east of existing residential property and in a business district west of Waukegan Road which include several I-2 Light Industrial District uses with conditional uses. The proposed conditional use will occupy space within the existing building. POTENTIAL NEIGHBORHOOD IMPACTS: As of press time, no correspondence from the public had been received by Community Department staff. 5
Plan Commission Review CONDITIONAL USE STANDARDS: Per Sec. 98-50 of the Municipal Code, the Plan Commission shall evaluate any petition for Conditional Use Permit in accordance with the following standards before offering a recommendation to the Village Board of Trustees: 1. The proposed conditional use at the particular location is necessary or desirable for the public convenience; and it will not be injurious to the use and enjoyment of property already permitted in the immediate vicinity; nor will it diminish or impair property values in the neighborhood; nor will it affect a significant change in the character of the neighborhood. 2. The location and size of the conditional use, the nature and intensity of the operation involved in or conducted in connection with it, the size of the site in relation to it, and the location of the site with respect to streets giving access to it, shall be such that it will be in harmony with present development and the appropriate and orderly future development of the district in which it is located, as well as other butting districts. 3. The location, nature, and height of buildings, walls, and fences, and the nature and extent of the landscaping on the site shall be such that the use will not unreasonably hinder or discourage the appropriate development and use of adjacent and nearby land and buildings. 4. Parking areas shall be of adequate size for the particular use, properly located, and suitably screened from adjoining residential uses, and the entrance and exit drives shall be laid out so as to prevent traffic hazards and nuisances, and minimize traffic congestion in the area. 5. A use which is permitted in another district by conditional use shall comply with all applicable bulk regulations of the district in which the use is located. Please refer to the petitioner s Conditional Use application within the attached application materials for details regarding the petitioner s responses and justifications for the proposed use in regard to the Conditional Use Standards. STAFF COMMENTS: The change from office to self-storage mini-warehouse is a less intense use than the office use previously occupying the lower level in a building adjacent to residential structures. Occupancy of the tenant space shall be subject to all final reviews and approvals by the Inspectional Services Division. Any new signage and façade renovations shall be subject to additional review and approval by the Village of Glenview Appearance Commission. No outdoor operations would be permitted outside of the enclosed area behind the building. 6
Technical Review COMPLIANCE WITH VILLAGE PLANS: Village Plan Compliance Comments Yes / No / N/A Comprehensive Plan Yes The proposed land use is consistent with the land use prescribed by the Offical Comprehensive Plan Map, subject to approval of the requested Conditional Use Ordinance. Official Map Yes The existing property zoning matches the zoning prescribed by the Official Comprehensive Plan Map. Waukegan Road Corridor Plan N/A - Milwaukee Avenue Corridor Plan N/A - Downtown Revitalization Plan N/A - Natural Resources Plan N/A - Bike & Sidewalk Master Plan N/A - The Glen Design Guidelines N/A - PARKING REQUIREMENTS: The Zoning Ordinance stipulates formulas to be applied to various possible land uses in order to establish the minimum number of required parking stalls. These parking formulas have been examined by staff to establish the most restrictive requirements, which can be summarized as follows: Parking Requirements Formula Details Total Required 7 Self-storage miniwarehouse 1.75 spaces per 100 296 storage units 5 storage units Office space 1 space for every 300 square feet of tenant space 525 square feet of office space 2 RETAIL/COMMERCIAL Current Tenant Required Existing/Proposed Compliance Zoning - B-2 I-2 use in a B-2 Conditional Use Vehicle Parking Stalls - 7 stalls (total) 33 stalls (shared) Yes 1775 Chestnut Avenue Easy Space 7 stalls 33 stalls (shared) Yes Self Storage 7
PROJECT TIMELINE: A. 02/25/15 Application received B. 03/05/15 Public notice published in the Glenview Announcements C. 03/05/15 Public notices mailed to surrounding property owners, per ordinance D. 03/05/15 Public notice sign posted upon the subject property, per ordinance E. 03/24/15 Plan Commission Meeting F. TBD First Consideration by Board of Trustees G. TBD Second Consideration by Board of Trustees 2015 A BCD E F G Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec REQUIRED APPROVAL(s): The following chart details the necessary required approvals and includes specific descriptions of each regulatory approval, the review criteria, and standards for approval. Each Commissioner has a copy of the appendix and copies for the public are located on the table near the Board Room entrance doors and are available in the Planning Division section of the Village website www.glenview.il.us. Required Regulatory Review A. Annexation B. Annexation with Annexation Agreement C. Comprehensive Plan Amendment D. Official Map Amendment E. Rezoning F. Planned Development G. Conditional Use H. Final Site Plan Review I. Second Curb Cut J. Subdivision (Preliminary, Final, and Waivers) K. Variation(s) (Zoning Board of Appeals) L. Certificate of Appropriateness (Appearance Commission) M. Final Engineering Approval & Outside Agency Permits N. Building Permits O. Building & Engineering Inspections P. Recorded Documents (Development Agreements, Easements, Covenants, etc.) Q. Business License R. Certificate of Occupancy Attachments & Exhibits 1. Sample Motion 2. Public Notice 3. Petitioner s Application Materials & Exhibits 8
Sample Motion Based upon the petitioner s application materials, testimony, and discussion relating to the petition which together demonstrate compliance with Article II, Section 98-50(a)(15) and Chapter 98, Article III, Section 98-84 of the Municipal Code, I move in the case of P2015-012, Easy Space Self Storage at 1775 Chestnut Avenue, that the Plan Commission recommend the Village Board of Trustees grant a Conditional Use and Final Site Plan Review approval in accordance with the following: 1. Conditional Use approval in accordance with the provisions of Chapter 98, Article II, Section 98-50(a)(15) and Article III, Section 98-84 of the Glenview Zoning Ordinance to allow a self-storage mini-warehouse facility, a I-2 Light Industrial District use, in a B-2 General Business District within the existing building upon the subject property in accordance to the following: A. The use shall be permitted in the tenant space depicted on the Plat of Survey dated August 24, 1999. B. No outdoor operations shall be permitted except those operations otherwise expressly permitted per the Municipal Code. C. There shall be no outdoor displays or attention-getting devices on the premises, including temporary signs in any right-of-way. D. If the conditional use is abandoned or discontinued for more than three (3) months, without substantial attempt to resume such use, the conditional use shall be rescinded. E. Final Appearance Commission approval will be required for any proposed signage, exterior building alterations, landscaping, and site lighting. 2. Final Site Plan Review approval in accordance with the following: A. The Site Plan (A1.0) prepared by Urban & Associates Architects Inc. and dated 3/10/2015 B. The Enlarged Partial Site Plan prepared by Urban & Associates Architects Inc. and dated 3/10/2015. 3. Final Appearance Commission Approval is required for proposed building alterations, signage, and landscaping. 4. All materials presented to the Commission on March 24, 2015 and associated revisions required by the Plan Commission. 9
PROPOSED CONDITIONAL USE VILLAGE OF GLENVIEW PUBLIC NOTICE P2015-012 Notice is hereby given that a public hearing will be held by the Glenview Plan Commission to consider a petition requesting approval of a Conditional Use of the Glenview Zoning Ordinance. The meeting will be held on Tuesday, March 24, 2014 at 7:00 P.M., in the Village Hall, 1225 Waukegan Road, Glenview, Illinois in accordance with Chapter 65, Section 5/11-13-5 of the Illinois Compiled Statutes. The property involved is commonly known as 1775 Chestnut Avenue and is legally described as: THAT PART OF LOT 4 IN WILLIAM REED S SUBDIVISION OF PART OF THE SOUTH HALF OF SECTIONS 26 AND 27, TOWNSHIP 42 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: TO WIT: COMMENCING AT A POINT 800 FEET WEST OF CENTER OF THE INTERSECTION OF WAUKEGAN ROAD AND LAKE AVENUE, RUNNING THENCE WEST 90 FEET; THENCE SOUTH 484 FEET; THENCE NORTH 484 FEET TO THE POINT OF BEGINNING AND THAT PART OF LOT 4 IN WILLIAM REED S SUBDIVISION OF PART OF THE SOUTH HALF OF SECTIONS 26 AND 27, TOWNSHIP 42 NORTH, RANGE 12, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED AUGUST 16, 1886 AS DOCUMENT DUMBER 744546 IN BOOK 24 OF PLATS PAGE 2 DESCRIBED AS FOLLOWS: COMMENCING AT A POINT 800 FEET WEST OF THE NORTHEAST CORNER FO SAID LOT 4, THENCE RUNNING EAST 90 FEET; THENCE SOUTH 484 FEET; THENCE WEST 90 FEET; THENCE NORTH 484 FEET TO THE POINT OF BEGINNING ALL IN COOK COUNTY, ILLINOIS. The applicant, the Easy Space Storage, Inc., requests approval of a Conditional Use Permit in accordance with the provisions of Chapter 98, Article II, Section 98-50(a)(15) and Article III, Section 98-84 of the Glenview Zoning Ordinance to allow a self-storage mini-warehouse facility, a I-2 Light Industrial District use, in a B-2 General Business District within the existing building upon the subject property. All persons interested should attend and will be given an opportunity to be heard. For additional information regarding this case, please contact Michelle House, Planner, at (847) 904-4307. ATTEST: Jeff Brady Director of Planning Publication Date: March 5, 2015 Glenview Plan Commission Steven K. Bucklin, Chairman 10