P: Site Plan Approval
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1 STAFF REPORT P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, January 5, 2017 To: From: Re: Paul Luke, Plan Commission Chairperson Steve Marciani, AICP, Planning Supervisor P: Site Plan Approval 5830 Howard building over 45 feet Related Cases P: Zoning Chapter Amendment P: Zoning Map Amendment P: Subdivision P: Site Plan Approval P: Parking Determination P: Special Use Permit General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use Adjacent Zoning & Land Use Comprehensive Plan 5830 Howard Street To request site plan approval for a 1-lot planned development that includes a 48 foot-tall self-service storage facility building, surface parking, and storm water retention, and any relief discovered during the review of this case. Scannell Properties #165, LLC, on behalf of Berman-Lapetina Enterprises, LLC, as contract purchaser 74,540 ft 2 (1.71 acres) with frontage on Howard Street, New Gross Point Road, and Gross Point Road M1 Office Assembly Industry vacant undeveloped property, vacant parking lot North South East West M2 Light Industry administrative offices, services for the disabled, congregate living facility, senior high school M Limited Industrial (Village of Niles) courier and messenger service M1 Office Assembly Industry conventional warehouse, wholesale trade establishments M1 Office Assembly Industry special trades contractor, financial institution The site is designated as manufacturing/service employment. 1 of 8
2 SITE INFORMATION Public sidewalks run along Howard Street, New Gross Point Road, and Gross Point Road. Overhead utility lines run along the south side of the property. The site is accessed by driveways at Howard Street and Gross Point Road. The site is served by the 225 Central-Howard Pace Bus route. STAFF ANALYSIS Petitioner s Submittal The petitioner is requesting site plan approval for a 1-lot planned development that includes a 48 foot-tall self-service storage facility building, surface parking, and storm water retention, and any relief discovered during the review of this case. This site plan approval case is only necessary to allow a building height greater than 45 feet and will regulate the entire physical site. The special use permit for the use of the building will be heard in case P. The petitioner is proposing a 121,500 ft 2, 4-story, 48 foot-tall building at 5830 Howard Street. The petitioners provided the following information regarding the site plan approval: Comments The current use of the site being redeveloped is an un-used parking lot. The proposed use of the site will be a self-service storage facility with interior storage units. Twenty-Six of the storage units will be access from the exterior along the west and northern facades. The surrounding facilities adjacent to the project site include a FedEX shipping facility, Warehousing, Manufacturing, and Business. The intersection of Howard St. and Gross Pointe is controlled with a traffic signal and the proposed use of this project should not impact the flow of traffic. A shared turning lane is exists traveling eastbound on Howard Street for access on the south side of the property. Access to the north is provided along Old Gross Pointe Road. A sloping retention basin is being provided at the north end of the property. In addition, the project is removing existing parking along the west property line and providing vegetated cover in its place. This project will provide a vibrant, new building that will complement the existing neighborhood. The building's size and height will be similar to those to the east and south. New landscaping will be providing which will replace the dead trees and landscaping that currently exist on the site. All pertinent departments and divisions were offered an opportunity to comment on this case. The Public Works Department s Streets and Alleys Division did not respond. Fire 2 of 8
3 Department and Forestry, Engineering, and Planning Division comments are below, and all others approved without comment. Engineering Division The Engineering Division reviewed the site plan. Additional site plan changes are in the recommended conditions. The off-street vehicle parking requirement is based on the use of the building. The proposed site plan indicates 12 parking spaces. Based on the parking spaces on this site, a minimum of 1 accessible space is required for this site and 1 will be provided. Provide R7-8 and R7-I101 signs in front of the accessible parking space. A minimum of 1 bike rack must be provided. The site plan shows that 2 bike racks will be provided. Therefore, this requirement is met. Staff is concerned about the full movement access driveway on Howard Street. Allowing left turns in the site will affect the operation of the traffic signal with vehicles stacking in the left turn lane to turn left in the site. It is recommended that the driveway on Howard Street be right-in/right-out only. The parking spaces can be 16 deep with a 2 overhang in the landscape area. We are not requiring it for this site because of the possibility of larger vehicles, but making this change would reduce construction and stormwater control costs Before building permits, fully developed civil engineering site plans will need to be submitted to include, but not limited to grading, utilities, erosion, stormwater control, details, etc. If utility work impacts the state ROW, obtain highway permit for work on Gross Point Road or Howard St. from IDOT District 1. The sidewalks on the north side of the property should be relocated one foot off the property line. Verify sidewalk ADA/PROWAG compliance across the access driveways; the existing configuration may need to be updated. The petitioner must contact and coordinate with private utility providers to remove at least one remnant pole at southeast corner of the site. Forestry Division A tree removal permit will be required. Fee exemptions or discounts may be applicable, with a letter or from a certified arborist with the reason that the tree is listed in poor condition. Trees with hazards that cannot be pruned out such as a trunk split, or major trunk decay, trees with emerald ash borer or Dutch elm disease, or trees directly under primary ComEd wires are typically eligible for an exemption or fee discount. 3 of 8
4 Also, include further information regarding the off-site pear tree in critical condition. If a tree is hazardous, Forestry would like it removed, and the permit fee would be waived. Existing tree protection will be required prior to any construction. Fire Department The Fire Department provided requirements that will need to be accommodated for the construction of this building such as a fire alarm with direct connect monitoring by Skokie Police Department Dispatch, a sprinkler system throughout the building, and a Knox box with functioning keys in it at the main entrance. The Fire Department building hose connection shall be no more than 100 from the hydrant. A fire pump may also be required based on a flow test by a certified fire engineer. Additionally, the building must have: 1. An addressable annunciator panel at the main entrance. 2. Illuminated exits. 3. Proper emergency lighting. 4. Strobes in the bathrooms. 5. Proper portable extinguishers - mounted, if required by code. Planning Division The Planning Division is supportive of the petitioner s request. A tall building with a small foot print is preferred for this site. Especially since the use proposed is a low employment use. Planning would also like the remain portion of the Gross Point Road frontage improved with curb and gutter and supports Engineering s requirement to realign the sidewalk on the north side of the property along the property to improve safety and allow for the installation of parkway trees. Staff advertised a planned development for this site, which was determined to not be necessary, only site plan approval. APPEARANCE COMMISSION At its December 14, 2016, meeting, the Appearance Commission approved the proposed façade and signage. The landscaping was to be approved by Staff and Appearance Commissioner Klein. The façade and signage plans are attached for your review. No relief is necessary. STAFF RECOMMENDATIONS Staff recommends that the petitioner s request for site plan approval for a building 48 foot-tall, surface parking, and storm water retention be APPROVED, based upon the 4 of 8
5 Proposed Positive Findings of Fact and subject to the recommended site plan approval conditions below. RECOMMENDED SITE PLAN APPROVAL CONDITIONS 1. Prior to the hearing of the subject case before the Board of Trustees, the petitioner must revise the site plan with the following modifications: a. Provide R7-8 and R7-I101 signs in front of the accessible parking space. b. Modify the driveway on Howard Street to be right-in/right-out only. c. Relocate the sidewalks on the north side of the property one foot off the property line. d. Identify and remove any remnant poles on or in the right-of-way adjacent to the site. e. Verify sidewalk ADA/PROWAG compliance across the access driveways; the existing configuration may need to be updated. 2. Prior to the hearing of the subject case before the Board of Trustees, the petitioner must revise the tree removal plan and landscape plan with the following modifications: a. Incorporate the revised site plan into the base plan for the landscaping plan. b. Include further information regarding the off-site pear tree in critical condition. If a tree is hazardous, Forestry would like it removed, and the permit fee would be waived. c. Show the full restoration of the parkway along New Gross Point Road after the installation of curbing and sidewalk relocation and add parkway trees at 30 intervals, along Gross Point Road. 3. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site plans dated <insert date of final approved plan>, landscape plans dated <insert date of final approved plan>, and Preliminary Exterior 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. 5. 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) 6. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard) 7. No objects are allowed within a 15-foot sight distance triangle between 30 and 84 5 of 8
6 from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices. (Standard) 8. 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) 9. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. (Standard) 10. 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) 11. All off-street parking spaces shall be legibly striped and maintained. (Standard) 12. Any plan to modify parking lot striping must be approved by the Director of Engineering. (Standard) 13. 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. 14. 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) 15. The owner of the Subject Property and its tenant shall ensure that employees park on the Subject Property. (Standard) 16. All overhead utilities on the Subject Property shall be placed or relocated underground. The petitioner shall bear the full cost of any utility relocation and/or conflicts. (Standard) 17. The petitioner shall sign an "Agreement for Installation and Maintenance of Landscaping" to assure that the Subject Property and parkway landscaping is completed and maintained, including trimming, watering, and replacing of dead plant materials in a timely manner in accordance with the final approved landscape plan. A copy of said Agreement is attached hereto, marked Exhibit A and hereby made part of this Ordinance. This Agreement for Installation and Maintenance of Landscaping" shall be recorded at the petitioner s expense. (Standard) 18. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 19. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. (Standard) 20. The Subject Property must conform to the Village's storm water control requirements 6 of 8
7 as contained in the Skokie Village Code, including the disconnection of any downspouts. (Standard) 21. All signage shall conform to the Skokie Village Code. Any sign on the Subject Property that is in violation of that Code must be removed or modified to conform with the Village Code prior to the issuance of an occupancy permit. (Standard) 22. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. (Standard) 23. 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) 24. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name, property address, address, and telephone number of the company and contact person responsible for site maintenance in compliance with this site plan approval. (Standard) 25. 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 work on or use of public property. (Standard) 26. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 27. 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 Positive Findings of Fact 2. Preliminary Site Plan, dated December 19, Landscape Plan, dated November 28, Preliminary Exterior Elevations, dated December 1, ALTA/ACSM Land Title Survey, dated April 1, Land Use and Zoning Map 7 of 8
8 Proposed Positive Findings of Fact P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, January 5, 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 harmonious with and should not adversely affect adjacent properties. The proposed height is only 3 above the allowable height and significantly lower than the maximum height allowed with site plan approval. The site is served by existing public facilities and services. Public utilities will not be unduly burdened by the development. The request demonstrates adequate provision for maintenance of the associated structures. The development will improve stormwater detention and increase the amount of permeable surface. With the recommended driveway change, the site should not create undo traffic congestion. The public health, safety, morals and general welfare in general will not be unduly burdened by the development. The request conforms to all applicable provisions of this code. 8 of 8
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