Village of Glenview Plan Commission

Transcription

1 Village of Glenview Plan Commission Staff Report August 8, 2017 TO: Chairman and Plan Commissioners CASE #: P FROM: Community Development Department CASE MANAGER: Tony Repp, Planner SUBJECT: Final Site Plan Review and Preliminary Subdivision ACTION REQUESTED: Staff requests consideration of a Plan Commission recommendation to the Village Board of Trustees APPLICANT / CONTACT: Clarius Partners, LLC 200 W. Madison, Ste Chicago, IL OWNER: Catellus Mixed Land, LLC 66 Franklin Street, Suite 200 Oakland, CA LOCATION: PROJECT NAME: 2555 Patriot Boulevard Fertility Centers of Illinois PROPOSAL: The applicant, Clarius Partners, is requesting Final Site Plan Review and Preliminary Subdivision approvals to allow for the construction of a new medical office building in the Prairie Glen Corporate Campus. Report Disclaimer: Village staff makes no representations regarding support, endorsement, or the likelihood of approval or disapproval 1 by any Glenview regulatory commission or the Village Board of Trustees.

2 Site Assessment VILLAGE OF GLENVIEW ZONING: PIN(s): Current North East South West Glenview I-2 Light Industrial District Glenview I-2 Light Industrial District Glenview P-1 Public Lands District Glenview I-2 Light Industrial District Glenview I-2 Light Industrial District AERIAL PHOTOGRAPHY: 2

3 PICTOMETRIC PHOTOGRAPHY: West Elevation 3

4 Project Summary BACKGROUND: During the past decade the owner of the property, Catellus, marketed the last remaining 13.5 acre lot within the Prairie Glen Corporate campus for use by a single 200,000 sq. ft. user. In 2012, Catellus subdivided the site into three (3) lots to take advantage of a stronger office market for 30,000 to 50,000 sq. ft. facilities. As a result, the American College of Chest Physician s was constructed on the northern portion of the property. The cul-de-sac spur of Patriot Boulevard was also added. This left two (2) individual lots to be developed. PROJECT DESCRIPTION: The applicant, Clarius Partners, proposes the development of a new single-story medical office use comprised of approximately 30,579 square feet upon 2.61 acres. This would include a subdivision of an existing lot into two (2) lots, resulting in the creation of the subject property to be comprised of 2.6 acres and the adjacent lot to be comprised of 1.4 acres. The proposed office building would be occupied by the Fertility Centers of Illinois. The applicant s materials state that employees on site during typical operations. Daily outpatient visits typically number between POTENTIAL NEIGHBORHOOD IMPACTS: The subject property is situated along Patriot Boulevard, and adjacent to the Kent Fuller Air Station Prairie. While no impact is expected to the surrounding development, special attention should be paid to the development in respect to its proximity to the Air Station Prairie. Any and all efforts to minimize impacts to the adjacent natural area should be taken. 4

5 Plan Commission Review FINAL SITE PLAN REVIEW COMMENTS The purpose of Site Plan Review is to go beyond the basic zoning, subdivision, design and building requirements in order to address site details which these other codes may not regulate in such detail. The review process is intended to promote more orderly and harmonious development and are intended to ensure that all codes and ordinances have been met helping to provide a logical and coordinated review of proposed developments. Staff has coordinated with the applicant on the included submittal which substantially complies with the Site Plan Review Ordinance Criteria: CIRCULATION The applicant has provided AUTOturn exhibits which confirm that any regular delivery vehicles will not interfere with vehicle circulation while utilizing the proposed loading berth. According to the applicant s executive summary, deliveries will occur via typical courier services such as USPS, FedEx, or UPS. There will be no on-street parking permitted within the proposed cul-de-sac. BUILDING AND STRUCTURE LOCATION The property is subject to the Glenview Naval Air Station Guidelines. A summary of how the proposed project relates to each standard is included in the next section of the report. All mechanical units are to be roof-top mounted and will be screened from view by the parapet wall around the entryway. Appearance Commission approval is required for both preliminary and final building architecture, building materials, light fixtures, and hardware. BUILDING SCALE The applicant should consider extending the textured pre-cast panels across larger portions of the base of the building. Expanding the color palette and tones used in the materials may also add interest to the monochromatic portions of the building. An elevation or rendering of the proposed terrace in the rear of the building should be provided for Appearance Commission review. Appearance Commission approval is required for building architecture, building materials, light fixtures, and hardware. PARKING LOTS The dimensions of the proposed accessible stalls must be comprised of an 8.0 wide parking stall and an 8.0 wide striped area for passenger loading. This requirement is listed in the Illinois Accessibility code. A revised plan should be provided prior to Board of Trustees consideration. The applicant is proposing to use pervious pavement with the parking areas on site. 5

6 SITE ILLUMINATION The applicant has provided an updated photometric plan which shows the plan is compliant with provisions of the Village s performance standards relating to lighting. The lighting levels at the property lines adjacent to residential properties are 0.1 foot-candles or less. The applicant may be required to request a waiver from the Appearance Commission to allow for a uniformity ratio in excess of 4:1 across the site in order to control light levels at the property lines while still preserving appropriate light levels within parking areas for safety. Sternberg fixtures to match existing fixtures throughout the Glen are required for all streetlight and parking lot lighting. The proposed photometrics plan and lighting fixtures shall be subject to review and approval by the Appearance Commission. LANDSCAPING The landscape plan shall be subject to the review and approval of the Appearance Commission. Landscape materials should generally be selected from the GNAS Design Guidelines Planting List. The applicant should explain why additional materials from the planting palette have not be proposed. 6

7 GRAPHICS AND SIGNAGE The proposed ground sign requires a setback of 10.0 feet from any property line. No dimension is provided on the site plan, but the sign appears to be encroaching onto a side lot line near the entrance to the property. A revised plan should be provided prior to Board of Trustees consideration. The maximum height for ground signs in the I-2 zoning district is 6.0 feet. The applicant shall revise the sign design to meet the zoning requirements. Tag lines are not permitted on signs and should be removed. Final Appearance Commission approval is required for all proposed exterior signage. LAND USE STATISTICS: Permitted Zoning Proposed Compliance Zoning I-2 I-2 Yes Minimum Lot Size 1.0 acres 2.6 acres Yes Maximum Building Height 35.0 feet 21.0 feet Yes Maximum Lot Coverage 60% 27% Yes Minimum Front Yard Setback feet feet Yes Minimum Side Yard Setback (East) feet feet Yes Minimum Side Yard Setback (West) feet feet Yes Minimum Rear Yard Setback (South) feet feet Yes Minimum Parking Setback 5.0 feet 7.50 feet Yes Loading Berths 1 1 Yes 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 Medical Office Formula 1 parking spaces per 300 sq.ft. Quantity Total Required Total Proposed Compliance 30,579 sq.ft Yes 7

8 EVALUATION OF COMPLIANCE WITH GNAS DESIGN GUIDELINES: Building Setbacks: 50' landscaped front yard along all major streets to strengthen identity of the campus. A similar landscape setback is encouraged around the prairie park to create an adequate landscaped transition zone between the native prairie landscape and individual development sites. Compliance: Yes the setbacks meet the ordinance requirements and comply with the setback requirements adjacent to the prairie. Building Placement: Buildings are encouraged to have a clear relationship to the street. On larger parcels where buildings may be located further form the street a clear and direct entry drive is encouraged. Compliance: Yes Building Orientation: All buildings are encouraged to have similar orientations that locate the main building façade either parallel or perpendicular to the street. Compliance: Yes the main building façade runs parallel to cul-de-sac Building Height: Buildings on the campus may be up to 5 stories in height but are encouraged to step-down from Willow Road to the Metra District. Mechanical penthouses should be no more than 12 above the roofline per the Village of Glenview Zoning Code. Compliance: Yes the building is proposed to be single story. Parking Location: Parking with clear and convenient access for the visitors and employees from the addressing streets is encouraged. Parking lots sited along the sides and/or rear of the building with convenient pedestrian access to building entries is encouraged. Compliance: No a waiver from the design guidelines will need to be granted by the Plan Commission to permit the parking to the north and west of the building. Service Location: Service and loading activities must occur at the rear or non-required side yard of the building and screened from public view. Building service areas oriented away from major and addressing streets are encouraged. Compliance: Yes landscape screening of the service area has been provided. 8

9 Parking and Service Access: Access to visitor/employee parking and service areas are recommended to be clearly marked from the major and addressing streets. Compliance: Yes the parking areas are organized in a clear manner. Building Expression: Buildings in the office/industrial campus are encouraged to be low in height and have generally consistent window expressions visible from the street. Compliance: Yes - the main facades are all lined with windows. However, additional interest will likely be required by the Appearance Commission Energy Efficient Buildings: The design of office and industrial buildings are encouraged to incorporate technologies that reduce the need for energy. Compliance: TBD the applicant should summarize any green design features of the proposed building. Roof forms and Screening: Screening systems required for all roof top equipment, using materials similar to building façade. Compliance: Yes all mechanicals are to be installed on the roof and screened. Building Materials and Colors: High quality and compatible with surrounding neighborhoods. Compliance: Yes The proposed design meets the standards for materials and design. However, additional design alterations may be required by the Appearance Commission to improve the overall quality of the architecture. Building and Site Lighting: Lighting well integrated with site design. Compliance: Yes the proposed lighting plan is compliant with Village standards. Landscaped setbacks: Landscaped setbacks adjacent to the prairie encouraged to reflect the prairie with landscape of grasses and wildflowers. Compliance: Yes the applicant is proposing the installation of a prairie planting mix in the areas adjacent to the prairie. Landscaped parking lots: Islands and perimeter are encouraged to be landscaped to visually disrupt the large expanse of pavement. At minimum trees and groundcover are needed. Compliance: Yes proposed design complies with all parking lot landscape requirements. 9

10 Technical Review COMPLIANCE WITH VILLAGE PLANS: Village Plan Compliance Yes / No / N/A Comments Comprehensive Plan Yes The proposed use would be consistent with the Plan. Official Map Yes The proposed use would be consistent with the Map. Waukegan Road Corridor Plan N/A - Milwaukee Avenue Corridor Plan N/A - Downtown Revitalization Plan N/A - Natural Resources Plan N/A - Bicycle & Sidewalk Master Plan Yes Sidewalk is existing with the Patriot Boulevard Right-of-way. The GNAS Design Guidelines Yes & No The applicant is requesting a waiver from the design guidelines to allow the proposed parking placement upon the property. ENGINEERING COMMENTS: No preliminary engineering issues exist that would prevent this project from proceeding to final engineering review and approval. There are several minor engineering concerns outlined in the attached memorandum dated 07/20/2017 from Steve Amann, Consulting Engineer. FISCAL IMPACT ANALYSIS: A fiscal impact study is not required as the proposed use is compatible with the underlying zoning district. TRAFFIC IMPACT ANALYSIS: A traffic study was prepared for the proposed project which evaluated the use and scope. A review of projected impacts and site analysis was conducted by James J. Benes and Associates. The Village s thirdparty consultant concurred with the results of the applicant s study which showed the proposed use would have minimal impact on traffic during peak travel times. 10

11 PROJECT TIMELINE: Submittal/Meeting/Action Date A. Application Submitted 07/07/2017 B. Plan Commission Meeting 08/08/2017 C. Appearance Commission Meeting (Preliminary) 08/09/2017 D. First Consideration by Board of Trustees TBD E. Second Consideration by Board of Trustees TBD F. Building Permit Application & Final Engineering TBD G. Final Appearance Commission Meeting TBD H. Site Development & Building Permit Issuance TBD I. Final Subdivision TBD J. Plan Commission Meeting TBD K. Village Board of Trustees Resolution TBD L. Building & Engineering Inspections TBD M. Certificates of Occupancy TBD REQUIRED APPROVAL(s): The following chart details the necessary required approvals: 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. Engineering Memorandum from Steve Amann, Consulting Engineer, dated 07/20/ Traffic Review Memorandum from James J. Benes and Associates, dated 07/19/ Petitioner s Application & Exhibits 11

12 Sample Motion Based upon the petitioner s application materials, testimony, and discussion relating to the petition which together demonstrate compliance with Chapter 98, Article II of the Municipal Code, I move in the case of P , Fertility Centers of Illinois at 2555 Patriot Boulevard, that the Plan Commission recommend the Village Board of Trustees grant Final Site Plan Review and Preliminary Subdivision approval to allow the construction of a new medical office building in the I-2 Limited Industrial District, in accordance with the following conditions: A. Final Site Plan Review approval for the site improvements in accordance with the Geometric Plan (P-GM) prepared by SpaceCo. Inco and dated 07/07/2017 and the following conditions: 1. A waiver from the Glenview Naval Air Station Design Guidelines to permit parking areas in front of the proposed building to the north and west. 2. Accessible parking stalls shall be striped with an 8.0 foot wide parking area and an 8.0 foot wide striped loading area. 3. The ground sign shall be relocated to a minimum setback of 10.0 feet. B. Preliminary Subdivision approval in accordance with the Geometric Plan (P-GM) prepared by SpaceCo. Inco and dated 07/07/2017; C. Final Appearance Commission approval is required for any proposed architecture, signage, landscaping, and lighting. D. Final engineering approval through the building permit process of the lot comprising the development site. E. All materials presented to the Commission on August 8, 2017 and associated revisions required by the Plan Commission. 12

13 Interdepartmental Memo TO: FROM: Tony Repp, Planner Steve Amann, P.E., CFM, Baxter & Woodman, Inc. DATE: July 20, 2017 SUBJECT: FCI of Illinois Preliminary Engineering Review We have reviewed the Proposed Site Plan dated July 7. There are no engineering issues which would prevent this project from proceeding to final plans. Some engineering items of note include: 1. The site is immediately adjacent to a Primary Environmentally Sensitive Area (Ken Fuller Air Station Prairie Preserve), but not located within any of the environmental boundaries. 2. Detention may be required by the Village or the Metropolitan Water Reclamation District of Greater Chicago. Final calculations will determine if the site design matches that of the adjacent Lake Glenview, or if additional volume will be needed. Any additional detention will be privately owned and maintained. 3. Volume control (infiltration practices) will be required by the MWRDGC. The preliminary plans include permeable pavers to address this. 4. Downspouts need to discharge at grade in landscaped areas, and connect to storm sewers at hard surfaces. 5. The 10-year event runoff will need to be routed to the existing storm sewers. The 100-year event runoff will need to be routed overland to the detention pond. 6. If one acre or more land is disturbed by the construction, a construction site runoff permit (ILR10) will be needed from the IEPA. 7. The concrete pad under the trash enclosure should extend to where the garbage truck will park Please let us know if you have any questions or need any additional information. C: Shane Schneider, P.E., Engineering Services Manager James Tigue, P.E., Civil Engineer Jeffrey G. Brady, AICP, Director of Planning Joe Rizzo, Superintendent of Operations Captain Jim Sincox, Fire Department 13

14 JAMES J. BENES AND ASSOCIATES, INC. 950 Warrenville Road Suite 101 Lisle, Illinois Tel. (630) Fax (630) MEMORANDUM Date: July 19, 2017 To: Anthony Repp Planner Village of Glenview From: Thomas Adomshick, PE, PTOE Daniel H. Schoenberg, PE President Project Engineer Re: Fertility Centers of Illinois Patriot Blvd Glenview, Illinois Job No DRAFT At your request, we have performed a review of the proposed development of Lot 2 Unit 10 of the Prairie Glen Corporate Campus. Specifically a 30.6 K square foot medical office is proposed. Access is from the existing cul-de-sac, Patriot Boulevard (called Access Drive in some of the documents). The following documents were provided for our review. Traffic Impact Study, Fertility Centers of Illinois, Glenview, IL, prepared by KLOA and dated July 7, Preliminary Geometric Plan prepared by Spaceco Inc. and dated July 7, Turning Movement Exhibits for Fire Truck, Garbage Truck and Delivery Truck prepared by Spaceco Inc. and dated June 15, 2017 We offer the following comments: Vehicular Access and Internal Circulation One full, two-lane access is proposed on the Patriot Boulevard cul-de-sac, a public right-of-way. The cul-de-sac intersects with Patriot Boulevard extended and is under stop sign control with separate outbound left and right turn lanes. Patriot Boulevard extended has two lane approaches at its intersection with the cul-de-sac and a separate southbound left turn lane. The turn movement analysis shows acceptable access to the medical office site. Traffic Impact The existing traffic counts for the college north of the site is lower than originally projected a few years ago. We understand the building is fully occupied. The projected traffic of this development and of

15 2555 Patriot Boulevard Fertility Centers of Illinois July 19, 2017 the future developments west of the medical office are reasonable. The distribution of the projected traffic is reasonable. However, the typical protocol is to analyze traffic conditions five years after buildout. An immediate buildout was assumed which does not include regional annual background traffic increases in this area. The use of a nonstandard analysis should be justified. The conclusion (based upon current traffic) that the proposed and remaining future land uses along the cul-de-sac will not have a significant impact on the network is reasonable. Parking and Loading The floor area to be used in determining the number of parking spaces was not provided. It will be no more than 30,579 sf/300 = 102 spaces. A total of 112 spaces are proposed. The dimensions of the parking spaces appear to comply with Village code. According to Section a5 of the Village Code, a professional office building over 10K square feet requires two 10 x 25 loading spaces. However, institutional buildings similar to a hospital or sanitarium would require one loading space. One loading space is shown on the plans south of the principal structure. --END-- Page 2