Community Development Department Council Chambers, 7:30 PM, October 4, 2018

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1 STAFF REPORT P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, October 4, 2018 To: From: Re: Paul Luke, Plan Commission Chairperson Carrie Haberstich, AICP, Planner/CDBG Administrator P: Special Use Permit 5144 Main Street General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use 5144 Main Street To request a special use permit for religious assembly in a B1 Service Commercial zoning district and any relief that may be discovered during the review of this case. PINs: and The Estate of Joseph Atto, deceased, on behalf of North Shore Islamic Center NFP 5,858 square feet (0.13-acre) with frontage on Main Street. B1 Service Commercial vacant commercial Adjacent Zoning & Land Use North South East West R2 Single-Family detached residences, public park NX Neighborhood Mixed-Use parking lot, services to the elderly and disabled B1 Service Commercial vacant commercial B1 Service Commercial consulting services Comprehensive Plan The site is designated as retail/service employment. SITE INFORMATION General The subject site is near the northeast corner of Main Street and Laramie Avenue. On-site parking is available to the south and north sides of the building, perpendicular to Main Street and the alley, respectively. Businesses to the east and west of the subject site also have on-site parking perpendicular to Main Street; therefore, on-street parallel parking is only located in front of the single family residential area to the east. Overhead wires are located along the south side of the alley, and a public street light is located in the Main Street right-of-way near the southwest corner of the site. No permeable surface area exists on, or is planned for, the site. VOSDOCS-# v3-Staff_Report_-_ P_-_Special_Use_Permit_-_5144_Main_Street 1 of 7

2 Complete Streets Existing sidewalks, ADA ramps, and tactile pads are available in the Main Street and Laramie Avenue public right-of-way. Consider the needs of the visually- and hearing-impaired when making improvements to the building and the site. Bike lanes are available on Main Street, the nearest bike routes are available on Laramie and Lincoln Avenues, and the Skokie Valley Trail is 1/3-mile to the east. The nearest bus routes are Pace Bus Route 210 and CTA Route 97. It is anticipated that only CTA Route 97 will be in service in The site is ¾-mile from the north entrance of the Oakton-Skokie CTA Station. Subject property is within walking distance of residential neighborhoods, parks, services, shopping, and schools. Consider the needs of those who will access the site with transportation options other than a motor vehicle. Emergency and commercial access is available from Main Street and the alley behind the building. PETITIONER S SUBMITTAL Background Information: The Northshore Islamic Center, NFP ( Center ) is a 501(3)(c) [sic] Not For Profit Corporation formed for the charitable purpose of a religious organization. The purposed [sic] use of the Site is for a Religious Assembly which requires a special use under the Village of Skokie Zoning Ordinance. The founding members of the Center, which include Syed A. Ishaq and Ayoob Shafi, both Skokie Residents, are seeking to establish their own place of worship to hold daily prayer services. As a Muslim place of worship, prayers services are typically held up to 5 times per day, each service lasting approximately minutes per services on the following schedule: Morning Prayer 5AM, Early Afternoon Prayer 1PM, Late Afternoon Prayer 4-5PM, Evening Prayer 7PM Late Prayer 9PM, Please not however times are may [sic] vary based on sunrise and sunset. Also, typically only a few members 2-5 will attend services that occur during work hours. 9AM to 5PM. Current Use: Vacant. Property has been vacant for at least 3 years. Proposed Site Use Religious Assembly. The proposed Site Plan and Floor Plan prepared by Basil Chukwu shows a 3250 square feet one story building with space for [36] prayer mats (dimension per mat), a conference room, 3 bathrooms, 9 parking spaces (one is ADA Compliant). VOSDOCS-# v3-Staff_Report_-_ P_-_Special_Use_Permit_-_5144_Main_Street 2 of 7

3 Building Site Amenities: In addition to the prayer area, the Site will have a conference room, office/store area, bike racks, book shelves for prayer and religious related books. Effect of purposed [sic] use on character of the neighborhood, surrounding property values, traffic conditions public utilities, storm water detention, and other matters pertaining to public health, safety, morals, and general welfare of the community. Surrounding Property Values: The proposed use will enhance the character of the neighborhood and increase property values. The proposed use will involve a minimal remodel of the interior of the Site without any construction or alteration to the exterior of the building. Transforming the vacancy space into a fully remodeled and rehabbed religious assembly center will ascetical [sic] enhance the character of the neighborhood. As there are several other Islamic centers and religious assembly centers located nearby in Skokie: Kaleemullah Masjid (1.2 miles) and Masjid-E-Suffah, 8201 Karlov Ave (1.9 miles) and another MCC Masjid (1.0 mile) in Morton Grove, the proposed use will not negatively impact the character of the neighborhood or property values as there are existing similar uses nearby. The Center will bring a positive effect to property values in the immediate area. The members will meet at the Center on a year round basis sometime multiple times per day and their members will have need for local business and services. Further, demand for housing in the neighborhood will be increase and several members are expected to purchase or rent homes in the neighborhood further enhancing property values. Traffic Conditions: The Village of Skokie Community Development Dept, Traffic Engineering Division reviewed the preliminary plans and provide comments and comments [sic]. All of the Concerns and Comments in the Plan Review Comments dated 08/01/18 were addressed in the revised Plans and Proposed Floor Plan and the rehab will include surfacing and restriping the parking area, the addition of a [sic] ADA handicap space and installing bike parking & racks. Two of the Board Members are Skokie residents (living approximately 1 mile or less from the proposed site) and it is expected that many of the Northshore Islamic Center current and future members live or will live within walking distance from the Center. With five (5) different time for daily prayer, it is anticipated that far less than the [36] mats shown on the floor plan will be occupied at the same time. The Center has received permission to use the parking lot at 5150 Main St for parking after business hours and is arranging for additional parking for holidays and other special occasions. Accordingly, the purposed [sic] use will have no substantial adverse impact [sic] traffic impact. VOSDOCS-# v3-Staff_Report_-_ P_-_Special_Use_Permit_-_5144_Main_Street 3 of 7

4 Public Health and Safety: The establishment of the Northshore Islamic Center as a religious assembly will promote the moral, comfort, public health, safety and general welfare of the community. The property has been vacant for the least [sic] 3 years. With the remodel and rehab of the Center, it will transform an unused and unsightly vacant property into a fully functional religious center for local resident to prayer [sic] and worship. Public health and safety of the community will be enhanced by remodel and rehab of the Site with fully compliant fire and safety features including fire alarms, illuminated exists [sic], emergency lights per code, extinguishers, etc. The general welfare and morals of the community will benefit by establishing the Center as a religious assembly where members can conduct their prayer services peacefully, quietly without disturbing their neighbors or surroundings. Public Utilities and Storm Water Detention: The purpose [sic] use will use existing utilities and storm water detention and is not expecting to have any negative impact on the public utilities or storm water detention. STAFF ANALYSIS The religious assembly use requires a special use in the B1 Service Commercial district due to its potential impact on the surrounding neighborhood. The Plan Commission reviews proposals and presents recommendations to the Village Board to ensure each request:... is consistent with the intent of the Comprehensive Plan.... will not adversely affect adjacent properties.... is compatible with the existing or allowable uses of adjacent properties.... demonstrates 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.... demonstrates adequate provision for maintenance and the use of the associated structures. has considered and, to the degree possible, addressed the adverse effects on the natural environment. will not create undue traffic congestion. will not adversely affect public health, safety, and welfare. conforms to all applicable provisions of this code, except where relief is granted with this request. VOSDOCS-# v3-Staff_Report_-_ P_-_Special_Use_Permit_-_5144_Main_Street 4 of 7

5 Staff Comment and Review requests were sent to all pertinent departments and were received from Engineering and Planning. All other departments returned the requests with no comments regarding the subject case. Comments related to this special use permit case include: Engineering Traffic Parking requirement is met. See attached parking analysis for further breakdown. The accessible parking spaces should be 8' wide with an 8' access aisle. Provide R7-8 and R7-I101 signs in front of the accessible parking spaces. The parking lot is to be resurfaced and re-striped. Nine (9) legal non-conforming spaces are to be restriped, plus 1 ADA parking space to be provided. The space may not be used as a social hall or banquet area as this has a higher parking requirement. Please see parking analysis for parking requirements for social hall/banquet area. As far as Engineering staff is aware, typical parking complaints that come in for this type of use occur during a specific period of time each year. Complaints consist of the number of patrons and cars parked within the residential neighborhoods. It is recommended that the owner seek off-site parking lots where patrons may park on busier holidays during the year. Agreements should be made with other businesses if off-site parking lots will be used for busier times of the year. Planning Overview The Northshore Islamic Center is requesting a special use permit for religious assembly at 5144 Main Street. The proposed assembly use includes 20- to 30- minute prayer services, up to 5 prayer services per day, and a maximum capacity of 36 prayer rugs. Similar religious assembly uses in Skokie are located at 4255 Main Street and 8201 Karlov Avenue. Since the space cannot be used as a social hall due to parking constraints, the site can only be used for religious assembly and small meetings. Improvements to the building exterior and signage are encouraged. If any changes are planned in the future, an Appearance Commission review and approval will be required. The existing parking spaces on the site are substandard in width, but are legal nonconforming. As long as they don t become narrower, they may remain as-is. The front and rear yards can accommodate 18 deep parking spaces (16 to face of wheel stop with 2 bumper overhang) and 4 back-out spaces leading up to the front and rear property lines, respectively. The remaining walkway adjacent to the front of the building is 6-10 and the walkway adjacent to the rear of the building is 5, VOSDOCS-# v3-Staff_Report_-_ P_-_Special_Use_Permit_-_5144_Main_Street 5 of 7

6 both meeting the minimum walkway width requirement adjacent to a bumper overhang area, in addition to accommodating doors opening outward from the building. The bike parking requirement is 5% of the motor vehicle parking requirement, or a minimum of 1 bike parking space. This 2 x 6 space must be located in the front of and parallel to the building, tucked into the corner just north of the accessible parking space loading area. The final design must ensure an ADA-accessible route is provided from the accessible parking space loading area to the building entrance. Complaints In the past year, Skokie Police received calls from neighbors of the aforementioned locations, plus one call regarding the subject property. The June 28, 2018, call was to report vehicles parked and partially blocking the alley behind the subject property. In the past year, 5 complaints were logged regarding 4255 Main and 4 complaints were logged regarding 8201 Karlov. The complaints were related to partially-blocked driveways. In the more distant past, Skokie Police logged many complaints regarding 8201 Karlov; however, in 2016, a parking lot was constructed, improving neighborhood parking conditions. In addition to Engineering and Police complaints, the Community Development Department received a complaint regarding use of the subject site in the evening. Police Department and Property Standards Division staff subsequently visited the site, and no activities were being conducted during police visits and the space was empty when the inspection occurred. Concerns Once per year, there is a large Ramadan celebration held at the Holiday Inn on Touhy Avenue. The number of vehicles exceeds the ratio of 1 vehicle per 4 seats/rugs/celebrants, and there is standing room only. The first year the event took place, Skokie Police were not informed of the celebration in advance, and the traffic conditions were deemed a disaster. Each year since, however, Skokie Police have worked with the event organizer and have provided a 5-person traffic detail, resulting in better traffic conditions. Skokie Police does have a concern with limited on-street parking in the immediate area of the subject site; however, it defers to Traffic Engineering to address parking issues related to this request. Currently, the Village motor vehicle parking requirements are based on the number of seats or linear inches of seating (bench) space in the main auditorium or assembly area. No parking requirement exists specifically for prayer mats. This proposed religious assembly has a different use pattern than other religious institutions, as the majority of visitors arrive as individuals, not as families or households, thereby increasing parking demand beyond the off-street parking requirement for religious assembly. This increased parking demand at full usage of VOSDOCS-# v3-Staff_Report_-_ P_-_Special_Use_Permit_-_5144_Main_Street 6 of 7

7 the facility is therefore a concern and it may result in a negative impact on the neighborhood. In addition to seeking off-site parking locations to support popular assembly times, staff encourages walking, bicycling, mass transit, and carpooling to further minimize the motor vehicle parking impacts on the surrounding neighborhood. It should be noted that neighboring uses may change over time, and off-site parking may not be available in the future. Recommendation Complaints to Engineering, Police, and Community Development are cause for concern; therefore, a parking analysis by a professional engineer must be conducted to ensure adequate parking is available for the specific short-term and longer-term use of the site. APPEARANCE COMMISSION No changes to the building exterior are planned. Exterior modifications to the building, the installation of signage, and/or the creation of a landscaped area will require Appearance Commission review and approval. STAFF RECOMMENDATIONS Staff recommends that the petitioner s request for a special use permit for a religious assembly use at 5144 Main Street in a B1 Service Commercial district be CONTINUED until Thursday, November 1, 2018, pending the preparation and submittal of a parking analysis prepared by a professional engineer. ATTACHMENTS 1. Plat of Survey, dated June 5, Site Plan, dated August 30, Existing and Preliminary Floor Plans, dated Revised September 20, Building Elevations, dated August 30, Photos, dated Received September 6, Parking Analysis, dated September 20, Land Use and Zoning Map VOSDOCS-# v3-Staff_Report_-_ P_-_Special_Use_Permit_-_5144_Main_Street 7 of 7

12 5144 Main Street Received September 6, 2018

13 5144 Main Street Received September 6, 2018

Engineering Division Public Works Department Village of Skokie PARKING ANALYSIS WORKSHEET 5144-5148 Main St 9/20/2018 Tenant / Business Zone: B1 Address / Suite Use 1 Northshore Islamic Center

14 Engineering Division Public Works Department Village of Skokie PARKING ANALYSIS WORKSHEET Main St 9/20/2018 Tenant / Business Zone: B1 Address / Suite Use 1 Northshore Islamic Center Assembly:Church 2 Northshore Islamic Center Social Hall/ Banquet Gross Area (SF) 36 prayer rugs Deductions (SF) *Net Area (SF) RATIO Parking Required 36 1/ , ,088 1/ Parking Provided 9 10 * Floor area, net, when prescribed as the basis of measurement for off-street parking and loading spaces for any use, shall be the sum of the gross horizontal area of the basement, and all other floors, excluding hallways, stairways, elevator shafts, boiler and air conditioning equipment rooms, or areas used for off-street parking facilities. All horizontal dimensions shall be taken from the exterior faces of the exterior walls, or from the centerlines of walls separating 2 buildings. NOTE: Provide Req. Minimum Nr. of Accessible Spaces = 1 Provide Required Bicycle Parking Spaces = 2 (5% office, retail, etc.; 10% recreational; 10% students) Required Loading Spaces = ( table for industrial district) Comments: Parking requirement met. 9 legal non-conforming parking spaces + 1 ADA space = 10 KSM VOSDOCS-# v3-Engineering_Parking_Analysis

P: Site Plan Approval

STAFF REPORT 2016-39P: 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