P: Site Plan Approval

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1 STAFF REPORT P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, October 18, 2018 To: From: Re: Paul Luke, Chairman, Skokie Plan Commission Steve Marciani, AICP, Planning Supervisor P: Site Plan Approval 3200, 3220, and 3250 Touhy Avenue Related Cases P: Zoning Map Amendment P: Site Plan Approval P: Parking Determination P: Special Use Permit car wash General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use 3200, 3220, and 3250 Touhy Avenue To attain site plan approval to modify an existing site plan approval for a 3-lot planned development to add a car wash at 3250 Touhy Avenue in a B3 Business and an M2 Light Industry zoning district and any relief that may be discovered during the review of this case. Byline Bank, Metro Storage Skokie, LLC, and Metro Storage Skokie OP, LLC, on behalf of Car Wash Development, LLC 193,190 ft 2, with 265 of frontage on Touhy Avenue and 700 of frontage on Kedzie Avenue M2 Light Industry self-storage facility B2 Commercial bank with drive-through and second story offices, vacant undeveloped land Adjacent Zoning & Land Use 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) detached residences RS-3 Residential (City of Chicago) 3- or more unit multifamily residences B1-1 Business (City of Chicago) convenience store, cleaners, limited service restaurant M3 Industry North Shore Channel, multiuse path Comprehensive Plan The site is designated as retail/service employment. 1 of 9

2 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. A right in, right out driveway provides access at Touhy Avenue and 4 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. Complete Streets Summary Walking, Accessibility Biking Transit Elderly, Youth Emergency, Commercial Existing sidewalks are available on Touhy and Kedzie Avenues, and ADA ramps and tactile pads are available at the nearest intersection. Consider the needs of the visually- and hearing-impaired with the design of the build-out and site improvements. Although the City of Chicago does not have plans for bike infrastructure immediately to the east of Kedzie, there is an existing bike lane or marked shared lane on Touhy east of Western Avenue. In addition, the North Shore Channel Trail is ½-block to the west of the subject site. Public sidewalks adjacent to the site on Touhy must be widened to 8 to serve both bicyclists and pedestrians. Subject property is served by Pace Bus Route 290 and CTA bus route 96. Subject property is within walking distance of residential neighborhoods, services, shopping, and schools. Emergency access is available from Touhy and Kedzie Avenues. Business delivery logistics and loading areas, plus turning radii for larger vehicles (fire trucks and delivery trucks/semis), must be provided with the next submittal. PETITIONERS SUBMITTAL The petitioners are requesting site plan approval to modify the existing site plan approval in case P for a 3-lot planned development to add a car wash at 3250 Touhy Avenue in a B3 Business (subject to case P) and an M2 Light Industry zoning district and any relief that may be discovered during the review of this case. The current approved site plan had a generic building pad at the location of the proposed car wash facility in case P. The size and location of the proposed building as well as the site circulation are being modified. Southbound queuing for the car wash will be on the west side of the site, the existing parking and ground sign that 2 of 9

3 are located in the Touhy right-of-way will be moved northward wholly onto private property behind new landscaping, 14 vacuum stations and 2 parking spaces will be off the central north-south driveway, and 5 parking spaces will be located off the east-west driveway. STAFF ANALYSIS All pertinent departments and divisions were offered an opportunity to comment on this case. Most of the comments about this set of cases are specific to the special use permit in case P. Staff is supportive of the proposed site plan modifications. The project reduces the amount of impermeable surface that is on the overall site and provides a viable commercial use on a portion of the site that has remained vacant for at least 30 years. The level of traffic on the central north-south driveway from the self-storage and bank uses is relatively low, so the impact from the cars at the vacuum stations and car wash will be minimal. The building will have dense foundation plantings and provide the parking lot screening that has been previously absent. The current bus stop location for this site is located in front of Byline Bank. Pace is in the process of realigning and improving bus routes and stops. Construction of a concrete pad for a shelter may be required at its existing location or a new location in front of the car wash, to be determined by Pace. The Engineering Division has concluded that the overall site provides adequate parking and exceeds in number required. Vehicle stacking is adequate for the site. All the relevant comments from the previous site plan approval are in the Staff recommended conditions. The sign package as proposed does not meet several sections of the Signs Chapter of the Village Code. Although the Appearance Commission approved the sign package at its June 2018 meeting, staff recommends the following to minimize visual clutter by limiting the number of signs in the overall sign package to the minimum necessary to properly direct traffic, and avoid the need for relief from the Village Code: Ground signs Wall Signs Directional signs Ground Signs The ground sign will have the Metro Storage and WashU signs located above the changeable LED display sign, all on top of a base with stone to complement one of the WashU building façade materials. As long as no temporary signage will be used, the changeable copy may be 50 ft 2. As with other recent sign requests, the box frame surrounding the LED bulbs does not count toward the area; therefore, the 48 ft 2 LED display area meets the maximum area requirement, and relief is not necessary. The total ground sign face area is 98 ft 2 per face, which meets sign 3 of 9

4 regulations, as the Byline Bank frontage and WashU frontage exceed 100 ft 2. The maximum sign face area allowed is 100 ft 2. The overall site also includes Byline Bank with frontages on Kedzie and Touhy Avenues. Since the overall land area exceeds 2 acres, 2 ground signs are allowed. In this case, 1 sign on Touhy and 1 sign on Kedzie are allowed; however, they should match in size, shape, lettering, style, color, and means of illumination. Byline Bank only has 1 ground sign that does not meet these criteria, but it may remain on the condition that, when it is damaged, removed, or relocated elsewhere on the site for any reason, a modified review process be conducted through the Village Board to modify the sign package. If the Byline ground sign is removed, consideration should be given to combining the sign with the Metro Storage/WashU ground sign. Wall Signs Existing wall signs are to remain, and when they are replaced for any reason, they must comply with the Village Code. See case P to address the WashU wall sign request. Directional Signs Directional signage is to be kept to the minimum necessary to properly direct traffic and minimize visual clutter. All signs shall be 4 ft 2 maximum, with a maximum overall height of 30 in all sight distance triangles. APPEARANCE COMMISSION On June 13, 2018, the Appearance Commission approved the ground sign design in case A, with the conditions that the changeable copy potion be moved under the non-changeable copy portion of the sign, and the sign base materials complement the stone feature of the west elevation. The sign was modified as shown in the attached plan and is compliant with the Commission s condition. STAFF RECOMMENDATIONS Staff recommends that the petitioners request to modify an existing site plan approval for a 3-lot planned development to add a car wash at 3250 Touhy Avenue in a B3 Business and an M2 Light Industry zoning district be APPROVED based upon the Proposed Positive Findings of Fact and subject to the recommended site plan approval conditions listed below. Staff further recommends that the existing site plan approval ordinance for this site V.O Z-4144 be repealed. 4 of 9

5 STAFF RECOMMENDED CONDITIONS 1. Prior to the hearing of the subject case before the Board of Trustees, the petitioners must: a. The base maps for the Overall Site Plan dated June 5, 2018 Site Plan dated September 6, 2018, and the Wash-U Skokie Signage Plan dated May 25, 2018 must match, as amended by the remainder of this condition. Redate all corrected plans b. Reduce the depth of the 5 northern parking spaces to 16 and increase the sidewalk with to 7. c. Provide a minimum of 1 bicycle parking space near the building entrance, designed in compliance with of the Village Code. d. Increase the exit driveway must be a minimum of 14 wide to comply with (c) of the Village Code. Widening this drive must also maintain all sight distance triangles for the ground sign. e. Add wayfinding signage at the northerly drive on Kedzie to guide vehicles to stacking area and at the exit of the car wash tunnel to direct vehicles toward exit driveways or vacuum spaces. 2. The petitioners shall develop the Subject Property in substantial conformance with the final Village approved Overall Development Plan dated <insert date of final approved plan>, landscape plan dated April 15, 2015 as amended by the landscape plan dated June 5, 2018, the WashU Skokie Signage Plan, dated <insert date of final approved plan>, and ground sign rendering dated June 19, (Standard) 3. Parking on the northern and southwestern lots must be shared for all uses on those lots. 4. Outdoor storage is specifically prohibited. 5. The owner of the lot that contains the car wash agrees to install a concrete pad for a bus shelter, if Pace requires one, in the Touhy right-of-way. 6. All parking spaces on the approved site plan may only be used for vehicle parking and not used for any other purpose. The vacuuming spaces are not parking spaces. 7. Prior to the issuance of building permits, the petitioners 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. (Standard) 8. New 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) 9. Any outdoor sound systems and other noise shall at all times maintain audio 5 of 9

6 levels that are compliant with the Skokie Village Code. (Standard) 10. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard) 11. No objects are allowed within a 15-foot sight distance triangle between 30 and 84 from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices. (Standard) 12. 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) 13. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. (Standard) 14. 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) 15. All off-street parking spaces shall be legibly striped and maintained. (Standard) 16. Any plan to modify parking lot striping must be approved by the Director of Engineering. (Standard) 17. 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. (Standard) 18. 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) 19. The owners of the Subject Property and any tenants shall ensure that employees park on the Subject Property. (Standard) 20. No required parking space on the site may be for the exclusive use of any tenant. (Standard) 21. All new overhead utilities on the Subject Property or in adjacent right-of-way shall be placed or relocated underground. The petitioners shall bear the full cost of any utility relocation and/or conflicts. (Standard) 22. The petitioners 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 petitioners expense. (Standard) 6 of 9

7 23. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 24. The petitioners shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. (Standard) 25. The Subject Property must conform to the Village's storm water control requirements as contained in the Skokie Village Code, including the disconnection of any downspouts. (Standard) 26. All signage shall conform to the Skokie Village Code, except as provided in this ordinance. 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) 27. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. (Standard) 28. The petitioners 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) 29. Prior to the issuance of building permits, the petitioners 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 <special use permit or site plan approval>. (Standard) 30. 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) 31. The petitioners shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 32. 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 petitioners 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) 7 of 9

8 ATTACHMENTS 1. Proposed Positive Findings of Fact for P 2. Overall Development Plan, dated June 5, Site Plan, dated September 6, Landscape Plan, dated June 5, Ground sign rendering, dated June 19, Wash-U Skokie Signage Plan, dated May 25, Land Use and Zoning Map 8 of 9

9 Proposed Positive Findings of Fact : Site Plan Approval Community Development Department Council Chambers, 7:30 PM, October 18, 2018 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. Additional Considerations for Planned Developments The proposed use of the particular site, including any exceptions to use, shall be shown as necessary or desirable to provide a service, amenity, or facility that will contribute to the general well-being of the surrounding area. Under the circumstances of the particular case, the proposed use will not be detrimental to the health, safety, or general welfare of persons residing within or in the vicinity of the planned development. Finding The amendment is consistent with, and complimentary of, the existing land uses and zoning in the area. The site is served by existing public facilities and services. Public utilities will not be unduly burdened by the development. The impervious area is being reduced for the site and stormwater drainage will not negatively impact neighboring properties. The request demonstrates adequate provision for maintenance of the associated structures. The amendment will reduce the amount of impermeable surface and not increase adverse effects on the natural environment. The amendment is designed to accommodate vehicle stacking for the proposed use. The site is current served by a street intersection with a traffic light. 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. Finding The amendment will add a productive commercial use to a portion of the site that has remained vacant for at least 30 years. The amendment will not be detrimental to the public health, safety, or general welfare of persons residing within the vicinity of the development. 9 of 9

TOUHY AVE SKOKIE, IL OVERALL DEVELOPMENT PLAN PROJECT No.

10 SHEET No.: 1/1 NORTH 1" = 60' GRAPHIC SCALE TOUHY AVENUE DATE: DESCRIPTION: ISSUED FOR REVIEW WASH-U SKOKIE 3250 W TOUHY AVE SKOKIE, IL OVERALL DEVELOPMENT PLAN PROJECT No.: M18059 DRAWN BY: YL CHECKED BY: CS COPYRIGHT C 2018 MeritCorp MeritCorp G R O U P, L L C Engineering - Planning - Surveying - Environmental 3697 Darlene Ct. 50 North Brockway, Suite 3-9 Aurora, IL Palatine, IL Office Office Lic. No

11 COPYRIGHT C 2018 M eritcorp G R O U P, L L C NORTH 1" = 20' GRAPHIC SCALE LEGEND SITE DATA TABLE DEPRESSED CURB AND GUTTER STANDARD DUTY ASPHALT PAVEMENT HEAVY DUTY ASPHALT PAVEMENT CONCRETE PAVEMENT PROPERTY LINE EDGE OF STRIPE CENTER OF STRIPE BUILDING BACK OF CURB EDGE OF WALK RADIUS SANITARY LINE WATER LINE SANITARY MANHOLE VALVE VAULT CLEAN OUT DEVELOPER CAR WASH DEVELOPMENT, LLC. P.O. BOX 1364 ELMHURST, ILLINOIS SITE PLAN DESIGNER/ MERITCORP GROUP, LLC. CIVIL ENGINEER 3697 DARLENE COURT AURORA, IL PROPOSED USE: CAR WASH EXISTING ZONING: B-2 PROPOSED ZONING: B-3 SETBACKS: 6 FT SIDE YARD PARKING DATE: DESCRIPTION: 06/18/2018 ISSUED FOR REVIEW 09/06/2018 REVISED PER CLIENT COMMENTS eritcorp R O U P, L L C Engineering - Planning - Surveying - Environmental M G 50 North Brockway, Suite 3-9 Palatine, IL Office Lic. No Darlene Ct. Aurora, IL Office AISLE WIDTH PARKING STALL 24 FT TWO-WAY 13 FT ONE-WAY 9 FT WIDE X 18 FT LENGTH PARKING CALCULATIONS: EMPLOYEES = 1 SPACE/ 1 EMPLOYEE= 6 SPACES NUMBER OF EMPLOYEES = 6 SPACES PROVIDED = 7 SPACES (1 ACCESSIBLE) VACUUM SPACES =14 SPACES VEHICLE STACKING =15 SPACES BICYCLE PARKING REQUIRED (5% OF VEHICLE SPACE) = 1 (1 PROVIDED) SITE AREA PERVIOUS AREA IMPERVIOUS AREA =41,135 SF =12,017 SF =29,118 SF UNDERGROUND DETENTION SYSTEM FOOTPRINT: LAYOUT: 85'X95' CONCRETE VAULT SKOKIE WASH-U 3250 W TOUHY AVE SKOKIE, IL SITE PLAN TOUHY AVENUE PROJECT NO. M18059 DRAWN BY: CHECKED BY: YL CS SHEET NO. 1/1

12 COPYRIGHT C 2018 M eritcorp G R O U P, L L C NORTH 1" = 20' GRAPHIC SCALE LANDSCAPE CONTRACTOR TO HAVE ALL SITE UTILITIES LOCATED & CLEARLY MARKED ONE WEEK PRIOR TO PLANTING & FOR THE ENTIRE PLANTING PROCESS. CALL LANDSCAPE ARCHITECT IF SITE ELEMENTS REQUIRE MOVING OR REPOSITIONING OF PLANT MATERIAL. LEGEND DATE: DESCRIPTION: 06/05/2018 ISSUED FOR REVIEW PROPOSED TREE PROPOSED SHRUB EXISTING TREE eritcorp R O U P, L L C TOUHY AVENUE WASH-U SKOKIE 3250 W. TOUHY AVENUE CHICAGO, IL Engineering - Planning - Surveying - Environmental LANDSCAPE PLAN M G 50 North Brockway, Suite 3-9 Palatine, IL Office Lic. No Darlene Ct. Aurora, IL Office PROJECT NO. M18059 DRAWN BY: CHECKED BY: rmp cs SHEET NO. 1/1

14 ENTER WASH DO NOT ENTER WE APPRECIATE YOUR BUSINESS HAVE A BLESSED DAY BAR IS AT CLEARANCE LEVEL MONTHLY MEMBER LANE JOIN OUR MONTHLY WASH CLUB 3 PAY STATIONS W/GREETING/MENU SCREENS MONTHLY PASS MEMBERS LANE HANDICAP SIGN ECO SIGN DO NOT ENTER MONUMENT NORTH 1" = 20' GRAPHIC SCALE DATE: DESCRIPTION: 05/29/2018 ISSUED FOR REVIEW PROJECT No.: M18059 WASH-U SKOKIE SIGNAGE PLAN DRAWN BY: YL CHECKED BY: CS COPYRIGHT C 2018 MeritCorp M eritcorp G R O U P, L L C Engineering - Planning - Surveying - Environmental 3697 Darlene Ct. Aurora, IL Office North Brockway, Suite 3-9 Palatine, IL Office Lic. No

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