STAFF REPORT

2015-17P: Site Plan Approval

Community Development Department

Council Chambers, 7:30 PM, May 21, 2015

To:

Paul Luke, Plan Commission Chairperson

From:

Steve Marciani, AICP, Planning Supervisor

Case:

2015-17P: Site Plan Approval Related Cases – 2015-16P: Zoning Map Amendment

2015-17P: Site Plan Approval

2015-18P: Special Use Permit 2015-19P: Special Use Permit General Information

Location

Currently 5500 & 5520 Touhy Avenue (5500-5542 proposed)

Purpose

To obtain site plan approval in a B3 Business zoning district for a 1 lot planned development that includes 3 buildings, 2 drivethrough facilities, shared driveways, surface parking, and storm water retention, plus relief from §82-28(b)(1) to allow more than 1 wall sign per tenant, and any other relief discovered during the review of this case.

Petitioner

Skokie Industrial & Office Centre, LLC

Size of Site

186,042 square feet (4.27 acres) with 418.00 feet of frontage on Touhy Avenue and 445.01 feet of frontage on Linder Avenue.

Existing Zoning & Land Use

B3 Business (subject to 2015-16P) – two building multitenant office/industrial park

Adjacent Zoning & Land Use

North

M1 Office Assembly Industry – transportation equipment manufacturing

South

B4 Regional Shopping (Skokie) & B2 Service Business PUD (Niles) – shopping center

East

M1 Office Assembly Industry – primary metal manufacturing, vacant industrial buildings

West

B3 Business – multi-tenant office building with first floor bank

Comprehensive Plan

The site is designated as manufacturing/service employment.

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SITE INFORMATION     



This proposal is part of a proposed planned development, located on 1 lot in a B3 Business district. Linder Avenue is an active bike route that connects to Touhy Avenue, Fargo Avenue, and Howard Street. The site is served by the 290 Touhy Avenue and 225 Central-Howard (part-time, on Niles Center and Howard) Pace Bus routes. The 226 Oakton Street bus is one block to the east. Sidewalks are provided on both the Touhy and Linder frontages. No bicycle facilities are officially planned along the Touhy Avenue corridor per the Village of Skokie Bicycle Facility Plan; however, the Illinois Department of Transportation (IDOT) will require a 10’-wide shared path for the development’s Touhy frontage, as it did for Touhy Avenue redevelopments near McCormick Boulevard. There is a traffic signal at Touhy and Central. There is no traffic control access at Touhy and Linder.

PETITIONER’S SUBMITTAL Skokie Industrial & Office Centre, LLC are requesting site plan approval for a 3-building planned development on 1 lot that includes 2 drive-through facilities, shared driveways, surface parking, and storm water retention, and relief from §82-28(b)(1) to allow more than 1 wall sign per tenant in a B3 Business zoning district. The petitioner submitted the following statement: Applicant proposes to replace the existing manufacturing and industrial uses on the subject property with a new mixed-use retail and restaurant development including a Panera Bread restaurant, a MOD Super-Fast Pizza restaurant, a Goodwill retail store, and other retail uses. … In addition to the map amendment, the Applicant is seeking site plan approval for a planned development and special use permits for drive-through facilities for both Panera Bread and Goodwill Retail Services. The proposed development will not adversely affect adjacent properties and will be compatible and harmonious with neighboring uses which have in recent years followed the trend of retail and restaurant uses. The subject property has been currently developed with, and the proposed redevelopment has been designated to utilize, drainage and utility systems which are more than adequate to service the subject property. The subject property is serviced by a number of streets, namely Touhy, Linder, and Central, which will provide sufficient ingress and egress to and from the proposed development and the intended uses. Both the Panera and Goodwill drive-through facilities have been designed to provide more than sufficient stacking capabilities and accommodate emergency egress from the stacking lanes, if desired. Accordingly, the proposed development will neither create undue traffic congestion, nor adversely affect adjacent properties or public health, safety, or welfare.

The site is located at the northwest corner of Touhy Avenue and Linder Avenue and currently contains a two building multitenant office/industrial complex. The proposed VOSDOCS-#474376-v2-Staff_Report_for_2015-17P__Site_plan_approval_for_5500_&_5520_Touhy.docx

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plan includes a 4,304 ft2 limited service restaurant with a drive-through facility (Panera Café), a 20,850 ft2 Goodwill store with a drive-through facility, and a 9,850 ft2 multitenant building. The plan proposes one full access driveway on Linder, one full access driveway on Touhy, and an exit only access drive to the office property to the west, which is on the northeast corner of Touhy and Linder. The relief requested is for multiple wall signs for Panera Bread, Goodwill, and the Retail B building. STAFF ANALYSIS Staff Comment and Review sheets were sent to all pertinent departments. Staff comments on the submitted plans were received from the Engineering Division, Forestry Division, and the Fire Department. All other departments returned the sheets with no comments.

Planning and Engineering Divisions The Planning and Engineering Divisions have reviewed the site plan dated April 7, 2015, and the traffic study dated April 2015 and concluded that the motor vehicle parking, accessible, and bicycle parking requirements are met based on the proposed uses and floor area. These requirements may change based on size and type of use (e.g. a lowparking requirement mattress store is replaced with a high-parking requirement restaurant); however, there is ample surplus parking provided. All parking spaces required parking spaces on the site must be made available to all users. Parking Type

Required for Proposed Use

Total Motor Vehicle

Total Provided

158

218

Accessible Motor Vehicle

6

8

Bicycle

8

14

Staff is generally supportive of the retail concept and the closure of the existing westernmost driveway on Touhy, but continues to have concerns about pedestrian circulation and traffic circulation between the site and adjacent roads. Staff recommends approval of the site plan if an updated site plan incorporates the following Engineering comments into the final approved plan: 1. The site plan needs to include the roadway characteristics of the adjacent rights-ofway such as complete sidewalks and connections to the adjacent system, full roadway characteristics including curbs and both sides of the street and lane markings. 2. The driveway on Touhy Avenue is located in the eastbound left turn lane for Linder Avenue. Motorists stacking in the left turn lane to turn left into the proposed site will reduce the storage of the left turn lane and affect the operations of the left turn VOSDOCS-#474376-v2-Staff_Report_for_2015-17P__Site_plan_approval_for_5500_&_5520_Touhy.docx

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lane for Linder Avenue. Therefore, the driveway should be designed such that it is right-in/right-out only. 3. With the constraints of access to Touhy Avenue, shared two-way ingress/egress between the site and the property to the west to allow access to and from Central Avenue is a requirement. Modify the site plan to accommodate this connection, aligned with an existing drive aisle on the west, and any necessary changes to the existing curb/parking on the adjacent parcel. 4. Provide a southbound right turn lane at the intersection of Linder and Touhy. 5. Align the Linder Avenue driveway with the existing driveway on the east side of Linder to mitigate left turn conflicts for both sites. 6. The accessible spaces for the retail building B must be located in the middle of the parking spaces next to the building with R7-8 and R7-I101 signs in front of each accessible space. 7. Provide dimensions of the sidewalk widths. Sidewalks adjacent to the head in parking should be a minimum of 7’. Other sidewalks need to be a minimum of 5’ wide, clear of obstructions. 8. Reduce the depth of all vehicle parking spaces heading into sidewalks or landscaping from 16.5’ to 16’ to the face of curb. 9. A bicycle parking space is 4’ long by 2’ wide. Increase the space between racks from 36” to 48”. Delineate all bike parking spaces. A 5’ access aisle adjacent to bicycle parking space must be provided. 10. The purpose of the sidewalk west of Retail B is unclear, if it is not serving doorways, either remove it and provide landscape or connect to the Touhy public sidewalk. 11. Show the sidewalk connection between Retail B and the north south driveway (as shown on the landscaping plan). 12. Reconcile the site plan and the base plan for the landscape plan, which do not match. 13. For Panera Bread, remove the exit driveway south of the trash enclosure. 14. Reduce the driveway width in front of the Goodwill store from 45.5’ to as little as 24’ to widen sidewalks and better channelize vehicle traffic. At minimum, modifications need to be made to align north-south traffic between the northern and southern portions of the site. 15. Identify stop signs for internal drives on the site plan. Provide a sign legend and indicate all regulatory signage and pavement markings within the entire development on the site plan. 16. Providing a master signage site plan, including the location of all the business signs to be located on the property, including ground, wall, and directional signs. 17. Show all ADA access ramps and other facilities. VOSDOCS-#474376-v2-Staff_Report_for_2015-17P__Site_plan_approval_for_5500_&_5520_Touhy.docx

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18. Increase the setback of Retail B to be consistent with the setbacks of the adjacent office building and the proposed Panera Bread and preserve existing trees; alternately, move the Panera Bread toward the street to match the building setback of Retail B. 19. Provide parking lot lighting that meets Illuminating Engineering Society of North America (IES) standards and be of full cut-off design. Photometrics will be required when plans are submitted for construction. In addition, Staff is requesting separate drawing showing the turning movement of trucks on the site. The revised internal sidewalk system and its connections to the public sidewalk system must be reviewed and approved by Staff prior to the hearing of the Board of Trustees. The plant palette for the landscaping plan is acceptable. As, mentioned above, there are variations in the base map between the site plan and the floor plan. This may affect the proposed quantity and location of plant materials.

Forestry Division The Forestry Division is requesting that a tree survey showing location, diameter, and species of the existing trees on the site be completed and submitted to Forestry to determine tree removal fees and recommendations on the final approved landscaping plan. A tree preservation plan is also required for the trees in the Touhy and Linder parkways.

Fire Department The Fire Department indicated that the location of all fire hydrants were not on the site plan. These existing and proposed hydrants need to be added to the plan.

Relief The ground sign and the wall signs facing Touhy and Linder are allowed per the Sign Code; however, relief must be granted from §82-26(b)(1)a. of the Sign Code, to allow additional signs on the non-street-facing facades of all 3 buildings:   

Panera Bread: west wall sign, south and east logo wall signs, and south and west drive-thru wall signs. Goodwill: south wall sign with logo, west wall sign with logo, and west logo wall sign over the main customer entrance. Retail B: west, north, and east wall signs.

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APPEARANCE COMMISSION The development and signage was reviewed at the May 13, 2015, Appearance Commission meeting. The Panera Bread design will be the second of its kind in the nation – was approved subject to obtaining relief from the Sign Code requirements by the Plan Commission in 2015-18P. The Goodwill design was approved subject to the following: 1. Darken the entire color range to be more compatible with neighboring buildings. 2. Change the cornice line to something more square and contemporary. 3. Improve the glazing in the front so it is more in scale with the neighboring buildings. 4. Rethink the elevations so there are not a bunch of glass inserts into a warehouse-type building. 5. Obtaining relief from the Sign Code requirements by the Plan Commission in 2015-19P. The Retail B building design was approved subject to the following: 1. The proposed Touhy elevation design shall be reconsidered, by providing glass or material other than a blank brick façade, and make the building a more prominent feature of the development. 2. Sign band to be of brick material – with latitude in changing the bond pattern, mortar color, and a subtle change in color (e.g. slightly darker than the rest of the building) – in case 6 tenants with 6 signs don’t occupy the building. 3. The cornice line to complement the other buildings of the development. 4. Obtaining relief from the Sign Code requirements by the Plan Commission in this case. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request for site plan approval for a planned development at 5500-5542 Touhy Avenue, and relief from Sec. 82-28(b)(1)a. of the Sign Code to allow additional wall signs on non-street-facing building facades, be APPROVED subject to the attached Positive Findings of Fact and Recommended Site Plan Approval Conditions listed below. RECOMMENDED SITE PLAN APPROVAL CONDITIONS 1. Prior to the hearing of this case before the Board of Trustees, the petitioner must submit to the Planning Division a revised and dated site plan with the following changes: a. Include the location of all fire hydrants on the site and in the adjacent parkways. b. All required changes identified in the Planning and Engineering Divisions section of this report. VOSDOCS-#474376-v2-Staff_Report_for_2015-17P__Site_plan_approval_for_5500_&_5520_Touhy.docx

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c. A tree survey and tree preservation plan for all existing trees on the site and in the parkway. d. The revised internal sidewalk system and its connections to the public sidewalk system must be reviewed and approved by Staff. 2. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site plans dated , engineering plans dated , landscape plans dated , sign plans dated , and building elevations dated . (Standard) 3. 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) 4. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard) 5. 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) 6. 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) 7. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. (Standard) 8. 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, except for waste receptacles referenced in Condition Number 9 below. (Standard) 9. Waste receptacles shall be placed on the Subject Property for the use of customers, and that the Health Department shall determine the size, type, and location of these units. (Standard) 10. At least once during every 4 hours of operation and before opening and closing of the business, employees shall patrol the Subject Property and clear it of debris. (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. (Standard) 14. Vehicles shall not be allowed to be parked in or otherwise block common driveways, VOSDOCS-#474376-v2-Staff_Report_for_2015-17P__Site_plan_approval_for_5500_&_5520_Touhy.docx

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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 tenants shall ensure that employees park on the Subject Property. (Standard) 16. No required parking space on the site may be for the exclusive use of any tenant. (Standard)

17. All overhead utilities on the Subject Property or in adjacent right-of-way shall be placed or relocated underground. The petitioner shall bear the full cost of any utility relocation and/or conflicts. (Standard) 18. 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) 19. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 20. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. (Standard) 21. 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) 22. 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) 23. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. (Standard) 24. 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 CDROM *.dwg AutoCAD format. (Standard) 25. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name, property address, email address, and telephone number of the company and contact person responsible for site maintenance in compliance with the special use permit. (Standard) 26. 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 VOSDOCS-#474376-v2-Staff_Report_for_2015-17P__Site_plan_approval_for_5500_&_5520_Touhy.docx

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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) 27. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 28. 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. 2. 3. 4. 5.

Proposed Positive Findings of Fact (Site Plan Approval) for 2015-17P Site plan, dated April 7, 2015 Landscape plan, dated revised April 3, 2015 Proposed building elevations and floor plan for Retail B dated April 7, 2015 Land Use and Zoning Map

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Proposed Positive Findings of Fact

2015-17P: Site Plan Approval

Community Development Department

Council Chambers, 7:30 PM, May 21, 2015

Consideration

Finding

The request is harmonious with and does not adversely affect adjacent properties.

If the requested changes by Staff are made, the development should 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 site is served by existing public facilities and services. Public utilities will not be unduly burdened by the development. This property will be subject to the most current MWRD stormwater rules and will improve stormwater control in the area.

The request demonstrates adequate provision for maintenance of the associated structures.

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 drive-through facilities will have a negative impact on air quality. Overall the site will have more landscaping in the long-term; although several healthy mature trees will be removed.

The request will not create undue traffic congestion.

There are concerns about traffic congestion. This concern will be mitigated with full access to the traffic light on Central Avenue.

The request will not adversely affect public health, safety, and welfare.

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, except where relief is granted with the request.

The request conforms to all applicable provisions of this code, except where relief is granted with the request.

Additional Considerations for Planned Developments

Finding

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.

The redevelopment of the property will have a positive impact by providing retail sales and services to the north side of Touhy in Skokie, particularly to those employees of the Southwest Industrial Area who will be accessing the site onfoot and by public transportation.

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 PD.

The development will not be detrimental to the public health, safety, or general welfare of persons residing within the vicinity of the development.

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