Board of Trustees

MONDAY, MARCH 16, 2020 – 8:00 P.M. 1. Pledge of Allegiance led by Village Clerk Pramod C. Shah. 2. Call meeting to order and roll call. 3. Approve Consent Agenda. * 4. Approve, as submitted, minutes of regular meeting held Monday, March 2, 2020. * 5. Approve Voucher List #21-FY20 of March 16, 2020. 6. Proclamations and Resolutions. Proclamations * A. Fair Housing is not an Option. It’s the Law Month – April 2020 B. Marge’s Flowers 70th Anniversary Day – April 6, 2020 7. Recognitions, Presentations and Awards. Presentations A. 2020 Census by Steve Marciani, Planning Supervisor 8. Appointments, Reappointments and Resignations. A. Swearing in of the following personnel by Willard Evans, Jr., Chair of the Board of Fire and Police Commissioners: Name Old Position New Position Wyatt Carrescia New Hire Firefighter * B. Resignation Appearance Commission: Ross Sawyers 9. Report of the Village Manager. A. Presentation Regarding COVID-19 and Declaration of Emergency Affecting Public Health Resolution. B. Illinois Trust Participating Resolution. * C. Resolution for Amended and Restated Police Assistance Agreement (NORTAF). * D. Financial Auditing Services – Lauterbach and Amen, LLP, Naperville, Illinois - $71,100. * E. Downtown Landscaping and Fixtures Maintenance – Moore Landscapes, LLC, Northbrook, Illinois - $59,870. 10. Report of the Corporation Counsel. CONSENT: * A. An ordinance approving modifications to the previously approved special use permit for the property located at 4811 Dempster Street, Skokie, Illinois, in a B3 Business district (2019-01M). This item is on the consent agenda for second reading and adoption. 11. Unfinished Business. 12. New Business. 13. Plan Commission. A. Plan Commission Case 2020-03P – Zoning Map Amendment: 7770 Frontage Road. B. Plan Commission Case 2020-04P – Subdivision: 7770 Frontage Road. C. Plan Commission Case 2020-06P – Site Plan Approval: Arie Crown Hebrew Day School - 7787 Gross Point Road. 565618v1  14. Citizen Comments. 15. Adjournment. 565618v1  B Memorandum Finance Department To: John Lockerby, Village Manager From: _______________________________ Julian Prendi, Director of Finance Date: March 9, 2020 Subject: AGENDA ITEM: Illinois Trust Participating Resolution The Village maintains liquid reserve funds generated predominantly from State of Illinois deposits of local-share taxes, like sales and income tax. These funds are utilized for regular cash needs of the Village, including payroll and voucher payments, and as such must be maintained in liquid, safe accounts where the investment objective is first and foremost to maintain principal and provide greatest liquidity. Currently the funds are deposited in the Illinois Funds, a local government investment pool maintained by the Illinois State Treasurer. The funds have been earning between 1.5% and 1.75% interest during the past year, although as mentioned the security of the principal and liquidity outweigh the need for high returns. The Illinois Trust is a similar local government investment pool intended to serve short term needs of municipalities nationwide. It operates within the limits established by the Public Funds Investment Act (30 ILCS 235), and is governed by a board of trustees comprised of finance directors and treasurers from Illinois municipalities, park districts and school districts. It is rated AAAm by Standard & Poor’s (highest rating, same as the Illinois Funds). The trust has retained PFM Asset Management as the investment advisor and administrator. The fund is annually audited by an independent qualified auditor, currently PricewaterhouseCoopers LLP. There are no minimums to participate, term requirements, or withdrawal restrictions. The fund’s performance has been slightly better than the Illinois Funds over the past 36 months, albeit by only a few basis points. I am recommending the Village participate in the Illinois Trust alongside the Illinois Funds in an effort to diversify our cash reserves and also take advantage of the better interest rate returns. The trust requires that a resolution be adopted indicating intent to participate as well as to designate officials with decision authority over deposits and withdrawals. The resolution is attached for the Board’s review. I respectfully request that the attached resolution be presented to the Village Board at the regularly scheduled meeting on March 16, 2020 for review and approval. Should the Board approve, I will proceed with the administrative enrollment process. - Attachment - C: Barbara Mangler, Assistant Corporation Counsel 565781v1 C D E  A MML: *3/16/20 PC: 2019-01M SUP: 193.05 THIS ORDINANCE MAY BE CITED AS VILLAGE ORDINANCE NUMBER 20-3-Z- AN ORDINANCE APPROVING MODIFICATIONS TO THE PREVIOUSLY APPROVED SPECIAL USE PERMIT FOR THE PROPERTY LOCATED AT 4811 DEMPSTER STREET, SKOKIE, ILLINOIS, IN A B3 BUSINESS DISTRICT 1 WHEREAS, Aurora Ice Cream, LLC, the property owner of 4811 Dempster Street, Skokie, 2 Illinois, in a B3 Business district, requested an amendment to its special use permit through the 3 modified review procedure; and 4 WHEREAS, on March 5, 2012, the Mayor and Board of Trustees of the Village of Skokie 5 adopted Village Ordinance Number 12-3-Z-3888 granting a special use permit to allow the 6 construction and operation of a limited service restaurant with a drive-through at the property 7 legally described as follows: 8 LOTS 1 THROUGH 6, INCLUSIVE, (EXCEPT THE NORTH 7.00 FEET OF SAID LOTS 9 TAKEN FOR THE WIDENIING OF DEMPSTER STREET, AND EXCEPT THE EAST 7.0 10 FEET OF LOT 1 TAKEN FOR THE WIDENING OF SKOKIE BOULEVARD, AND EXCEPT 11 THAT PORTION OF LOTS 1 AND 2 TAKEN FOR STREET PURPOSES IN CASE 12 NUMBER 8018688), ALL IN TERMINAL SUBDIVISION IN THE NORTHEAST QUARTER 13 OF SECTION 21, TOWNSHIP 41 NORTH, RANGE 13, EAST OF THE THIRD PRINCIPAL 14 MERIDIAN IN COOK COUNTY, ILLINOIS. PINS: 10-221-204-001-0000 and 10-21-204-016-0000 15 more commonly known as 4811 Dempster Street, Skokie, Illinois in a B3 Business district; and 16 WHEREAS, the 2012 special use permit also contained a condition requiring conformance 17 with certain Village approved plans including site and landscape plans, both dated February 8, 18 2012; and 19 WHEREAS, subsequent to the adoption of the above ordinance, the Illinois Department of 20 Transportation (hereinafter “IDOT”) finalized significant improvements to the Dempster Street/Niles 21 Center Road and Dempster Street/Skokie Boulevard intersections. Property owners adjacent to 22 the intersections have dedicated a portion of their property to IDOT in order to effectuate these 23 improvements; and 24 WHEREAS, revised landscape and site plans have been submitted for 4811 Dempster 25 Street reflecting the land dedications. The revised site plan indicates a change primarily in the 26 parking lot at the northeast corner of the site. The landscaped area will be reduced and the parking 27 spaces along Dempster Street will be eliminated. The revised site plan provides for good traffic 28 flow and adequate parking is provided to meet the off-street parking requirement. The overall site 29 parking is only reduced by three spaces; and Page 1 of 2 VOSDOCS-#565859-v1-Ordinance__2019-01M__Modified_Review__Special_Use__4811_Dempster 1 WHEREAS, the Corporation Counsel, Plan Commission Chairman and Community 2 Development Director for the Village of Skokie reviewed the request and found that the requested 3 modifications: (i) are in substantial compliance with the special use permit granted pursuant to 12- 4 3-Z-3888, and (ii) do not change the intent of the special use permit. It was determined that the 5 special use permit for the Subject Property could be amended utilizing the modified review 6 procedure pursuant to Chapter 118, Section 118-34, of the Skokie Village Code. 7 WHEREAS, the Corporation Counsel, Plan Commission Chairman and Community 8 Development Director recommended to the Mayor and Board of Trustees that the requested 9 modification be granted, subject to the modified conditions contained in the Skokie Plan 10 Commission Chairman’s memorandum dated March 5, 2019; and 11 WHEREAS, at a public meeting duly held on March 18, 2019, the Mayor and Board of 12 Trustees concurred in the aforesaid recommendations and findings of fact of the Corporation 13 Counsel, Plan Commission Chairman and Community Development Director; 14 NOW, THEREFORE, BE IT ORDAINED by the Mayor and Board of Trustees of the Village 15 of Skokie, Cook County, Illinois: 16 Section 1: That Condition 1 of Village Ordinance Number 12-3-Z-3888 be amended as 17 follows: the highlighted and stricken through material shall be deleted and the highlighted in bold 18 material shall be added: 19 1. The petitioner shall develop the Subject Property in substantial conformance with the final 20 Village approved geometric revised site plan dated February 8, 2012 March 1, 2019, floor 21 plan dated February 7, 2012, revised landscape plans dated February 8, 2012 March 1, 22 2019, blade sign plan dated January 26, 2012, and building elevations revised dated 23 February 7, 2012. 24 Section 2: That a notice of the approval of this Ordinance incorporating the 25 conditions contained herein shall be executed by the owner of the property in writing and duly 26 recorded with the Cook County Recorder of Deeds Office at the owner’s expense. 27 Section 3: That this Ordinance shall be in full force and effect from and after its 28 passage, approval and recordation as provided by law. 29 ADOPTED this day of March, 2020. 30 31 Village Clerk 32 Ayes: 33 Nays: 34 Absent: 35 Approved by me this day of 36 Attested and filed in my March, 2020. 37 office this day of 38 March 2020. 39 40 Mayor, Village of Skokie 41 42 Village Clerk 43 Page 2 of 2 VOSDOCS-#565859-v1-Ordinance__2019-01M__Modified_Review__Special_Use__4811_Dempster PLAN COMMISSION REPORT 2020-03P, 04P, & 06P Plan Commission Council Chambers, 8:00 PM, March 16, 2020 To: Mayor and Board of Trustees From: Paul Luke, Plan Commission Chairperson Case: Arie Crown Hebrew Day School 2020-03P Zoning Map Amendment 2020-04P Subdivision 2020-06P Site Plan Approval 7787 Gross Point Road (formerly 7770 Frontage Road) PLAN COMMISSION ANALYSIS The cases were heard at the March 5, 2020 Plan Commission meeting and involves a request for a zoning map amendment, subdivision, and site plan approval since the subject property is greater than 1 acre in size. The petitioner is proposing to rezone the subject property from M1 Office Assembly Industry to R2 Single Family in order to convert the existing office building into an elementary and junior high school, child day care (which are the pre-nursery and nursery programs), and gymnasium. At the meeting, the Plan Commission inquired about the traffic impact analysis and parking study. The gymnasium will have a maximum capacity of 865 seats based on the 289 parking spaces provided on the site or 1 space for every 3 seats. Vehicle will be restricted with gates at each of the curb cuts, which include 1 on Gross Point and 2 on Frontage Road. Gross Point access will be the main entrance for the school, while one Frontage Road curb cut will be secondary access and the other is a service entrance. Gates will be open in the mornings for drop-off and pick-up times. Upon a question from one of the Plan Commissioners, the applicant explained that construction will take 18 months to complete. The applicant also provided elevations showing building signage. The Plan Commission is supportive of the proposal. A more detailed discussion of the cases are in the attached findings, staff reports, and minutes. INTERESTED PARTIES Legal notice was advertised, posted, and delivered to property owners in the area as prescribed by the Zoning Chapter. It was determined by Corporation Counsel that notice was proper and correct. Two persons spoke against the proposal with concerns about locating a school near industrial-type uses, the impact of residential zoning on future development rights, the impact on property values, intermingling school and truck traffic, and taking the building off the property tax roll. In addition to the applicants, 2 persons spoke in favor of the proposal by citing the importance of the school in the community. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 1 PLAN COMMISSION RECOMMENDATIONS AND VOTING The Plan Commission recommended, by a vote of 8 ayes, 0 nays, and 1 absent that the petitioner’s request for a Zoning Map Amendment, Subdivision, and Site Plan be APPROVED, based upon the Plan Commission Positive Findings of Fact. ATTENDANCE AYES NAYS ABSENT VACANT Mathee X J. Burman X Laxpati X Franklin X Villegas X S. Berman X Quane X Mitchell X Luke X See individual motions in the attached draft Plan Commission meeting minutes. ATTACHMENTS 1. Plan Commission Recommended Conditions for the Site Plan Approval and Subdivision 2. Positive Findings of Fact for the Zoning Map Amendment and Site Plan Approval 3. Staff Reports, dated March 5, 2020 4. Draft Plan Commission meeting minutes, dated March 5, 2020 5. Site Plan 6. Floor Plans 7. Land Use and Zoning Map VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 2 PLAN COMMISSION RECOMMENDED CONDITIONS Plan Commission Council Chambers, 8:00 PM, March 16, 2020 RECOMMENDED SITE PLAN APPROVAL CONDITIONS 1. Prior to the hearing of this case before the Board of Trustees, the petitioner shall submit to the Planning Division: a. Ensure the same site plan is used for all drawings, including updating the Site Plan to coordinate with the Site Geometry Plan. 2. Prior to the issuance of building permits, the petitioner shall: a. Update existing easements to include new standard restoration language and ensure access to such easements. Need easement for 6" water main and combined sewer. b. A tree survey, final grading plan, tree preservation plan, and landscape plan with plant list shall be submitted to the Community Development Department for review and approval. c. 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) Site and Use 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>, engineering plans dated <insert date of final approved plan>, landscape plans dated <insert date of final approved plan>, sign plans dated <insert date of final approved plan>, and building 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. (Standard) 5. The proposed development shall have a maximum assembly capacity of 865 seats. 6. Valet parking is not approved as part of this request. Should the petitioner choose to request valet parking in the future, formal applications shall be submitted for a parking determination through the Plan Commission and a modified review of the site plan approval by the Village Board. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 3 7. 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) 8. Any outdoor sound systems shall at all times maintain audio levels that are compliant with the Skokie Village Code. (Standard) 9. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard) 10. No objects are allowed within a 10' sight distance triangle in R1, R2, R3, and R4 districts, or within a 15' sight distance triangle in all other districts, between 30" and 84" in height from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices. (Standard) 11. Prior to the issuance of building permits, the petitioner shall submit a temporary pedestrian, bicycle, and transit circulation plan, including routing, signage, and barriers, to be in place prior to the commencement of construction, subject to the approval of the Engineering Division. (Standard) Maintenance 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) Parking 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 proposed development shall have a minimum of 288 (289 provided) off-street vehicle parking spaces including 7 (8 provided) handicapped parking spaces, as indicated on the Subject Property plan dated <insert date of final approved plan>. (Standard) 18. 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) 19. 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 VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 4  parking spaces. (Standard) 20. The owner of the Subject Property [and its tenant] shall ensure that employees park on the Subject Property. (Standard) Utilities 21. All new 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) Landscaping 22. 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) Governance 23. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 24. The petitioner 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 petitioner shall submit to the Planning Division electronic files of the site plan and landscape plan in their approved and finalized form. (Standard) 29. 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 this site plan approval. 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 VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 5  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 petitioner 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 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) Assembly 33. The maximum seating capacity in the assembly area shall be limited to 865 seats. Any increase in the seating capacity or the overall area the assembly use occupies in the building shall require an amendment to the site plan approval through the full public hearing process. 34. Any change in user may require an application for a new parking determination with site plan approval, including public hearings, and will require a new Certificate of Occupancy. RECOMMENDED SUBDIVISION CONDITIONS 1. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the Arie Crown Hebrew Day School Subdivision must be submitted to the Village with all signatures other than Village staff or elected officials. 2. The Arie Crown Hebrew Day School Subdivision shall be effective upon its recording by the Village in the Office of the Recorder of Deeds of Cook County, Illinois. 3. All monuments must be set no later than 1 year after the date of the recording of the plat. 4. If work is to be performed on public property or if public property is utilized or impacted during construction and or development, the owners must provide, or must 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 owners 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. 5. The petitioner must comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 6 Proposed Positive Findings of Fact Plan Commission Council Chambers, 7:30 PM, March 16, 2020 Zoning Map Amendment Consideration Finding The map amendment is consistent with the The proposed zoning map amendment is Comprehensive Plan or development trends not consistent with the Comprehensive in the area that have taken place since the Plan’s manufacturing/service employment affected property was placed in the present designation for the subject site. zoning district. Additionally, the M1-zoned property to the north would become isolated from the industrially zoned and used properties to the south of the subject site. However, Niles West High School, which is located across Gross Point Road to the west of the subject site, opened on R2 Single-Family-zoned land at the same time as the subject site was developed. After identifying the existing uses and The property is suitable for uses under zoning districts in the area, the property in both the existing M1 zoning and the question is more suitable for the uses proposed R2 zoning. R2-zoned properties allowed under proposed zoning district than are located to the east and west of the the existing zoning district. subject site and the proposal would connect the zones to each other. The R2-zoned property to the west contains a senior high school; thus, rezoning the subject site would accommodate uses that are compatible with some parts of the immediate neighborhood. Site Plan Approval Consideration Finding The request is harmonious with and does The request is harmonious with and will not adversely affect adjacent properties. not adversely affect adjacent properties. The request can demonstrate that Adequate public facilities, including roads, adequate public facilities, including roads, drainage, utilities, and police and fire drainage, utilities, and police and fire protection exist or will exist to serve this protection exist or will exist to serve the request. requested use at the time such facilities are needed. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 7  The request demonstrates adequate The request demonstrates adequate provision for maintenance of the associated provision for maintenance of the structures. associated structures. The request has considered and, to the No adverse effects of the natural degree possible, addressed the adverse environment are expected. effects on the natural environment. The request will not create undue traffic The request will not create undue traffic congestion. congestion. The request will not adversely affect public The request will not adversely affect health, safety, and welfare. public health, safety, and welfare. The request conforms to all applicable The request conforms to all applicable provisions of this code, except where relief provisions of this code, except where is granted with the request. relief is granted with this request. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 8 STAFF REPORT 2020-03P: Zoning Map Amendment Community Development Department Council Chambers, 7:30 PM, March 5, 2020 To: Paul Luke, Chairman, Skokie Plan Commission From: Mike Voitik, Associate Planner Re: 2020-03P: Zoning Map Amendment 7770 Frontage Road Related Cases – 2020-04P: Subdivision 2020-05P: Parking Determination 2020-06P: Site Plan Approval General Information Location 7770 Frontage Road Purpose To amend the zoning map to change the zoning district for 7770 Frontage Road from M1 Office Assembly Industry to R2 Single- Family Petitioner Sirius Computer Solutions, Inc., on behalf of Arie Crown Hebrew Day School Size of Site 518,080 square feet (11.89 acres) with frontage on Frontage Road and Gross Point Road Existing Zoning & M1 Office Assembly Industry – consulting service, research and Land Use development service Adjacent Zoning & North M1 Office Assembly Industry – consulting service, Land Use automobile rental, extermination and pest control service, art restoration service, food and beverage manufacturing, conventional warehouse, direct selling establishment, medical and diagnostic laboratory, investigation and security service, sign manufacturing, janitorial service, special trades contractor, periodical publisher, property management service South M1 Office Assembly Industry – office and administrative service, conventional warehouse, wholesale trade establishments M2 Light Industry – landscaping service East R2 Single-Family – detached residences R2 Single-Family Residence (Village of Morton Grove) – detached residences VOSDOCS-#565183-v1-Staff_Report_-_2020-03P_-_Zoning_Map_Amendment__7770_Frontage_Road 1 of 4  West R2 Single-Family – senior high school M1 Office Assembly Industry – transportation equipment manufacturing Comprehensive Plan The site is designated as manufacturing/service employment. PETITIONER’S SUBMITTAL The petitioner is requesting to change the zoning district for 7770 Frontage Road from M1 Office Assembly Industry to R2 Single-Family. The petitioner is rezoning the subject site in conjunction with requests for a subdivision (case 2020-04P), a parking determination (case 2020-05P) and site plan approval (case 2020-06P) in order to renovate an existing office building into the proposed site of Arie Crown Hebrew Day School. STAFF ANALYSIS Comments All pertinent departments and divisions were offered an opportunity to comment on this case. Other than the Planning Division comments below, all others did not respond or approved the request without comment. Planning Division The Planning Division has reviewed the submitted material and supports the petitoner’s request. Two of the three uses that intend to occupy the subject site, elementary school and senior high school are only permitted in the R1 through R4 residential zoning districts. The third use, child day care not in a residence, is a permitted use if it is collocated in the same building as a use permitted in M1 and is a special use if it is located in the same building as a use requiring a special use in that zoning district. The request to rezone to R2 Single-Family is not consistent with the Comprehensive Plan’s manufacturing/service employment designation for the subject site. Additionally, the M1-zoned property to the north would become isolated from the industrially-zoned properties to the south of the subject site. However, R2-zoned properties are located to the east and west of the site. The R2-zoned property to the west contains a senior high school; thus, rezoning the subject site would accommodate uses that are compatible with some parts of the immediate neighborhood. As of 1946, only the eastern parcel of the subject site was located within the Village of Skokie and was zoned B Single Family. A large tract of land that was located between Central Avenue on the east and former Mansfield Avenue on the west (which included the remainder of the subject site) was annexed to the Village in VOSDOCS-#565183-v1-Staff_Report_-_2020-03P_-_Zoning_Map_Amendment__7770_Frontage_Road 2 of 4  1956. The entire subject site was rezoned to M1 Office (later reclassified as M1 Office Assembly Industry) at that time. Construction of the existing office building, which was originally occupied by Allstate Insurance, was completed in 1959. Prior to the construction of the building, the property consisted of farmland. Niles West High School, which is located across Gross Point Road to the west of the subject site, also opened in 1959 on R2 Single- Family-zoned land. Current surrounding uses are listed in the general information at the beginning of this report. The trend in development in the general area over the past 25 years has been toward detached residences to the east of the Edens Expressway and industrial and office uses to the west of the Edens Expressway. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request to amend the zoning map to change the zoning district for 7770 Frontage Road from M1 Office Assembly Industry to R2 Single- Family be APPROVED, subject to the attached Proposed Positive Findings of Fact. ATTACHMENTS 1. Proposed Positive Findings of Fact for 2020-03P 2. Land Use and Zoning Map VOSDOCS-#565183-v1-Staff_Report_-_2020-03P_-_Zoning_Map_Amendment__7770_Frontage_Road 3 of 4 Proposed Positive Findings of Fact 2020-03P: Zoning Map Amendment Community Development Department Council Chambers, 7:30 PM, March 5, 2020 Consideration Finding The map amendment is consistent with the The proposed zoning map amendment is Comprehensive Plan or development trends not consistent with the Comprehensive in the area that have taken place since the Plan’s manufacturing/service employment affected property was placed in the present designation for the subject site. zoning district. Additionally, the M1-zoned property to the north would become isolated from the industrially zoned and used properties to the south of the subject site. However, Niles West High School, which is located across Gross Point Road to the west of the subject site, opened on R2 Single-Family-zoned land at the same time as the subject site was developed. After identifying the existing uses and The property is suitable for uses under zoning districts in the area, the property in both the existing M1 zoning and the question is more suitable for the uses proposed R2 zoning. R2-zoned properties allowed under proposed zoning district than are located to the east and west of the the existing zoning district. subject site and the proposal would connect the zones to each other. The R2-zoned property to the west contains a senior high school; thus, rezoning the subject site would accommodate uses that are compatible with some parts of the immediate neighborhood. VOSDOCS-#565183-v1-Staff_Report_-_2020-03P_-_Zoning_Map_Amendment__7770_Frontage_Road 4 of 4  Plan Commission Meeting Minutes Date: March 5, 2020 A motion was made by Commissioner S. Berman and seconded by Commissioner J. Burman to approve the minutes of the February 6, 2020 Plan Commission meeting. Case Description: 2020-03P – Zoning Map Amendment: 7770 Frontage Road Sirius Computer Solutions, Inc., on behalf of Arie Crown Hebrew Day School, requests to amend the zoning map to change the zoning district for 7770 Frontage Road from M1 Office Assembly to R2 Single-Family. 2020-04P – Subdivision: 7770 Frontage Road Sirius Computer Solutions, Inc., on behalf on Arie Crown Hebrew Day School, requests a resubdivision to configure 2 existing lots in 1 new lot in an R2 Single-Family zoning district with dedications adjacent to Frontage Road and Gross Point Road to place portions of the existing public sidewalk within the right-of-way, and any relief that may be discovered during the review of this case. 2020-05P – Parking Determination: Arie Crown Hebrew Day School Arie Crown Hebrew Day School requests a parking determination for a gymnasium/auditorium assembly use in an R2 Single-Family zoning district at 7787 Gross Point Road. 2020- 06P – Site Plan Approval: 7787 Gross Point Road Sirius Computer Solutions, Inc., on behalf of Arie Crown Hebrew Day School, requests site plan approval for a site over 1 acre in an R2 Single-Family zoning district in order to renovate an existing office building into an elementary and middle and junior high school and child day care not a residences uses, which will include a gymnasium addition, surface parking, play fields, and stormwater detention at 7787 Gross Point Road; relief from §82- 26(c)(4)c. and e. to allow a 174 sq. ft. Gross Point Road wall sign at 26’-3½” above grade and a 27 sq. ft. Frontage Road wall sign at 25’-6” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements); relief from §82-26(c)(4)b., c. and e. to allow a second 91 sq. ft. Gross Point Road wall sign at 13’-5” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements); relief from §82-26(c)(4)c. to allow a 37’sq. ft. ground sign (exceeding a 35 sq. ft. area requirement); and any other relief that may be discovered during the review of this case. PINs: 10-28-115-004-0000 and 10-29-210-004-0000 565754 Discussion and Interested Parties Legal notice was advertised, posted, and delivered to property owners in the area as prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and correct. Attorney Mark Gershon from Polsinelli PC, and architect Marc Amstadter of Amstadter Architects presented the cases to the Plan Commission. Rabbi Eli Samber, principal of Arie Crown Hebrew Day School gave his personal connection and history of the school. Dan Brinkman, Assistant Director of Transportation Services, from Gewalt Hamilton reviewed the traffic and parking analyses prepared by Bill Greive. A fundraising video and power point presentation were requested to be part of the record. In his overview, Mr. Gershon stated that the school was actively looking for about 10 years for a new home. They have finally found the right site along Frontage Road near the high school and highway to combine both locations (4600 Main Street and 8610 Niles Center Road) by renovating an existing office building and adding on a gymnasium/auditorium, surface parking, play fields, and stormwater detention. Keeping the school in Skokie will also benefit the community as the families consider Skokie as being the place where they live, work, and shop. They received approval from the Appearance Commission at the September meeting for design and in October for signage. They are proposing a zoning change from M1 Office Assembly to R2 Single-Family Residential to better align with the properties to the east & west, including the nearby high school (Niles West). Two of the 3 proposed uses are only allowed in the residential zoning districts. A resubdivision is necessary to configure the 2 existing parcels at the subject site into 1 new lot because Cook County does not allow tax parcels in separate subdivisions to be combined in a simple PIN consolidation process. Dedications of land along Frontage Road and Gross Point Road are also necessary to reduce the petitioner’s liability of having public sidewalk on private property. Staff reviewed the Gewalt Hamilton traffic impact analysis and parking study agreeing with the recommendation of 1 parking space for every 3 seats. The parking requirement of 289 vehicle parking spaces for a maximum of 865 seats will meet the requirement. According to Village Code, site plan approval is required when development takes place on sites 1 acre or larger. Signage relief also must be granted for wall and ground signs larger in area and height than allowed. Rabbi Eli Samber spoke about his personal relationship with Arie Crown school starting out as a kindergarten student and, for the last 16 years as the school’s principal. He stated that the school’s reputation for outstanding secular general and Judaic education is very well known and attracts people to move here from around the country. The proposed site will give them an unbelievable opportunity to grow by adding classrooms, sports space, labs and libraries. Marc Amstadter gave a summary of the physical space. The 12-acre site started out as an office building for Allstate’s phone center. He plans on returning some of the asphalt back to green space for large play fields. Improvements to the landscaping will be made to meet 565754 code requirements; adding trees and plantings along Gross Point Road. The 3-story building will use the basement for mechanicals and storage – no school activities. Early childhood, 1st grade classrooms, and communal areas will be on the 1st floor along with specialty classrooms for science and computer labs and libraries. The 2nd floor will have classrooms around the perimeter; like a racetrack” to take advantage of the large windows letting in natural light and will have open space in the center. The new addition for the gym, auditorium stage, and some offices will be added to the existing building. Security gates will be placed at the entrance from Gross Point Road which will be activated by transponder for emergency vehicles. Manual security gates will be placed at the entrance at Frontage Road. The gates will be closed during non-high traffic hours and be open for drop-off and pick-up times. Dan Brinkman reviewed the traffic and parking studies. Not many changes need to be made. There is excellent access from Frontage and Gross Point Roads. Widening Frontage Road in the future could help the whole region. Traffic counts were taken when the high school was in session. The classes at Arie Crown begin earlier than the high school and end afterwards. Sixty percent of the student body get to the school by carpools. They completed 4 separate traffic tests: 1) the typical class day; 2) weekday evening basketball games; 3) special events at the school; and 4) weekend banquets. They based their analysis on the highest calculations; weekday evening assembly use. The school stated that the largest events held was a funeral memorial for a past principal which had over 500 attendees and the usual graduation that brings about 300. Graduations have been held off- site. They stated that they will look to valet or off-site parking if they ever go over 850 people. A commissioner inquired about the capacity of the gymnasium/auditorium if used with theatre style seating. They can go up to 1,000 but will max it at 865 seats. The commissioner also asked how long it will take for construction and what is to become of the current school sites. They are anticipating 1½ years for construction and the existing school sites will be marketed with at least 1 location being put back on the tax rolls. Staff requested the reports be entered into the record as written except for Condition #34 on the recommended site plan approval conditions for Case 2020-06P. Staff would like to strike condition #34 as written and replace it with “any change in user may require a new application packet, hearing, and Certificate of Occupancy”. Even though the requests do not meet the intent of the 2005 Comprehensive Plan, staff is supportive of the proposals. However, valet parking services cannot be considered because it would block all drive aisles and emergency vehicles would only have 1 way in but no way out. The school must formally submit another parking determination request and a modified review of the site plan by the Village Board of Trustees at a future meeting if they wish to utilize valet parking as an option. A commissioner inquired if they could utilize the parking at Niles West High School for overflow if needed. Staff stated that it could be a consideration, but the applicant hopes to keep parking on-site. Traffic Engineering recommends “Do Not Enter” signs at the 1-way south access drive and at the southeast corner of the parking lot. Comments from Public Works state the current easement language is not up to code and will need to be revised and updated to include 565754 new standard restoration language. Forestry requires a bond for trees being removed which will be refunded at the end of the project. The wall and ground signs requested exceed code requirements and therefore, relief is needed for the primary wall sign on Gross Point Road and for the 2nd wall sign on the southwest elevation as well as the ground sign. Staff is recommending approval. A commissioner asked for clarification on driveway access. Mr. Gershon pointed out the circulation pattern. The entrance on the south is an “in” only while the north entrance is 2- way. There is 1 electric security gate and 2 manual ones. Early childhood has a separate 1- way entrance and carpooling vehicles will come through the 2-way driveway. Buses will not be stored on-site and will queue up waiting to be called when to arrive. Michael Williams, representing William B. Szydlowski, owner of BCLS, a small landscape and construction company at 5550 Howard Street, stated that the property was purchased in 2018 to store excavation equipment, semi-loaders, trailers, and landscape material for his business. He, as well as other businesses in the area, will experience fiscal hardship if the property was re-zoned with no property taxes paid by the school. The additional burden will fall to the other businesses. The property value will decrease. The Alter Group building needs to remain an office building to keep the tax base the same. He also stated that they did not receive any notice of the meeting – they saw a sign on a tree. Corporation Counsel stated that certified mail is not required anymore and the list of property owners within the 250 ft. boundary were verified as being correct. Mr. Williams did not want to review the list. Paul Applebaum, on behalf of Shure Electronics, 5800 Touhy in Niles, and owner of 5500 Howard Street, claimed that he just received notice and didn’t have much time to prepare. He is concerned and opposes the request of putting an R2 use among M1 uses. It would not only limit existing users from expanding but also reduce any more industrial users from coming into the area. He also stated that Shure purchased the property in 2018 and he is not sure they would have done so if they knew the school was coming to the area. He is familiar with Arie Crown and does not have objection to the school but has concerns that it is not safe for the children playing, walking or biking around there. There is no separation from the commercial & industrial sites along Frontage Road for traffic, noise, equipment & trucks. He also said that it would lower property values. He asked if any studies were done regarding congestion and safety as the traffic study was not made public. Tziporah Gelman moved to Skokie 13 years ago. She is a Skokie small business owner as well as an Arie Crown parent. Ties between the school and the community run very deep. Her husband is the Rabbi of the Church Street synagogue. The school will be able to house the entire student body in one building and will enhance the community. David Polster, 9135 Keystone, has been a Skokie resident for 20 years. His children attended Arie Crown and in fact, he moved to Skokie because of the school. His wife volunteers at the school. He is in favor of the project. 565754 Brian Levinson, 3131 Sherwin Avenue, Chicago, stated that the 2 existing locations for Arie Crown will be marketed with the intent to be put back on the tax rolls. Mark Gershon stated, in his rebuttal, the high school borders the manufacturing district on 2½ sides. The 2 businesses that purchased property did so with the high school already in place. He pointed out where existing fencing is and where new fencing will be located built to the maximum height allowed to separate the children from the industrial sites. He also stated the emission testing was completed and came back with a satisfactory result. A commissioner added that prevailing winds move west to east and will not flow over the school building. He also added that the legal notice was provided in accordance to Village Code requirements. He did disclose that 2 addresses are associated with the property; currently 7770 Frontage Road which will become 7787 Gross Point Road. The chairman asked if there would be any lighting in the evening. Mr. Amstadter answered that the parking lot lights will be turned off at night unless a specific event takes place. The ball fields will not be lighted as there will not be any night games. The chairman commented that as vacant properties are repurposed for other uses property value goes up because available properties become scarce. A commissioner complimented the petitioner for presenting the best prepared proposal. Recommendations and Voting Case 2020-03P A motion was made to approve, as presented, the request for a zoning map amendment from M1 Office Assembly Industry to R2 Single-Family Residential at 7770 Frontage Road Motion: D. Laxpati Second: J. Burman Absent: R. Quane Ayes: 8 Nays: 0 Case 2020-04P A motion was made to approve, as presented, the request for a subdivision to configure 2 existing lots into 1 new lot with dedications adjacent to Frontage Road and Gross Point Road at 7770 Frontage Road. Motion: J. Burman Second: G. Mitchell Absent: R. Quane Ayes: 8 Nays: 0 565754 Case 2020-05P A motion was made to approve the request for a parking determination at Arie Crown Hebrew Day School at 7787 Gross Point Road using a ratio of 1 parking space for every 3 seats which computes to 289 parking spaces for a maximum of 865 seats. Valet parking will not be allowed. Motion: G. Mitchell Second: S. Berman Absent: R. Quane Ayes: 8 Nays: 0 Case 2020-06P A motion was made to approve the request for site plan approval, as amended by staff, for a site over 1 acre in size at 7787 Gross Point Road to renovate an existing office building into an elementary and middle and junior high school and child day care which will include a gymnasium addition, surface parking, play fields, and stormwater detention. Text for condition #34 was stricken and replaced with the following: “any change in user may require a new application packet, hearing and Certificate of Occupancy”. Relief from the sign code was granted for wall signs on Frontage and Gross Point Roads and a ground sign on Gross Point Road to exceed the code requirements. Motion: S. Berman Second: C. Franklin Absent: R. Quane Ayes: 8 Nays: 0 565754 PLAN COMMISSION REPORT 2020-03P, 04P, & 06P Plan Commission Council Chambers, 8:00 PM, March 16, 2020 To: Mayor and Board of Trustees From: Paul Luke, Plan Commission Chairperson Case: Arie Crown Hebrew Day School 2020-03P Zoning Map Amendment 2020-04P Subdivision 2020-06P Site Plan Approval 7787 Gross Point Road (formerly 7770 Frontage Road) PLAN COMMISSION ANALYSIS The cases were heard at the March 5, 2020 Plan Commission meeting and involves a request for a zoning map amendment, subdivision, and site plan approval since the subject property is greater than 1 acre in size. The petitioner is proposing to rezone the subject property from M1 Office Assembly Industry to R2 Single Family in order to convert the existing office building into an elementary and junior high school, child day care (which are the pre-nursery and nursery programs), and gymnasium. At the meeting, the Plan Commission inquired about the traffic impact analysis and parking study. The gymnasium will have a maximum capacity of 865 seats based on the 289 parking spaces provided on the site or 1 space for every 3 seats. Vehicle will be restricted with gates at each of the curb cuts, which include 1 on Gross Point and 2 on Frontage Road. Gross Point access will be the main entrance for the school, while one Frontage Road curb cut will be secondary access and the other is a service entrance. Gates will be open in the mornings for drop-off and pick-up times. Upon a question from one of the Plan Commissioners, the applicant explained that construction will take 18 months to complete. The applicant also provided elevations showing building signage. The Plan Commission is supportive of the proposal. A more detailed discussion of the cases are in the attached findings, staff reports, and minutes. INTERESTED PARTIES Legal notice was advertised, posted, and delivered to property owners in the area as prescribed by the Zoning Chapter. It was determined by Corporation Counsel that notice was proper and correct. Two persons spoke against the proposal with concerns about locating a school near industrial-type uses, the impact of residential zoning on future development rights, the impact on property values, intermingling school and truck traffic, and taking the building off the property tax roll. In addition to the applicants, 2 persons spoke in favor of the proposal by citing the importance of the school in the community. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 1 PLAN COMMISSION RECOMMENDATIONS AND VOTING The Plan Commission recommended, by a vote of 8 ayes, 0 nays, and 1 absent that the petitioner’s request for a Zoning Map Amendment, Subdivision, and Site Plan be APPROVED, based upon the Plan Commission Positive Findings of Fact. ATTENDANCE AYES NAYS ABSENT VACANT Mathee X J. Burman X Laxpati X Franklin X Villegas X S. Berman X Quane X Mitchell X Luke X See individual motions in the attached draft Plan Commission meeting minutes. ATTACHMENTS 1. Plan Commission Recommended Conditions for the Site Plan Approval and Subdivision 2. Positive Findings of Fact for the Zoning Map Amendment and Site Plan Approval 3. Staff Reports, dated March 5, 2020 4. Draft Plan Commission meeting minutes, dated March 5, 2020 5. Site Plan 6. Floor Plans 7. Land Use and Zoning Map VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 2 PLAN COMMISSION RECOMMENDED CONDITIONS Plan Commission Council Chambers, 8:00 PM, March 16, 2020 RECOMMENDED SITE PLAN APPROVAL CONDITIONS 1. Prior to the hearing of this case before the Board of Trustees, the petitioner shall submit to the Planning Division: a. Ensure the same site plan is used for all drawings, including updating the Site Plan to coordinate with the Site Geometry Plan. 2. Prior to the issuance of building permits, the petitioner shall: a. Update existing easements to include new standard restoration language and ensure access to such easements. Need easement for 6" water main and combined sewer. b. A tree survey, final grading plan, tree preservation plan, and landscape plan with plant list shall be submitted to the Community Development Department for review and approval. c. 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) Site and Use 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>, engineering plans dated <insert date of final approved plan>, landscape plans dated <insert date of final approved plan>, sign plans dated <insert date of final approved plan>, and building 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. (Standard) 5. The proposed development shall have a maximum assembly capacity of 865 seats. 6. Valet parking is not approved as part of this request. Should the petitioner choose to request valet parking in the future, formal applications shall be submitted for a parking determination through the Plan Commission and a modified review of the site plan approval by the Village Board. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 3 7. 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) 8. Any outdoor sound systems shall at all times maintain audio levels that are compliant with the Skokie Village Code. (Standard) 9. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard) 10. No objects are allowed within a 10' sight distance triangle in R1, R2, R3, and R4 districts, or within a 15' sight distance triangle in all other districts, between 30" and 84" in height from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices. (Standard) 11. Prior to the issuance of building permits, the petitioner shall submit a temporary pedestrian, bicycle, and transit circulation plan, including routing, signage, and barriers, to be in place prior to the commencement of construction, subject to the approval of the Engineering Division. (Standard) Maintenance 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) Parking 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 proposed development shall have a minimum of 288 (289 provided) off-street vehicle parking spaces including 7 (8 provided) handicapped parking spaces, as indicated on the Subject Property plan dated <insert date of final approved plan>. (Standard) 18. 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) 19. 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 VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 4  parking spaces. (Standard) 20. The owner of the Subject Property [and its tenant] shall ensure that employees park on the Subject Property. (Standard) Utilities 21. All new 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) Landscaping 22. 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) Governance 23. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 24. The petitioner 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 petitioner shall submit to the Planning Division electronic files of the site plan and landscape plan in their approved and finalized form. (Standard) 29. 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 this site plan approval. 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 VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 5  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 petitioner 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 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) Assembly 33. The maximum seating capacity in the assembly area shall be limited to 865 seats. Any increase in the seating capacity or the overall area the assembly use occupies in the building shall require an amendment to the site plan approval through the full public hearing process. 34. Any change in user may require an application for a new parking determination with site plan approval, including public hearings, and will require a new Certificate of Occupancy. RECOMMENDED SUBDIVISION CONDITIONS 1. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the Arie Crown Hebrew Day School Subdivision must be submitted to the Village with all signatures other than Village staff or elected officials. 2. The Arie Crown Hebrew Day School Subdivision shall be effective upon its recording by the Village in the Office of the Recorder of Deeds of Cook County, Illinois. 3. All monuments must be set no later than 1 year after the date of the recording of the plat. 4. If work is to be performed on public property or if public property is utilized or impacted during construction and or development, the owners must provide, or must 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 owners 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. 5. The petitioner must comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 6 Proposed Positive Findings of Fact Plan Commission Council Chambers, 7:30 PM, March 16, 2020 Zoning Map Amendment Consideration Finding The map amendment is consistent with the The proposed zoning map amendment is Comprehensive Plan or development trends not consistent with the Comprehensive in the area that have taken place since the Plan’s manufacturing/service employment affected property was placed in the present designation for the subject site. zoning district. Additionally, the M1-zoned property to the north would become isolated from the industrially zoned and used properties to the south of the subject site. However, Niles West High School, which is located across Gross Point Road to the west of the subject site, opened on R2 Single-Family-zoned land at the same time as the subject site was developed. After identifying the existing uses and The property is suitable for uses under zoning districts in the area, the property in both the existing M1 zoning and the question is more suitable for the uses proposed R2 zoning. R2-zoned properties allowed under proposed zoning district than are located to the east and west of the the existing zoning district. subject site and the proposal would connect the zones to each other. The R2-zoned property to the west contains a senior high school; thus, rezoning the subject site would accommodate uses that are compatible with some parts of the immediate neighborhood. Site Plan Approval Consideration Finding The request is harmonious with and does The request is harmonious with and will not adversely affect adjacent properties. not adversely affect adjacent properties. The request can demonstrate that Adequate public facilities, including roads, adequate public facilities, including roads, drainage, utilities, and police and fire drainage, utilities, and police and fire protection exist or will exist to serve this protection exist or will exist to serve the request. requested use at the time such facilities are needed. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 7  The request demonstrates adequate The request demonstrates adequate provision for maintenance of the associated provision for maintenance of the structures. associated structures. The request has considered and, to the No adverse effects of the natural degree possible, addressed the adverse environment are expected. effects on the natural environment. The request will not create undue traffic The request will not create undue traffic congestion. congestion. The request will not adversely affect public The request will not adversely affect health, safety, and welfare. public health, safety, and welfare. The request conforms to all applicable The request conforms to all applicable provisions of this code, except where relief provisions of this code, except where is granted with the request. relief is granted with this request. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 8 STAFF REPORT 2020-04P: Subdivision Community Development Department Council Chambers, 7:30 PM, March 5, 2020 To: Paul Luke, Chairman, Skokie Plan Commission From: Mike Voitik, Associate Planner Re: 2020-04P: Subdivision 7770 Frontage Road Related Cases – 2020-03P: Zoning Map Amendment 2020-05P: Parking Determination 2020-06P: Site Plan Approval General Information Location 7770 Frontage Road Purpose To resubdivide 2 existing lots into 1 lot in an R2 Single-Family zoning district with dedications adjacent to Frontage Road and Gross Point Road to place portions of the existing sidewalk within the right-of-way, and any relief that may be discovered during the review of this case. Petitioner Sirius Computer Solutions, Inc., on behalf of Arie Crown Hebrew Day School Size of Site 518,080 square feet (11.89 acres) with frontage on Frontage Road and Gross Point Road Existing Zoning & R2 Single-Family – consulting service, research and development Land Use service Adjacent Zoning & North M1 Office Assembly Industry – consulting service, Land Use automobile rental, extermination and pest control service, art restoration service, food and beverage manufacturing, conventional warehouse, direct selling establishment, medical and diagnostic laboratory, investigation and security service, sign manufacturing, janitorial service, special trades contractor, periodical publisher, property management service South M1 Office Assembly Industry – office and administrative service, conventional warehouse, wholesale trade establishments M2 Light Industry – landscaping service East R2 Single-Family – detached residences R2 Single-Family Residence (Village of Morton Grove) – detached residences VOSDOCS-#565280-v1-Staff_Report_-_2020-04P_-_Subdivision__7770_Frontage_Road 1 of 3  West R2 Single-Family – senior high school M1 Office Assembly Industry – transportation equipment manufacturing Comprehensive Plan The site is designated as manufacturing/service employment. SITE INFORMATION  Public sidewalks run along Frontage Road and Gross Point Road.  Driveways provide access to the subject site from Frontage Road and Gross Point Road.  Overhead utilities run along the west side of the subject site, adjacent to Gross Point Road.  The Pace 225 Central-Howard bus runs along Howard Street, 2 blocks to the south of the subject site. The Pace 226 Oakton Street bus runs along Oakton Street, 2 blocks to the north of the subject site. PETITIONER’S SUBMITTAL The petitioner is requesting to resubdivide 2 existing lots into 1 lot in an R2 Single- Family zoning district with dedications adjacent to Frontage Road and Gross Point Road to place portions of the existing sidewalk within the right-of-way. The new lot will contain the campus for the Arie Crown Hebrew Day School. The subdivision will include a 2.00’-wide right-of-way dedication along Frontage Road and a 3.00’-wide right-of-way dedication along Gross Point Road in order to place portions of the existing sidewalks within the rights-of-way. STAFF ANALYSIS Comments All pertinent departments and divisions were offered an opportunity to comment on this case. Other than the Planning Division comments below, all others did not respond or approved the request without comment. Planning Division The Planning Division supports the proposed subdivision. The subdivision is required because the existing property spans multiple subdivisions and Cook County does not allow tax parcels in separate subdivisions to be combined through the simple PIN consolidation process. The dedications of right-of-way along Frontage Road and Gross Point Road will reduce the petitioner’s liability of having publicly- used infrastructure located on private property. VOSDOCS-#565280-v1-Staff_Report_-_2020-04P_-_Subdivision__7770_Frontage_Road 2 of 3 STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request to resubdivide 2 existing lots into 1 lot at 7770 Frontage Road, with a 2.00’-wide right-of-way dedication along Frontage Road and a 3.00’-wide right-of-way dedication along Gross Point Road to place portions of the existing sidewalks within the rights-of-way, in an R2 Single-Family zoning district be APPROVED subject to the conditions listed below. RECOMMENDED SUBDIVISION CONDITIONS 1. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the Arie Crown Hebrew Day School Subdivision must be submitted to the Village with all signatures other than Village staff or elected officials. 2. The Arie Crown Hebrew Day School Subdivision shall be effective upon its recording by the Village in the Office of the Recorder of Deeds of Cook County, Illinois. 3. All monuments must be set no later than 1 year after the date of the recording of the plat. 4. If work is to be performed on public property or if public property is utilized or impacted during construction and or development, the owners must provide, or must 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 owners 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. 5. The petitioner must comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. ATTACHMENTS 1. Arie Crown Hebrew Day School Subdivision, dated February 20, 2020 2. Land Use and Zoning Map VOSDOCS-#565280-v1-Staff_Report_-_2020-04P_-_Subdivision__7770_Frontage_Road 3 of 3  Plan Commission Meeting Minutes Date: March 5, 2020 A motion was made by Commissioner S. Berman and seconded by Commissioner J. Burman to approve the minutes of the February 6, 2020 Plan Commission meeting. Case Description: 2020-03P – Zoning Map Amendment: 7770 Frontage Road Sirius Computer Solutions, Inc., on behalf of Arie Crown Hebrew Day School, requests to amend the zoning map to change the zoning district for 7770 Frontage Road from M1 Office Assembly to R2 Single-Family. 2020-04P – Subdivision: 7770 Frontage Road Sirius Computer Solutions, Inc., on behalf on Arie Crown Hebrew Day School, requests a resubdivision to configure 2 existing lots in 1 new lot in an R2 Single-Family zoning district with dedications adjacent to Frontage Road and Gross Point Road to place portions of the existing public sidewalk within the right-of-way, and any relief that may be discovered during the review of this case. 2020-05P – Parking Determination: Arie Crown Hebrew Day School Arie Crown Hebrew Day School requests a parking determination for a gymnasium/auditorium assembly use in an R2 Single-Family zoning district at 7787 Gross Point Road. 2020- 06P – Site Plan Approval: 7787 Gross Point Road Sirius Computer Solutions, Inc., on behalf of Arie Crown Hebrew Day School, requests site plan approval for a site over 1 acre in an R2 Single-Family zoning district in order to renovate an existing office building into an elementary and middle and junior high school and child day care not a residences uses, which will include a gymnasium addition, surface parking, play fields, and stormwater detention at 7787 Gross Point Road; relief from §82- 26(c)(4)c. and e. to allow a 174 sq. ft. Gross Point Road wall sign at 26’-3½” above grade and a 27 sq. ft. Frontage Road wall sign at 25’-6” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements); relief from §82-26(c)(4)b., c. and e. to allow a second 91 sq. ft. Gross Point Road wall sign at 13’-5” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements); relief from §82-26(c)(4)c. to allow a 37’sq. ft. ground sign (exceeding a 35 sq. ft. area requirement); and any other relief that may be discovered during the review of this case. PINs: 10-28-115-004-0000 and 10-29-210-004-0000 565754 Discussion and Interested Parties Legal notice was advertised, posted, and delivered to property owners in the area as prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and correct. Attorney Mark Gershon from Polsinelli PC, and architect Marc Amstadter of Amstadter Architects presented the cases to the Plan Commission. Rabbi Eli Samber, principal of Arie Crown Hebrew Day School gave his personal connection and history of the school. Dan Brinkman, Assistant Director of Transportation Services, from Gewalt Hamilton reviewed the traffic and parking analyses prepared by Bill Greive. A fundraising video and power point presentation were requested to be part of the record. In his overview, Mr. Gershon stated that the school was actively looking for about 10 years for a new home. They have finally found the right site along Frontage Road near the high school and highway to combine both locations (4600 Main Street and 8610 Niles Center Road) by renovating an existing office building and adding on a gymnasium/auditorium, surface parking, play fields, and stormwater detention. Keeping the school in Skokie will also benefit the community as the families consider Skokie as being the place where they live, work, and shop. They received approval from the Appearance Commission at the September meeting for design and in October for signage. They are proposing a zoning change from M1 Office Assembly to R2 Single-Family Residential to better align with the properties to the east & west, including the nearby high school (Niles West). Two of the 3 proposed uses are only allowed in the residential zoning districts. A resubdivision is necessary to configure the 2 existing parcels at the subject site into 1 new lot because Cook County does not allow tax parcels in separate subdivisions to be combined in a simple PIN consolidation process. Dedications of land along Frontage Road and Gross Point Road are also necessary to reduce the petitioner’s liability of having public sidewalk on private property. Staff reviewed the Gewalt Hamilton traffic impact analysis and parking study agreeing with the recommendation of 1 parking space for every 3 seats. The parking requirement of 289 vehicle parking spaces for a maximum of 865 seats will meet the requirement. According to Village Code, site plan approval is required when development takes place on sites 1 acre or larger. Signage relief also must be granted for wall and ground signs larger in area and height than allowed. Rabbi Eli Samber spoke about his personal relationship with Arie Crown school starting out as a kindergarten student and, for the last 16 years as the school’s principal. He stated that the school’s reputation for outstanding secular general and Judaic education is very well known and attracts people to move here from around the country. The proposed site will give them an unbelievable opportunity to grow by adding classrooms, sports space, labs and libraries. Marc Amstadter gave a summary of the physical space. The 12-acre site started out as an office building for Allstate’s phone center. He plans on returning some of the asphalt back to green space for large play fields. Improvements to the landscaping will be made to meet 565754 code requirements; adding trees and plantings along Gross Point Road. The 3-story building will use the basement for mechanicals and storage – no school activities. Early childhood, 1st grade classrooms, and communal areas will be on the 1st floor along with specialty classrooms for science and computer labs and libraries. The 2nd floor will have classrooms around the perimeter; like a racetrack” to take advantage of the large windows letting in natural light and will have open space in the center. The new addition for the gym, auditorium stage, and some offices will be added to the existing building. Security gates will be placed at the entrance from Gross Point Road which will be activated by transponder for emergency vehicles. Manual security gates will be placed at the entrance at Frontage Road. The gates will be closed during non-high traffic hours and be open for drop-off and pick-up times. Dan Brinkman reviewed the traffic and parking studies. Not many changes need to be made. There is excellent access from Frontage and Gross Point Roads. Widening Frontage Road in the future could help the whole region. Traffic counts were taken when the high school was in session. The classes at Arie Crown begin earlier than the high school and end afterwards. Sixty percent of the student body get to the school by carpools. They completed 4 separate traffic tests: 1) the typical class day; 2) weekday evening basketball games; 3) special events at the school; and 4) weekend banquets. They based their analysis on the highest calculations; weekday evening assembly use. The school stated that the largest events held was a funeral memorial for a past principal which had over 500 attendees and the usual graduation that brings about 300. Graduations have been held off- site. They stated that they will look to valet or off-site parking if they ever go over 850 people. A commissioner inquired about the capacity of the gymnasium/auditorium if used with theatre style seating. They can go up to 1,000 but will max it at 865 seats. The commissioner also asked how long it will take for construction and what is to become of the current school sites. They are anticipating 1½ years for construction and the existing school sites will be marketed with at least 1 location being put back on the tax rolls. Staff requested the reports be entered into the record as written except for Condition #34 on the recommended site plan approval conditions for Case 2020-06P. Staff would like to strike condition #34 as written and replace it with “any change in user may require a new application packet, hearing, and Certificate of Occupancy”. Even though the requests do not meet the intent of the 2005 Comprehensive Plan, staff is supportive of the proposals. However, valet parking services cannot be considered because it would block all drive aisles and emergency vehicles would only have 1 way in but no way out. The school must formally submit another parking determination request and a modified review of the site plan by the Village Board of Trustees at a future meeting if they wish to utilize valet parking as an option. A commissioner inquired if they could utilize the parking at Niles West High School for overflow if needed. Staff stated that it could be a consideration, but the applicant hopes to keep parking on-site. Traffic Engineering recommends “Do Not Enter” signs at the 1-way south access drive and at the southeast corner of the parking lot. Comments from Public Works state the current easement language is not up to code and will need to be revised and updated to include 565754 new standard restoration language. Forestry requires a bond for trees being removed which will be refunded at the end of the project. The wall and ground signs requested exceed code requirements and therefore, relief is needed for the primary wall sign on Gross Point Road and for the 2nd wall sign on the southwest elevation as well as the ground sign. Staff is recommending approval. A commissioner asked for clarification on driveway access. Mr. Gershon pointed out the circulation pattern. The entrance on the south is an “in” only while the north entrance is 2- way. There is 1 electric security gate and 2 manual ones. Early childhood has a separate 1- way entrance and carpooling vehicles will come through the 2-way driveway. Buses will not be stored on-site and will queue up waiting to be called when to arrive. Michael Williams, representing William B. Szydlowski, owner of BCLS, a small landscape and construction company at 5550 Howard Street, stated that the property was purchased in 2018 to store excavation equipment, semi-loaders, trailers, and landscape material for his business. He, as well as other businesses in the area, will experience fiscal hardship if the property was re-zoned with no property taxes paid by the school. The additional burden will fall to the other businesses. The property value will decrease. The Alter Group building needs to remain an office building to keep the tax base the same. He also stated that they did not receive any notice of the meeting – they saw a sign on a tree. Corporation Counsel stated that certified mail is not required anymore and the list of property owners within the 250 ft. boundary were verified as being correct. Mr. Williams did not want to review the list. Paul Applebaum, on behalf of Shure Electronics, 5800 Touhy in Niles, and owner of 5500 Howard Street, claimed that he just received notice and didn’t have much time to prepare. He is concerned and opposes the request of putting an R2 use among M1 uses. It would not only limit existing users from expanding but also reduce any more industrial users from coming into the area. He also stated that Shure purchased the property in 2018 and he is not sure they would have done so if they knew the school was coming to the area. He is familiar with Arie Crown and does not have objection to the school but has concerns that it is not safe for the children playing, walking or biking around there. There is no separation from the commercial & industrial sites along Frontage Road for traffic, noise, equipment & trucks. He also said that it would lower property values. He asked if any studies were done regarding congestion and safety as the traffic study was not made public. Tziporah Gelman moved to Skokie 13 years ago. She is a Skokie small business owner as well as an Arie Crown parent. Ties between the school and the community run very deep. Her husband is the Rabbi of the Church Street synagogue. The school will be able to house the entire student body in one building and will enhance the community. David Polster, 9135 Keystone, has been a Skokie resident for 20 years. His children attended Arie Crown and in fact, he moved to Skokie because of the school. His wife volunteers at the school. He is in favor of the project. 565754 Brian Levinson, 3131 Sherwin Avenue, Chicago, stated that the 2 existing locations for Arie Crown will be marketed with the intent to be put back on the tax rolls. Mark Gershon stated, in his rebuttal, the high school borders the manufacturing district on 2½ sides. The 2 businesses that purchased property did so with the high school already in place. He pointed out where existing fencing is and where new fencing will be located built to the maximum height allowed to separate the children from the industrial sites. He also stated the emission testing was completed and came back with a satisfactory result. A commissioner added that prevailing winds move west to east and will not flow over the school building. He also added that the legal notice was provided in accordance to Village Code requirements. He did disclose that 2 addresses are associated with the property; currently 7770 Frontage Road which will become 7787 Gross Point Road. The chairman asked if there would be any lighting in the evening. Mr. Amstadter answered that the parking lot lights will be turned off at night unless a specific event takes place. The ball fields will not be lighted as there will not be any night games. The chairman commented that as vacant properties are repurposed for other uses property value goes up because available properties become scarce. A commissioner complimented the petitioner for presenting the best prepared proposal. Recommendations and Voting Case 2020-03P A motion was made to approve, as presented, the request for a zoning map amendment from M1 Office Assembly Industry to R2 Single-Family Residential at 7770 Frontage Road Motion: D. Laxpati Second: J. Burman Absent: R. Quane Ayes: 8 Nays: 0 Case 2020-04P A motion was made to approve, as presented, the request for a subdivision to configure 2 existing lots into 1 new lot with dedications adjacent to Frontage Road and Gross Point Road at 7770 Frontage Road. Motion: J. Burman Second: G. Mitchell Absent: R. Quane Ayes: 8 Nays: 0 565754 Case 2020-05P A motion was made to approve the request for a parking determination at Arie Crown Hebrew Day School at 7787 Gross Point Road using a ratio of 1 parking space for every 3 seats which computes to 289 parking spaces for a maximum of 865 seats. Valet parking will not be allowed. Motion: G. Mitchell Second: S. Berman Absent: R. Quane Ayes: 8 Nays: 0 Case 2020-06P A motion was made to approve the request for site plan approval, as amended by staff, for a site over 1 acre in size at 7787 Gross Point Road to renovate an existing office building into an elementary and middle and junior high school and child day care which will include a gymnasium addition, surface parking, play fields, and stormwater detention. Text for condition #34 was stricken and replaced with the following: “any change in user may require a new application packet, hearing and Certificate of Occupancy”. Relief from the sign code was granted for wall signs on Frontage and Gross Point Roads and a ground sign on Gross Point Road to exceed the code requirements. Motion: S. Berman Second: C. Franklin Absent: R. Quane Ayes: 8 Nays: 0 565754 PLAN COMMISSION REPORT 2020-03P, 04P, & 06P Plan Commission Council Chambers, 8:00 PM, March 16, 2020 To: Mayor and Board of Trustees From: Paul Luke, Plan Commission Chairperson Case: Arie Crown Hebrew Day School 2020-03P Zoning Map Amendment 2020-04P Subdivision 2020-06P Site Plan Approval 7787 Gross Point Road (formerly 7770 Frontage Road) PLAN COMMISSION ANALYSIS The cases were heard at the March 5, 2020 Plan Commission meeting and involves a request for a zoning map amendment, subdivision, and site plan approval since the subject property is greater than 1 acre in size. The petitioner is proposing to rezone the subject property from M1 Office Assembly Industry to R2 Single Family in order to convert the existing office building into an elementary and junior high school, child day care (which are the pre-nursery and nursery programs), and gymnasium. At the meeting, the Plan Commission inquired about the traffic impact analysis and parking study. The gymnasium will have a maximum capacity of 865 seats based on the 289 parking spaces provided on the site or 1 space for every 3 seats. Vehicle will be restricted with gates at each of the curb cuts, which include 1 on Gross Point and 2 on Frontage Road. Gross Point access will be the main entrance for the school, while one Frontage Road curb cut will be secondary access and the other is a service entrance. Gates will be open in the mornings for drop-off and pick-up times. Upon a question from one of the Plan Commissioners, the applicant explained that construction will take 18 months to complete. The applicant also provided elevations showing building signage. The Plan Commission is supportive of the proposal. A more detailed discussion of the cases are in the attached findings, staff reports, and minutes. INTERESTED PARTIES Legal notice was advertised, posted, and delivered to property owners in the area as prescribed by the Zoning Chapter. It was determined by Corporation Counsel that notice was proper and correct. Two persons spoke against the proposal with concerns about locating a school near industrial-type uses, the impact of residential zoning on future development rights, the impact on property values, intermingling school and truck traffic, and taking the building off the property tax roll. In addition to the applicants, 2 persons spoke in favor of the proposal by citing the importance of the school in the community. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 1 PLAN COMMISSION RECOMMENDATIONS AND VOTING The Plan Commission recommended, by a vote of 8 ayes, 0 nays, and 1 absent that the petitioner’s request for a Zoning Map Amendment, Subdivision, and Site Plan be APPROVED, based upon the Plan Commission Positive Findings of Fact. ATTENDANCE AYES NAYS ABSENT VACANT Mathee X J. Burman X Laxpati X Franklin X Villegas X S. Berman X Quane X Mitchell X Luke X See individual motions in the attached draft Plan Commission meeting minutes. ATTACHMENTS 1. Plan Commission Recommended Conditions for the Site Plan Approval and Subdivision 2. Positive Findings of Fact for the Zoning Map Amendment and Site Plan Approval 3. Staff Reports, dated March 5, 2020 4. Draft Plan Commission meeting minutes, dated March 5, 2020 5. Site Plan 6. Floor Plans 7. Land Use and Zoning Map VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 2 PLAN COMMISSION RECOMMENDED CONDITIONS Plan Commission Council Chambers, 8:00 PM, March 16, 2020 RECOMMENDED SITE PLAN APPROVAL CONDITIONS 1. Prior to the hearing of this case before the Board of Trustees, the petitioner shall submit to the Planning Division: a. Ensure the same site plan is used for all drawings, including updating the Site Plan to coordinate with the Site Geometry Plan. 2. Prior to the issuance of building permits, the petitioner shall: a. Update existing easements to include new standard restoration language and ensure access to such easements. Need easement for 6" water main and combined sewer. b. A tree survey, final grading plan, tree preservation plan, and landscape plan with plant list shall be submitted to the Community Development Department for review and approval. c. 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) Site and Use 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>, engineering plans dated <insert date of final approved plan>, landscape plans dated <insert date of final approved plan>, sign plans dated <insert date of final approved plan>, and building 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. (Standard) 5. The proposed development shall have a maximum assembly capacity of 865 seats. 6. Valet parking is not approved as part of this request. Should the petitioner choose to request valet parking in the future, formal applications shall be submitted for a parking determination through the Plan Commission and a modified review of the site plan approval by the Village Board. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 3 7. 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) 8. Any outdoor sound systems shall at all times maintain audio levels that are compliant with the Skokie Village Code. (Standard) 9. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard) 10. No objects are allowed within a 10' sight distance triangle in R1, R2, R3, and R4 districts, or within a 15' sight distance triangle in all other districts, between 30" and 84" in height from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices. (Standard) 11. Prior to the issuance of building permits, the petitioner shall submit a temporary pedestrian, bicycle, and transit circulation plan, including routing, signage, and barriers, to be in place prior to the commencement of construction, subject to the approval of the Engineering Division. (Standard) Maintenance 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) Parking 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 proposed development shall have a minimum of 288 (289 provided) off-street vehicle parking spaces including 7 (8 provided) handicapped parking spaces, as indicated on the Subject Property plan dated <insert date of final approved plan>. (Standard) 18. 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) 19. 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 VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 4  parking spaces. (Standard) 20. The owner of the Subject Property [and its tenant] shall ensure that employees park on the Subject Property. (Standard) Utilities 21. All new 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) Landscaping 22. 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) Governance 23. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 24. The petitioner 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 petitioner shall submit to the Planning Division electronic files of the site plan and landscape plan in their approved and finalized form. (Standard) 29. 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 this site plan approval. 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 VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 5  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 petitioner 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 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) Assembly 33. The maximum seating capacity in the assembly area shall be limited to 865 seats. Any increase in the seating capacity or the overall area the assembly use occupies in the building shall require an amendment to the site plan approval through the full public hearing process. 34. Any change in user may require an application for a new parking determination with site plan approval, including public hearings, and will require a new Certificate of Occupancy. RECOMMENDED SUBDIVISION CONDITIONS 1. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the Arie Crown Hebrew Day School Subdivision must be submitted to the Village with all signatures other than Village staff or elected officials. 2. The Arie Crown Hebrew Day School Subdivision shall be effective upon its recording by the Village in the Office of the Recorder of Deeds of Cook County, Illinois. 3. All monuments must be set no later than 1 year after the date of the recording of the plat. 4. If work is to be performed on public property or if public property is utilized or impacted during construction and or development, the owners must provide, or must 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 owners 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. 5. The petitioner must comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 6 Proposed Positive Findings of Fact Plan Commission Council Chambers, 7:30 PM, March 16, 2020 Zoning Map Amendment Consideration Finding The map amendment is consistent with the The proposed zoning map amendment is Comprehensive Plan or development trends not consistent with the Comprehensive in the area that have taken place since the Plan’s manufacturing/service employment affected property was placed in the present designation for the subject site. zoning district. Additionally, the M1-zoned property to the north would become isolated from the industrially zoned and used properties to the south of the subject site. However, Niles West High School, which is located across Gross Point Road to the west of the subject site, opened on R2 Single-Family-zoned land at the same time as the subject site was developed. After identifying the existing uses and The property is suitable for uses under zoning districts in the area, the property in both the existing M1 zoning and the question is more suitable for the uses proposed R2 zoning. R2-zoned properties allowed under proposed zoning district than are located to the east and west of the the existing zoning district. subject site and the proposal would connect the zones to each other. The R2-zoned property to the west contains a senior high school; thus, rezoning the subject site would accommodate uses that are compatible with some parts of the immediate neighborhood. Site Plan Approval Consideration Finding The request is harmonious with and does The request is harmonious with and will not adversely affect adjacent properties. not adversely affect adjacent properties. The request can demonstrate that Adequate public facilities, including roads, adequate public facilities, including roads, drainage, utilities, and police and fire drainage, utilities, and police and fire protection exist or will exist to serve this protection exist or will exist to serve the request. requested use at the time such facilities are needed. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 7  The request demonstrates adequate The request demonstrates adequate provision for maintenance of the associated provision for maintenance of the structures. associated structures. The request has considered and, to the No adverse effects of the natural degree possible, addressed the adverse environment are expected. effects on the natural environment. The request will not create undue traffic The request will not create undue traffic congestion. congestion. The request will not adversely affect public The request will not adversely affect health, safety, and welfare. public health, safety, and welfare. The request conforms to all applicable The request conforms to all applicable provisions of this code, except where relief provisions of this code, except where is granted with the request. relief is granted with this request. VOSDOCS-#566002-v1-Master_Plan_Commission_Report_-_2020-03P_Zoning_Map_Amend_2020-04P_Sub_2020-06P_SIte_Plan_ 8 STAFF REPORT 2020-06P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, March 5, 2020 To: Paul Luke, Plan Commission Chairperson From: Carrie Haberstich, Planner/CDBG Administrator Re: 2020-06P: Site Plan Approval Arie Crown Hebrew Day School Related Cases – 2020-03P: Zoning Map Amendment 2020-04P: Subdivision 2020-05P: Parking Determination 2020-06P: Site Plan Approval General Information Location 7787 Gross Point Road (formerly 7770 Frontage Road) Purpose To obtain site plan approval for a site over 1 acre in an R2 Single- Family zoning district in order to renovate an existing office building into an elementary and middle and junior high school and child day care not in a residence uses, which will include a gymnasium addition, surface parking, play fields, and stormwater detention at 7787 Gross Point Road; relief from §82-26(c)(4)c. and e. to allow a 174 sq. ft. Gross Point Road wall sign at 26’-3½” above grade and a 27 sq. ft. Frontage Road wall sign at 25’-6” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements); relief from §82-26(c)(4)b., c., and e. to allow a second 91 sq. ft. Gross Point Road wall sign at 13’-5” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements); relief from §82-26(c)(4)c. to allow a 37’ sq. ft. ground sign (exceeding a 35 sq. ft. area requirement); and any other relief that may be discovered during the review of this case. PINs: 10-28-115-004-0000 and 10-29-210-004-0000 Petitioner Sirius Computer Solutions, Inc., on behalf of Arie Crown Hebrew Day School Size of Site 518,080 square feet (11.89 acres) with frontage on Frontage Road and Gross Point Road Existing Zoning & R2 Single-Family – consulting service, research and development Land Use service VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 1 of 12  Adjacent Zoning & North M1 Office Assembly Industry – consulting service, automobile Land Use rental, extermination and pest control service, art restoration service, food and beverage manufacturing, conventional warehouse, direct selling establishment, medical and diagnostic laboratory, investigation and security service, sign manufacturing, janitorial service, special trades contractor, periodical publisher, property management service South M1 Office Assembly Industry – office and administrative service, conventional warehouse, wholesale trade establishments M2 Light Industry – landscaping service East R2 Single-Family – detached residences R2 Single-Family Residence (Village of Morton Grove) – detached residences West R2 Single-Family – senior high school M1 Office Assembly Industry – transportation equipment manufacturing Comprehensive Plan The site is designated as manufacturing/service employment. SITE INFORMATION General The 3 existing driveways, 1 off Gross Point Road and 2 off Frontage Road, are proposed to remain. Parking is available in the parking lot to the southwest of the building. Water mains traverse the site along the north and south property boundaries. A 20’ utility easement exists along the north property boundary, a 10’ storm and sanitary sewer easement exists along the south property boundaries, and a 10’ sewer and water exists along the Gross Point Road frontage. Overhead utilities are located along the Gross Point Road frontage. A private water main is located along the southwest property boundary and continues between 7733 and 7777 Gross Point Road. A combined sewer is located at the southern corner of the property and the combined wastewater flows south toward Howard Street. VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 2 of 12  Complete Streets The property abuts Frontage Road and Gross Point Road, both of which have public sidewalks. Consider the needs of the visually- and hearing-impaired when making improvements to the building and the site. The only formal bicycle facility adjacent to the site is a bike route on Gross Point Road. Pace Bus Route 225 is available south of the site on Howard Street, and the nearest train station is the Oakton-Skokie CTA Station 1.4 miles to the northeast of the site. The site is within walking distance of other businesses, services, and shopping. Consider the needs of those who may access the site with transportation options other than a motor vehicle. Access to the subject site is available through Gross Point and Frontage Roads. STAFF ANALYSIS Petitioners’ Submittal Arie Crown Hebrew Day School is a preschool through 8th grade Jewish day school offering an exemplary Judaic and secular education that serves as the educational foundation of our students. Relocation of our two existing locations in Skokie to the proposed redesigned, renovated and consolidated facility at [7787 Gross Point] Road, will continue this rich tradition from a new and improved facility with significant benefits to our students, teachers, administration and the community. At the proposed new location our students will continue to be challenged with a dual curriculum and nurtured both academically and spiritually through varied programming. Students will benefit from interacting with different age groups within the improved building during lunch served in our updated cafeteria; recess in our new gymnasium or on our playgrounds and outdoor sports fields, and in special programming including school assemblies and meetings. Students in all grades will have access to our upgraded and well stocked library as well as our new and improved computer labs and technology equipment including Chromebooks, Smartboards or [iPads], and benefit from hands on learning experiences in our new science labs. Our curriculum also values creative learning and will continue to do so utilizing our new art and music rooms and common area communal learning spaces. The gymnasium is designed as, and its primary purpose is for, a gymnasium although as noted it will also occasionally be used for assembly events that bring in additional people to the site primarily during times when the school is closed. The largest event in the history of the Arie Crown Hebrew Day School (“Arie Crown”) was a one-time memorial service with approximately 500 people. After that the next largest events are annual graduations with approximately 300 people which, as you indicated, have typically been held off site. While not finally determined, it is reasonable to assume that the graduations may be held once a year at the new school instead of off-site. VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 3 of 12  There is no current specific expectation of larger events beyond 500, or even more likely 300 people, although we want to retain that ability given the larger and more modern school and gymnasium. Samantha previously confirmed by email that staff agrees with the parking ratio of 3 people per 1 car (or 865 people for an assembly based on our available parking spots) recommended by our traffic engineer’s parking study, and proposed that the seats in the assembly space be limited to 865 seats maximum. Note that this occupancy is without the use of, or need for, valet parking. We have previously confirmed that we have no objection to that assembly occupancy limitation. As previously discussed, we would like the right to apply for valet parking, subject to approval of the Village Community Development Director and Fire Department, to be preserved for the future for a special event. As confirmed by the Village, it is not necessary for an 865 person event but it may be determined to be beneficial in the future for a larger event. Finally, while the primary daytime use is for a gymnasium, as noted, the gym will also occasionally be used for partial and all school assemblies that are part of the normal school day. These are not the kind of traffic generating event that we have been talking about since the students, faculty and staff attending such assemblies are already accounted for in our parking calculations. Comments Staff Comment and Review requests were sent to all pertinent departments and were received from Water & Sewer, Forestry, Traffic Engineering, Fire Prevention, and Planning. All other departments and divisions did not submit comments regarding the subject case. Water & Sewer Need access to easements. Easements should not be in secured area. Revise easement agreements to include new standard restoration language. Need easement for 6" water main and combined sewer. Forestry Please provide an existing tree survey. Map is good with tree survey; however, please include the spreadsheet from the preliminary plan review that listed the trees to be removed and the bond payment required. Comment from before: They did a nice job with the tree survey and spread sheet. A $49,200 bond is required according to the spreadsheet, $33,600 of which will be reimbursed at the end of the project once all of the landscaping is installed and the new trees are planted. A tree removal permit is required prior to demo and a bond payment will be required for trees removed over 8". Reimbursement will happen at the end of the project for trees planted back. VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 4 of 12  Tree protection fencing is required for site trees in a construction project. There is a space for a new tree in the parkway. This fee is not required since trees will be planted along the parkway as part of the final landscaping. Traffic Engineering Motor vehicle parking requirement met. See attached parking analysis for further breakdown. Provide lighting plan in accordance with IES and §118-212(k) Lighting. Accessible parking must be placed on level pavement on the shortest accessible route to an accessible entrance. Path from ADA parking spaces to main entrance should be designed without obstacles. Show where depressed curb with ADA grade requirements will be provided. The illumination level for an off-street parking area shall be an average maintained horizontal footcandle ratio of 1.0 to 3.0 footcandles, or per IES standards for other application purposes. Uniform illumination is desirable, and the lowest footcandle value at any point on the pavement should not be less than 1/4 the designed average maintained horizontal foot-candles. As previously agreed to with the applicant representative, no valet or off-site parking would be required in connection with that capacity of 865 people; therefore, valet parking will not be allowed. Proposed valet parking blocks all drive aisles. During an emergency, the emergency vehicles will only have one way in but no way out due to parking vehicles in all essential drive aisles. Per previous comment, no parking will be allowed in any drive aisles. Additional no parking signs should be posted along north-south drive aisle on furthest west side of school. It is still unclear if south access drive front frontage is intended to be one-way or two-way. If it is one-way (in) then DO NOT ENTER signs should be added in the radius curves near the southern portion of parking lot. This would be to prohibit vehicles intending to leave the site via the southern access lane. If access lane is intended to be 2-way then access lane/driveway from frontage road to parking lot will need to be a minimum of 24' wide. Fire Prevention 1) The Fire Prevention Bureau does not support valet parking, as presented, on this site. Valet parking will inhibit fire apparatus from navigating the site with the potential of limiting firefighting and rescue operations. The proposed valet parking also does comply with the turning radius required for apparatus to make entry from both Gross Point and Frontage Roads. VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 5 of 12  2) All previous comments for this site are still valid. [Note: The Preliminary Plan Review comments are technical in nature and are available in the Village’s digital development review system.] 3) This list is not all-inclusive. Planning Division The Planning Division is supportive of the petitioner’s request of renovate an existing office building into an elementary and middle and junior high school and child day care not in a residence uses. The Gross Point Road driveway is expected to be the main access for personal vehicles, while the southern driveway is expected to serve inbound bus traffic only. At the meeting, the petitioner will discuss the potential use of security gates, confirm the depth of the parking spaces heading into the walkway on the south side of the landscape green, provide the rationale for the proposed 40 bicycle parking spaces in lieu of the required 80, and confirm whether or not school buses will be stored on-site. Per §118-58 of the Skokie Village Code, a site plan approval is required for the development, redevelopment, or modification of buildings and structures or site plan modifications of sites 1 acre or larger in size. Aesthetic approval of the sign package was made at the October 2019 Appearance Commission meeting, subject to obtaining relief from the Sign Code:  Primary Wall Signs. Relief from §82-26(c)(4)c. and e. to allow a 174 sq. ft. Gross Point Road wall sign at 26’-3½” above grade and a 27 sq. ft. Frontage Road wall sign at 25’-6” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements).  Secondary Wall Sign. Relief from §82-26(c)(4)b., c., and e. to allow a second 91 sq. ft. Gross Point Road wall sign at 13’-5” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements).  Ground Sign. Relief from §82-26(c)(4)c. to allow a 37’ sq. ft. ground sign (exceeding a 35 sq. ft. area requirement). In case 2020-05P, a parking determination supports 289 parking spaces for 865 seats as part of the assembly use on the subject site. This does not include support for valet parking, however. Should the petitioner choose to request valet parking in the future, formal applications shall be submitted for a parking determination through the Plan Commission and a modified review of the site plan approval by the Village Board. VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 6 of 12 APPEARANCE COMMISSION At its September 11, 2019, meeting, the Appearance Commission approved the proposed development design, including the first floor addition and façade changes, as presented. At its October 23, 2019, meeting, the Appearance Commission approved the signage (case 2019-054A) as presented. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request for site plan approval to renovate an existing office building into an elementary and middle and junior high school and child day care not in a residence uses at 7787 Gross Point Road, in an R2 Single-Family zoning district, be APPROVED, based upon the Proposed Positive Findings of Fact and subject to the recommended site plan approval conditions below. Staff further recommends relief from §82-26(c)(4)c. and e. to allow a 174 sq. ft. Gross Point Road wall sign at 26’-3½” above grade and a 27 sq. ft. Frontage Road wall sign at 25’-6” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements); from §82-26(c)(4)b., c., and e. to allow a second 91 sq. ft. Gross Point Road wall sign at 13’-5” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements); from §82-26(c)(4)c. to allow a 37’ sq. ft. ground sign (exceeding a 35 sq. ft. area requirement); and from §118-222 to allow 40 bicycle parking spaces (less than the 80 required bicycle parking spaces). RECOMMENDED SITE PLAN APPROVAL CONDITIONS 1. Prior to the hearing of this case before the Board of Trustees, the petitioner shall submit to the Planning Division: a. Ensure the same site plan is used for all drawings, including updating the Site Plan to coordinate with the Site Geometry Plan. 2. Prior to the issuance of building permits, the petitioner shall: a. Update existing easements to include new standard restoration language and ensure access to such easements. Need easement for 6" water main and combined sewer. b. A tree survey, final grading plan, tree preservation plan, and landscape plan with plant list shall be submitted to the Community Development Department for review and approval. c. 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) Site and Use VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 7 of 12 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>, engineering plans dated <insert date of final approved plan>, landscape plans dated <insert date of final approved plan>, sign plans dated <insert date of final approved plan>, and building 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. (Standard) 5. The proposed development shall have a maximum assembly capacity of 865 seats. 6. Valet parking is not approved as part of this request. Should the petitioner choose to request valet parking in the future, formal applications shall be submitted for a parking determination through the Plan Commission and a modified review of the site plan approval by the Village Board. 7. 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) 8. Any outdoor sound systems shall at all times maintain audio levels that are compliant with the Skokie Village Code. (Standard) 9. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard) 10. No objects are allowed within a 10' sight distance triangle in R1, R2, R3, and R4 districts, or within a 15' sight distance triangle in all other districts, between 30" and 84" in height from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices. (Standard) 11. Prior to the issuance of building permits, the petitioner shall submit a temporary pedestrian, bicycle, and transit circulation plan, including routing, signage, and barriers, to be in place prior to the commencement of construction, subject to the approval of the Engineering Division. (Standard) Maintenance 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. VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 8 of 12  (Standard) Parking 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 proposed development shall have a minimum of 288 (289 provided) off-street vehicle parking spaces including 7 (8 provided) handicapped parking spaces, as indicated on the Subject Property plan dated <insert date of final approved plan>. (Standard) 18. 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) 19. 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) 20. The owner of the Subject Property [and its tenant] shall ensure that employees park on the Subject Property. (Standard) Utilities 21. All new 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) Landscaping 22. 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) Governance 23. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 24. The petitioner 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 VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 9 of 12  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 petitioner shall submit to the Planning Division electronic files of the site plan and landscape plan in their approved and finalized form. (Standard) 29. 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 this site plan approval. 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 petitioner 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 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) Assembly 33. The maximum seating capacity in the assembly area shall be limited to 865 seats. Any increase in the seating capacity or the overall area the assembly use occupies in the building shall require an amendment to the site plan approval through the full public hearing process. 34. Any change in user to another religious group shall require an application for a new special use permit, including public hearings. VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 10 of 12 ATTACHMENTS 1. Proposed Positive Findings of Fact 2. ALTA/NSPS Land Title and Topographic Survey, dated revised August 9, 2019 3. Site Plan, dated January 3, 2020 4. Site Geometry, Utility, and Grading and Drainage Plans, dated January 6, 2020 5. Landscape Plans, dated January 2, 2020 6. Floor Plans, dated December 2, 2019 7. Elevations, dated October 2, 2019 8. Signs, dated October 2, 2019 9. Renderings, dated August 28, 2019 10. Photos, undated 11. Zoning and Land Use Map VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 11 of 12 Proposed Positive Findings of Fact 2020-06P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, March 5, 2020 Consideration Finding The request is harmonious with and does The request is harmonious with and will not adversely affect adjacent properties. not adversely affect adjacent properties. The request can demonstrate that Adequate public facilities, including roads, adequate public facilities, including roads, drainage, utilities, and police and fire drainage, utilities, and police and fire protection exist or will exist to serve this protection exist or will exist to serve the request. requested use at the time such facilities are needed. The request demonstrates adequate The request demonstrates adequate provision for maintenance of the associated provision for maintenance of the structures. associated structures. The request has considered and, to the No adverse effects of the natural degree possible, addressed the adverse environment are expected. effects on the natural environment. The request will not create undue traffic The request will not create undue traffic congestion. congestion. The request will not adversely affect public The request will not adversely affect health, safety, and welfare. public health, safety, and welfare. The request conforms to all applicable The request conforms to all applicable provisions of this code, except where relief provisions of this code, except where is granted with the request. relief is granted with this request. VOSDOCS-#565445-v1-Staff_Report_-_2020-06P_-_Site_Plan_Approval_-_7787_Gross_Point 12 of 12  PARKING COUNT STANDARD PARKING SPACES 281 HANDICAPPED SPACES 8 TOTAL CONVENTIONAL 289 VALET SPACES 121 TOTAL CONVENTIONAL+VALET 410 Arie Crown SITE PLAN 0 10 20 40 80 PARKING: 410 TOTAL (INCL 8 HC) Hebrew Day School 1"=40' 03 JANUARY 2020 SCALE: 1" = 40'-0" 311 W Superior Street, Suite 115 7770 FRONTAGE ROAD SKOKIE, ILLINOIS Chicago, Illinois 60654 312.642.8800  GENERAL NOTES ERIKSSON ENGINEERING ASSOCIATES, LTD. 145 COMMERCE DRIVE, SUITE A GRAYSLAKE, ILLINOIS 60030 phone (847) 223-4804 fax (847) 223-4864 email INFO@EEA-LTD.COM Professional Design Firm License No. 184-003220 Expires: 04/30/2019 ARIE CROWN HEBREW 7787 GROSS POINT ROAD DAY SCHOOL LEGEND SKOKIE, IL 60077 Reserved for Seal: No. Date Description NOT FOR CONSTRUCTION C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2018 Design By: Approved By: Date: Sheet Title: SITE GEOMETRY PLAN Sheet No: C200  GENERAL NOTES ERIKSSON ENGINEERING ASSOCIATES, LTD. 145 COMMERCE DRIVE, SUITE A GRAYSLAKE, ILLINOIS 60030 phone (847) 223-4804 fax (847) 223-4864 email INFO@EEA-LTD.COM Professional Design Firm License No. 184-003220 Expires: 04/30/2019 ARIE CROWN HEBREW 7787 GROSS POINT ROAD DAY SCHOOL LEGEND SKOKIE, IL 60077 Reserved for Seal: No. Date Description NOT FOR CONSTRUCTION C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2018 Design By: Approved By: Date: Sheet Title: SITE UTILITY PLAN Sheet No: C300  GENERAL NOTES ERIKSSON ENGINEERING ASSOCIATES, LTD. 145 COMMERCE DRIVE, SUITE A GRAYSLAKE, ILLINOIS 60030 phone (847) 223-4804 fax (847) 223-4864 email INFO@EEA-LTD.COM Professional Design Firm License No. 184-003220 Expires: 04/30/2019 ARIE CROWN HEBREW 7787 GROSS POINT ROAD DAY SCHOOL LEGEND SKOKIE, IL 60077 Reserved for Seal: No. Date Description NOT FOR CONSTRUCTION C ERIKSSON ENGINEERING ASSOCIATES, LTD., 2018 PAVING & SURFACE Design By: Approved By: Date: LEGEND Sheet Title: GRADING AND PAVING PLAN Sheet No: C400  EX EX EX EX EX EX EX EX EX EX EX RO AD T PO IN OS S GR S EN ED ES PR EX EX AY EX SW EX EX TA ON EX FR GE EX RO AD EX EX EXISTING TREES TO REMAIN EX EX EX TREE REPLACEMENT CALCS EX TREES TO BE REMOVED 64 EX EX TREES ADDED 77 EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX Landscape Plan EX 2 January 2020 EX EX EX EX EX 0 40 80 120 feet EX EX EX EX EX EX EX EX EX SCALE: 1" = 40' Arie Crown L-1 Hebrew Day School 7770 FRONTAGE ROAD SKOKIE, ILLINOIS ulc Urban Landscape Collaborative Landscape Architecture | Urban Design  PLANT SCHEDULE ARIE CROWN TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY ACE MA2 Acer freemanii `Marmo` B&B 2.5"Cal 3 ACE STA Acer miyabei `State Street` / Miyabei Maple B&B 2.5"Cal 13 CEL OCC Celtis occidentalis B&B 2.5"Cal 3 GIN BIL Ginkgo biloba / Maidenhair Tree B&B 2.5"Cal 5 male only GLE SKY Gleditsia triacanthos `Skyline` / Skyline Honey Locust B&B 2.5"Cal 16 GYM DIO Gymnocladus dioica `Espresso` / Kentucky Coffeetree B&B 2.5"Cal 16 QUE BIC Quercus bicolor / Swamp White Oak B&B 2.5"Cal 5 ULM GLO Ulmus x `Glossy Morton` / Triumph Elm B&B 2.5"Cal 16 FLOWERING TREES CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY AME GRA Amelanchier grandiflora `Autumn Brilliance` / `Autumn Brilliance` Serviceberry B&B 6-8` 11 MAG JA4 Magnolia liliiflora `Jane` / Jane Magnolia B&B 7` 4 SHRUBS CODE BOTANICAL / COMMON NAME SIZE FIELD2 FIELD3 QTY COR ISA Cornus sericea `Isanti` / Isanti Redosier Dogwood 36"box 19 FOT MAJ Fothergilla major `Mount Airy` / Mount Airy Fothergilla 5 gal 17 HYD QUI Hydrangea paniculata `Quick Fire` / Quick Fire Hydrangea 7 gal 24 SYR MEY Syringa meyeri `Palibin` / Dwarf Korean Lilac 5 gal 40 Landscape Plan SYR MIS Syringa patula `Miss Kim` / Miss Kim Lilac 5 gal 21 2 January 2020 VIB CAR Viburnum carlesii / Koreanspice Viburnum 36" 32 Arie Crown L-2 Hebrew Day School 7770 FRONTAGE ROAD SKOKIE, ILLINOIS ulc Urban Landscape Collaborative Landscape Architecture | Urban Design  EX EX EX EX EX EX EX EX EX EX EX RO AD T PO IN OS S GR E ED NS EX PR ES EX AY EX SW EX EX TA ON EX FR GE EX RO AD EX EX EXISTING TREES TO REMAIN EX EX EX TREE REPLACEMENT CALCS EX TREES TO BE REMOVED 64 EX EX TREES ADDED 77 EX EX EX EX EX EX KEY EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX EX Site & Landscape Plan with Existing Trees underlayed EX EX 2 January 2020 EX EX EX 0 40 80 120 feet EX EX EX EX EX EX EX EX EX EX SCALE: 1" = 40' Arie Crown L-3 Hebrew Day School 7770 FRONTAGE ROAD SKOKIE, ILLINOIS ulc Urban Landscape Collaborative Landscape Architecture | Urban Design  View from View from View from View South from Frontage Road Frontage Road Frontage Road Parking Lot View of Shure to the South View to East Across Edens  View of Niles View of Niles View of Orkin to View of Existing Campus to West Campus to West North Entrance View of Niles Campus to West View from Parking View from Parking Lot toWest Lot to  Plan Commission Meeting Minutes Date: March 5, 2020 A motion was made by Commissioner S. Berman and seconded by Commissioner J. Burman to approve the minutes of the February 6, 2020 Plan Commission meeting. Case Description: 2020-03P – Zoning Map Amendment: 7770 Frontage Road Sirius Computer Solutions, Inc., on behalf of Arie Crown Hebrew Day School, requests to amend the zoning map to change the zoning district for 7770 Frontage Road from M1 Office Assembly to R2 Single-Family. 2020-04P – Subdivision: 7770 Frontage Road Sirius Computer Solutions, Inc., on behalf on Arie Crown Hebrew Day School, requests a resubdivision to configure 2 existing lots in 1 new lot in an R2 Single-Family zoning district with dedications adjacent to Frontage Road and Gross Point Road to place portions of the existing public sidewalk within the right-of-way, and any relief that may be discovered during the review of this case. 2020-05P – Parking Determination: Arie Crown Hebrew Day School Arie Crown Hebrew Day School requests a parking determination for a gymnasium/auditorium assembly use in an R2 Single-Family zoning district at 7787 Gross Point Road. 2020- 06P – Site Plan Approval: 7787 Gross Point Road Sirius Computer Solutions, Inc., on behalf of Arie Crown Hebrew Day School, requests site plan approval for a site over 1 acre in an R2 Single-Family zoning district in order to renovate an existing office building into an elementary and middle and junior high school and child day care not a residences uses, which will include a gymnasium addition, surface parking, play fields, and stormwater detention at 7787 Gross Point Road; relief from §82- 26(c)(4)c. and e. to allow a 174 sq. ft. Gross Point Road wall sign at 26’-3½” above grade and a 27 sq. ft. Frontage Road wall sign at 25’-6” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements); relief from §82-26(c)(4)b., c. and e. to allow a second 91 sq. ft. Gross Point Road wall sign at 13’-5” above grade (exceeding 24 sq. ft. area and 10’ distance above grade requirements); relief from §82-26(c)(4)c. to allow a 37’sq. ft. ground sign (exceeding a 35 sq. ft. area requirement); and any other relief that may be discovered during the review of this case. PINs: 10-28-115-004-0000 and 10-29-210-004-0000 565754 Discussion and Interested Parties Legal notice was advertised, posted, and delivered to property owners in the area as prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and correct. Attorney Mark Gershon from Polsinelli PC, and architect Marc Amstadter of Amstadter Architects presented the cases to the Plan Commission. Rabbi Eli Samber, principal of Arie Crown Hebrew Day School gave his personal connection and history of the school. Dan Brinkman, Assistant Director of Transportation Services, from Gewalt Hamilton reviewed the traffic and parking analyses prepared by Bill Greive. A fundraising video and power point presentation were requested to be part of the record. In his overview, Mr. Gershon stated that the school was actively looking for about 10 years for a new home. They have finally found the right site along Frontage Road near the high school and highway to combine both locations (4600 Main Street and 8610 Niles Center Road) by renovating an existing office building and adding on a gymnasium/auditorium, surface parking, play fields, and stormwater detention. Keeping the school in Skokie will also benefit the community as the families consider Skokie as being the place where they live, work, and shop. They received approval from the Appearance Commission at the September meeting for design and in October for signage. They are proposing a zoning change from M1 Office Assembly to R2 Single-Family Residential to better align with the properties to the east & west, including the nearby high school (Niles West). Two of the 3 proposed uses are only allowed in the residential zoning districts. A resubdivision is necessary to configure the 2 existing parcels at the subject site into 1 new lot because Cook County does not allow tax parcels in separate subdivisions to be combined in a simple PIN consolidation process. Dedications of land along Frontage Road and Gross Point Road are also necessary to reduce the petitioner’s liability of having public sidewalk on private property. Staff reviewed the Gewalt Hamilton traffic impact analysis and parking study agreeing with the recommendation of 1 parking space for every 3 seats. The parking requirement of 289 vehicle parking spaces for a maximum of 865 seats will meet the requirement. According to Village Code, site plan approval is required when development takes place on sites 1 acre or larger. Signage relief also must be granted for wall and ground signs larger in area and height than allowed. Rabbi Eli Samber spoke about his personal relationship with Arie Crown school starting out as a kindergarten student and, for the last 16 years as the school’s principal. He stated that the school’s reputation for outstanding secular general and Judaic education is very well known and attracts people to move here from around the country. The proposed site will give them an unbelievable opportunity to grow by adding classrooms, sports space, labs and libraries. Marc Amstadter gave a summary of the physical space. The 12-acre site started out as an office building for Allstate’s phone center. He plans on returning some of the asphalt back to green space for large play fields. Improvements to the landscaping will be made to meet 565754 code requirements; adding trees and plantings along Gross Point Road. The 3-story building will use the basement for mechanicals and storage – no school activities. Early childhood, 1st grade classrooms, and communal areas will be on the 1st floor along with specialty classrooms for science and computer labs and libraries. The 2nd floor will have classrooms around the perimeter; like a racetrack” to take advantage of the large windows letting in natural light and will have open space in the center. The new addition for the gym, auditorium stage, and some offices will be added to the existing building. Security gates will be placed at the entrance from Gross Point Road which will be activated by transponder for emergency vehicles. Manual security gates will be placed at the entrance at Frontage Road. The gates will be closed during non-high traffic hours and be open for drop-off and pick-up times. Dan Brinkman reviewed the traffic and parking studies. Not many changes need to be made. There is excellent access from Frontage and Gross Point Roads. Widening Frontage Road in the future could help the whole region. Traffic counts were taken when the high school was in session. The classes at Arie Crown begin earlier than the high school and end afterwards. Sixty percent of the student body get to the school by carpools. They completed 4 separate traffic tests: 1) the typical class day; 2) weekday evening basketball games; 3) special events at the school; and 4) weekend banquets. They based their analysis on the highest calculations; weekday evening assembly use. The school stated that the largest events held was a funeral memorial for a past principal which had over 500 attendees and the usual graduation that brings about 300. Graduations have been held off- site. They stated that they will look to valet or off-site parking if they ever go over 850 people. A commissioner inquired about the capacity of the gymnasium/auditorium if used with theatre style seating. They can go up to 1,000 but will max it at 865 seats. The commissioner also asked how long it will take for construction and what is to become of the current school sites. They are anticipating 1½ years for construction and the existing school sites will be marketed with at least 1 location being put back on the tax rolls. Staff requested the reports be entered into the record as written except for Condition #34 on the recommended site plan approval conditions for Case 2020-06P. Staff would like to strike condition #34 as written and replace it with “any change in user may require a new application packet, hearing, and Certificate of Occupancy”. Even though the requests do not meet the intent of the 2005 Comprehensive Plan, staff is supportive of the proposals. However, valet parking services cannot be considered because it would block all drive aisles and emergency vehicles would only have 1 way in but no way out. The school must formally submit another parking determination request and a modified review of the site plan by the Village Board of Trustees at a future meeting if they wish to utilize valet parking as an option. A commissioner inquired if they could utilize the parking at Niles West High School for overflow if needed. Staff stated that it could be a consideration, but the applicant hopes to keep parking on-site. Traffic Engineering recommends “Do Not Enter” signs at the 1-way south access drive and at the southeast corner of the parking lot. Comments from Public Works state the current easement language is not up to code and will need to be revised and updated to include 565754 new standard restoration language. Forestry requires a bond for trees being removed which will be refunded at the end of the project. The wall and ground signs requested exceed code requirements and therefore, relief is needed for the primary wall sign on Gross Point Road and for the 2nd wall sign on the southwest elevation as well as the ground sign. Staff is recommending approval. A commissioner asked for clarification on driveway access. Mr. Gershon pointed out the circulation pattern. The entrance on the south is an “in” only while the north entrance is 2- way. There is 1 electric security gate and 2 manual ones. Early childhood has a separate 1- way entrance and carpooling vehicles will come through the 2-way driveway. Buses will not be stored on-site and will queue up waiting to be called when to arrive. Michael Williams, representing William B. Szydlowski, owner of BCLS, a small landscape and construction company at 5550 Howard Street, stated that the property was purchased in 2018 to store excavation equipment, semi-loaders, trailers, and landscape material for his business. He, as well as other businesses in the area, will experience fiscal hardship if the property was re-zoned with no property taxes paid by the school. The additional burden will fall to the other businesses. The property value will decrease. The Alter Group building needs to remain an office building to keep the tax base the same. He also stated that they did not receive any notice of the meeting – they saw a sign on a tree. Corporation Counsel stated that certified mail is not required anymore and the list of property owners within the 250 ft. boundary were verified as being correct. Mr. Williams did not want to review the list. Paul Applebaum, on behalf of Shure Electronics, 5800 Touhy in Niles, and owner of 5500 Howard Street, claimed that he just received notice and didn’t have much time to prepare. He is concerned and opposes the request of putting an R2 use among M1 uses. It would not only limit existing users from expanding but also reduce any more industrial users from coming into the area. He also stated that Shure purchased the property in 2018 and he is not sure they would have done so if they knew the school was coming to the area. He is familiar with Arie Crown and does not have objection to the school but has concerns that it is not safe for the children playing, walking or biking around there. There is no separation from the commercial & industrial sites along Frontage Road for traffic, noise, equipment & trucks. He also said that it would lower property values. He asked if any studies were done regarding congestion and safety as the traffic study was not made public. Tziporah Gelman moved to Skokie 13 years ago. She is a Skokie small business owner as well as an Arie Crown parent. Ties between the school and the community run very deep. Her husband is the Rabbi of the Church Street synagogue. The school will be able to house the entire student body in one building and will enhance the community. David Polster, 9135 Keystone, has been a Skokie resident for 20 years. His children attended Arie Crown and in fact, he moved to Skokie because of the school. His wife volunteers at the school. He is in favor of the project. 565754 Brian Levinson, 3131 Sherwin Avenue, Chicago, stated that the 2 existing locations for Arie Crown will be marketed with the intent to be put back on the tax rolls. Mark Gershon stated, in his rebuttal, the high school borders the manufacturing district on 2½ sides. The 2 businesses that purchased property did so with the high school already in place. He pointed out where existing fencing is and where new fencing will be located built to the maximum height allowed to separate the children from the industrial sites. He also stated the emission testing was completed and came back with a satisfactory result. A commissioner added that prevailing winds move west to east and will not flow over the school building. He also added that the legal notice was provided in accordance to Village Code requirements. He did disclose that 2 addresses are associated with the property; currently 7770 Frontage Road which will become 7787 Gross Point Road. The chairman asked if there would be any lighting in the evening. Mr. Amstadter answered that the parking lot lights will be turned off at night unless a specific event takes place. The ball fields will not be lighted as there will not be any night games. The chairman commented that as vacant properties are repurposed for other uses property value goes up because available properties become scarce. A commissioner complimented the petitioner for presenting the best prepared proposal. Recommendations and Voting Case 2020-03P A motion was made to approve, as presented, the request for a zoning map amendment from M1 Office Assembly Industry to R2 Single-Family Residential at 7770 Frontage Road Motion: D. Laxpati Second: J. Burman Absent: R. Quane Ayes: 8 Nays: 0 Case 2020-04P A motion was made to approve, as presented, the request for a subdivision to configure 2 existing lots into 1 new lot with dedications adjacent to Frontage Road and Gross Point Road at 7770 Frontage Road. Motion: J. Burman Second: G. Mitchell Absent: R. Quane Ayes: 8 Nays: 0 565754 Case 2020-05P A motion was made to approve the request for a parking determination at Arie Crown Hebrew Day School at 7787 Gross Point Road using a ratio of 1 parking space for every 3 seats which computes to 289 parking spaces for a maximum of 865 seats. Valet parking will not be allowed. Motion: G. Mitchell Second: S. Berman Absent: R. Quane Ayes: 8 Nays: 0 Case 2020-06P A motion was made to approve the request for site plan approval, as amended by staff, for a site over 1 acre in size at 7787 Gross Point Road to renovate an existing office building into an elementary and middle and junior high school and child day care which will include a gymnasium addition, surface parking, play fields, and stormwater detention. Text for condition #34 was stricken and replaced with the following: “any change in user may require a new application packet, hearing and Certificate of Occupancy”. Relief from the sign code was granted for wall signs on Frontage and Gross Point Roads and a ground sign on Gross Point Road to exceed the code requirements. Motion: S. Berman Second: C. Franklin Absent: R. Quane Ayes: 8 Nays: 0 565754