Plan Commission

LEGAL NOTICE OF PUBLIC HEARING Skokie Plan Commission, Thursday, December 19, 2013, Village of Skokie, 5127 Oakton Street, Skokie, Illinois 60077, at 7:30 P.M., to consider the following: NEW ACTION TAKEN 2013-35P – Zoning Chapter Amendment: Agricultural Research and Education Approved The Talking Farm requests a Skokie Village Code Zoning chapter amendment to add a definition 8-0-1 for agricultural research and education to Sec. 118-32, to add that use as a special use in the M3 Industry zoning district in Appendix A, and to require that off-street parking be determined by the Plan Commission in Sec 118-218(4). 2013-36P – Site Plan Approval: 3669 & 3701 Howard Street Approved Skokie Park District requests site plan approval in an M3 Industry zoning district to operate an with change to existing child day care facility and a proposed agricultural research and education use with condition 1(a) multiple buildings and structures into a single integrated development and any relief that may be overflow parking discovered during the review of this case. The agricultural research education use will be to be located at developed in multiple phases. PIN: 10-26-302-004-0000 Hamlin Park 9-0-0 2013-37P – Parking Determination: The Talking Farm Approved The Talking Farm requests that the Plan Commission make an off-street parking determination for 9-0-0 The Talking Farm at 3669 Howard, a proposed agricultural research and education use. 2013-38P – Special Use Permit: 3669 Howard Street Approved with Skokie Park District, on behalf of The Talking Farm, requests a special use permit in an M3 change to Condition Industry district to operate an agricultural research and education use with on-site outdoor sales #9 to allow port -a- and outdoor storage and any relief that may be discovered during the review of this case. PIN: pottys during special 10-26-302-004-0000 events after Phase II 9-0-0 2013-39P – Special Use Permit: 3701 Howard Street Approved The Village of Skokie, on behalf of the Skokie Park District, requests a modification to an existing 9-0-0 special use permit in an M3 Industry district to extract relevant conditions related to an existing child day care facility, amending those conditions as necessary, and any relief that may be discovered during the review of this case. PIN: 10-26-302-004-0000 REVIEW 2013-31P – Subdivision: 8063, 8103 & 8117 Floral Avenue along with the west half of 8110 Lincoln Avenue Continued to Jan. 16, 2014 The Village of Skokie, on behalf of John McLinden and Floral Avenue, LLC, as contract purchasers, requests a 8-lot subdivision of the property commonly known as 8063, 8103, and 8117 Floral Avenue along with the west half of 8110 Lincoln Avenue in a CX Core Mixed-use district and the following relief from the Skokie Village Code: §118 94-6(a)(5)a. to allow a new 15’- and 16’-wide rather than 20’-wide alley, §118 94-5(a)(5)e. to provide no triangular dedications at the intersections of the alleys rather than the required 15’-foot triangular dedications, and any other relief discovered during the review of this case. PINs: 10-21-409-012-0000, 10-21-409-013-0000, 10-21-409-021-0000, and parts of PINs 10-21- 409-010-0000 and 10-21-409-011-0000 FOR YOUR INFORMATION: Plans and related documents are available at the Village’s Community Development Department, Planning Division, (847) 933-8447 Monday through Friday, from 8:30 AM to 5:00 PM. SPECIAL AID: Available upon request for the disabled. Call (847) 673-0500 or TDD (847) 933-8455. VOSDOCS-#440128-v1-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_oh_2013-12-19 Interested parties are invited to attend this meeting. This notice is for information purposes only. Published in the Skokie Review on November 21, 2013. Paul Luke, Chairman VOSDOCS-#440128-v1-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_oh_2013-12-19 STAFF REPORT 2013-35P: Zoning Chapter Amendment Community Development Department Council Chambers, 8:00 PM, December 19, 2013 To: Paul Luke, Chairman, Skokie Plan Commission From: Steve Marciani, Planning Supervisor Case: 2012-35P: Zoning Chapter Amendment Agricultural Research and Education Related Cases – 2013-35P: Zoning Chapter Amendment 2013-36P: Site Plan Approval 2013-37P: Parking Determination 2013-38P: Special Use Permit 2013-39P: Special Use Permit General Information Petitioner Village of Skokie Purpose To add a definition for agricultural research and education to Sec. 118-32, to add that use as a special use in the M3 Industry zoning district in Appendix A, and to require that off- street parking be determined by the Plan Commission in Sec 118-218(4). STAFF ANALYSIS The Talking Farm is requesting amendments to the Zoning chapter of the Village Code to allow an expanded list of uses for the farm that is currently operating on Howard Street. New operations include those associated with a working production farm, on- site outdoor sales, limited outdoor storage, teaching facilities open to the public and administrative uses, and alternative energy production. This would require amending the zoning chapter to add a new use, agricultural research and education. This new special use would be allowed only in the M3 Industry district. Other amendments needed include adding a definition of the new use and establishing its on-site parking requirement as determined by the Plan Commission. The changes requested, with one exception, are in the Staff recommendation below. Staff has been working with The Talking Farm for many years leading up to this request and is generally supportive of the proposed amendments. However, the petitioner’s request includes the “outdoor storage of garden supplies” in the list of items in the “a)” portion of the definition. Staff is not supportive of this portion of the definition. Because a main component of the use encourages the public being on-site, rakes, shovels, and other equipment or supplies left outside when not in use may cause VOSDOCS-#441246-v1-Staff_Report_for_2013-35P__zoning_chapter_amendement_for_agricultural_research_and_education 1 of 3 visitors to the facility to trip or be otherwise hazardous. Otherwise, the remainder of the petitioner’s request is in the Staff recommendation. Staff is also recommending that this use be established as a special use in the M3 Industry district with the required parking to be determined by the Plan Commission. This use has many varied activities that are occurring throughout the course of a day and the year making it difficult to establish standard rules. Additional review and conditions of use should be considered on a case by case basis and as the set of uses evolves at a given location. Finally, the intention of the administrative amendments recently adopted by the Village Board in October was that the Plan Commission would be the final hearing body on parking determinations. It was discovered during the review of this case that more restrictive language requiring Village Board approval for parking determinations with special uses remained in §118-218. Staff is requesting that this language be removed, consistent with the intent of the 2011-11P amendments. Agriculture research and education would be subject to planned determination. STAFF RECOMMENDATION Staff recommends that the following sections of Chapter 118 Zoning of the Skokie Village Code be amended, with text to be added highlighted. ARTICLE II. DEFINITIONS Sec. 118-32. General definitions. … Agriculture research and education means the use of land primarily for urban agricultural research and public education, including: a) the growing, harvesting, processing, storing, and sales of crops including fresh and dried herbs, fruits, vegetables, non-food ornamental plants, and compost; b) associated buildings and structures for agricultural product and machinery storage, production, and sales; c) associated classrooms, research labs, and office space; and d) wind energy and other alternative energy production facilities. … Sec. 118-218. Required number of motor vehicle parking spaces. The minimum number of motor vehicle off-street parking spaces for designated uses shall be as follows: … (5) Other uses. Parking spaces for other permitted uses not listed in subsections (1) through (4) of this section shall be provided in accordance with requirements designated determined by the Plan Commission and, in VOSDOCS-#441246-v1-Staff_Report_for_2013-35P__zoning_chapter_amendement_for_agricultural_research_and_education 2 of 3  the case of special uses, as recommended by the Plan Commission and required by the Mayor and Board of Trustees. … APPENDIX A retail street M1 M2 M3 OR R1 R2 R3 NX TX B1 B2 B3 B4 R4 R5 CX B6 USE H1 … HYBRID AND OTHER USES Adult uses, subject to §118-90 S S Agricultural research and education S … VOSDOCS-#441246-v1-Staff_Report_for_2013-35P__zoning_chapter_amendement_for_agricultural_research_and_education 3 of 3 STAFF REPORT 2013-36P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, December 19, 2013 To: Paul Luke, Plan Commission Chairperson From: Mike Voitik, Planning Technician Case: 2013-36P: Site Plan Approval 3669 & 3701 Howard Street Related Cases – 2013-35P: Zoning Chapter Amendment 2013-36P: Site Plan Approval 2013-37P: Parking Determination 2013-38P: Special Use Permit 2013-39P: Special Use Permit General Information Location 3669 & 3701 Howard Street Purpose A request for site plan approval in an M3 Industry zoning district to operate an existing child day care facility and a proposed agricultural research and education use with multiple buildings and structures in a single integrated development. Petitioner Skokie Park District Size of Site 310,978 square feet (7.139 acres) with 452.04 feet of frontage on Howard Street. Existing Zoning & M3 Industry – child day care not in a residence, crop production Land Use Adjacent Zoning & North M1 Office Assembly Industry – public park, sewage Land Use treatment plant M3 Industry – sewage treatment plant South M3 Industry – electrical equipment manufacturing, vacant industrial building East M3 Industry – vacant undeveloped property West M2 Light Industry – courier service Comprehensive Plan The site is designated as manufacturing/service employment. SITE INFORMATION  A public sidewalk is present along Howard Street.  Overhead utilities run along the southern end of the east property line. #441262 Staff Report – 2013-36P: Site Plan Approval: 3669 & 3701 Howard Street 1 of 7  Two 2-way driveways are located at Howard Street.  The site is directly served by the Pace 215 bus, which runs along Howard Street. PETITIONER’S SUBMITTAL The petitioner is requesting site plan approval for the operation of an existing child day care facility and a proposed agricultural research and education use with multiple buildings and structures in a single 318,978 square-foot integrated planned development. The development will include the existing Skokie Park District Tot Learning Center and The Talking Farm, which has been operating its farm as a limited use on the subject site under an agreement with the Park District since the summer of 2011. The Talking Farm is proposing a two phase expansion (case 2013-38P) in which it eventually intends to operate 11 production fields in conjunction with a Welcome Building that will contain a kitchen, bathrooms, classroom, wet room, administrative office, storage, and greenhouse. Both uses will share the existing 50 space parking lot that is located to the north of the building. The Talking Farm desires to park an additional 40 cars on the lawn to the north of the parking lot during special events. Water, sewer, and electric utilities will be provided to The Talking Farm from the Tot Learning Center building. STAFF ANALYSIS Staff comment and review sheets were sent to all pertinent departments. Staff comments on the subject case were received from the Engineering and Planning Divisions. All other departments returned the sheets with no comments. Engineering Division The Engineering Division recommends approval of the proposed site plan subject to recommended conditions. The total number of vehicle and bicycle parking spaces required for the Tot Learning Center and The Talking Farm will be determined in case 2013-37P. Three bicycle parking spaces must be designed and provided in accordance with §118-221 and §118-222 of the Skokie Village Code based on the 50 spaces provided. Planning Division The Planning Division is supportive of the proposed site plan approval request. The 2 uses are compatible with each other in the sense that The Talking Farm will provide educational programs and farm visits for the children who attend the Tot Learning Center. The lawn to the north of the parking lot cannot be used for overflow parking. Section 118-212(f) of the Skokie Village Code requires that all off-street parking areas be fully improved with a pavement meeting the Village design standards. Staff #441262 Staff Report – 2013-36P: Site Plan Approval: 3669 & 3701 Howard Street 2 of 7  requests that The Talking Farm utilize the spaces in the parking lot at Hamlin Park during special events, when parking demand may exceed the number of spaces in the existing parking lot. The existing Talking Farm sign that is located in the Howard Street parkway must be relocated onto the subject site. A sign displaying the 3669 Howard Street address must be placed on the subject site, be in compliance with the sign code, have characters that are no less than 4 inches in height, and be visible from the street. If a permanent sign is constructed, it must be depicted on the Proposed Site Plan. APPEARANCE COMMISSION Appearance Commission review is not required. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request for site plan approval to operate an existing child day care facility and a proposed agricultural research and education use with multiple buildings and structures at 3669 and 3701 Howard Street in an M3 Industry district be APPROVED based upon the Proposed Positive Findings of Fact and subject to the recommended site plan approval conditions listed below. RECOMMENDED SITE PLAN APPROVAL CONDITIONS 1. Prior to the hearing of the subject case before the Board of Trustees, the following changes must be made to the Site Plan: a. The lawn overflow parking area must be removed. b. Depict the location of The Talking Farm’s ground sign, if a permanent sign is going to be constructed. c. A total of 3 bicycle parking spaces must be shown in accordance with §118-221 and §118-222 of the Skokie Village Code. 2. During special events for The Talking Farm on weekdays or weekends, all overflow parking shall use the Hamlin Park parking lot. 3. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site plan dated <insert date of final approved plan>. 4. 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. 5. All objects and landscaping within a 15-foot sight distance triangle shall not exceed 30 inches in height, except traffic control devices listed in the Manual on Uniform Traffic Control Devices. 6. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage, landscaping, structures, and any other facilities or infrastructure on the #441262 Staff Report – 2013-36P: Site Plan Approval: 3669 & 3701 Howard Street 3 of 7  Subject Property shall be maintained in a good state of repair, and when needed, be repaired or replaced in a timely manner. 7. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. 8. All off-street parking spaces shall be legibly striped and maintained. 9. Any plan to modify parking lot striping must be approved by the Director of Engineering. 10. 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. 11. 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. 12. No required parking space on the site may be for the exclusive use of any user and all parking spaces shall be shared among all users on the site. 13. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. 14. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. 15. 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. 16. All signage shall conform to the Skokie Village Code, except relief provided for 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. 17. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. 18. The petitioner shall submit to the Planning Division electronic files of the plat of survey, site plan, and landscape plan in their approved and finalized form. The files shall be scaled 2-dimensional drawing files on non-compressed, non-read only CD-ROM *.dwg AutoCAD format. 19. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name, address, telephone number, and e-mail address of the company and contact person responsible for site maintenance in compliance with the special use permit. 20. 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 #441262 Staff Report – 2013-36P: Site Plan Approval: 3669 & 3701 Howard Street 4 of 7  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. 21. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. 22. 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. ATTACHMENTS 1. Proposed Positive Findings of Fact for 2013-36P 2. Memorandum from Engineering Division dated December 12, 2013 3. Existing Site Plan, dated October 29, 2013 4. Proposed Site Plan, dated October 29, 2013 5. Land Use and Zoning Map #441262 Staff Report – 2013-36P: Site Plan Approval: 3669 & 3701 Howard Street 5 of 7 Proposed Positive Findings of Fact 2013-36P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, December 19, 2013 Consideration Finding The request is harmonious with and does not The addition of The Talking Farm to the adversely affect adjacent properties. existing Tot Learning Center property is harmonious with and does not adversely affect adjacent properties. The request can demonstrate that adequate Adequate public facilities exist and will be public facilities, including roads, drainage, expanded to serve the requested use at the utilities, and police and fire protection exist or time such facilities are needed. will exist to serve the requested use at the time such facilities are needed. The request demonstrates adequate provision Water, electric, and sewer service will be for maintenance of the associated structures. provided to The Talking Farm from the existing Tot Learning Center building. The request has considered and, to the degree A berm and a swale will be constructed at the possible, addressed the adverse effects on the south end of the subject site to assist with natural environment. the site’s drainage and prevent runoff onto adjacent properties. The request will not create undue traffic Peak activity at The Talking Farm will occur congestion. on weekends, when the Tot Learning Center is closed; thus, undue traffic congestion will not be created. The request will not adversely affect public There should be no adverse effect upon health, safety, and welfare. public health, safety, and welfare as a result of the site plan approval request. The request conforms to all applicable Aside from the petitioner’s desire to park provisions of this code, except where relief is excess vehicles on the lawn to the north of granted with the request. the parking lot, which is prohibited by code and which relief cannot be granted for, the request conforms to all applicable provisions of this code. Additional Considerations for Planned Finding Developments The proposed use of the particular site, The proposed addition of The Talking Farm to including any exceptions to use, shall be shown the subject site will benefit the surrounding as necessary or desirable to provide a service, area by offering fresh produce and urban amenity, or facility that will contribute to the agricultural programs to the public. general well-being of the surrounding area. #441262 Staff Report – 2013-36P: Site Plan Approval: 3669 & 3701 Howard Street 6 of 7 Under the circumstances of the particular case, There should be no detrimental impact of the the proposed use will not be detrimental to the proposed use to the health, safety, or general health, safety, or general welfare of persons welfare or persons residing within or in the residing within or in the vicinity of the PD. vicinity of the Planned Development. #441262 Staff Report – 2013-36P: Site Plan Approval: 3669 & 3701 Howard Street 7 of 7 STAFF REPORT 2013-37P: Parking Determination Community Development Department Council Chambers, 7:30 PM, December 19, 2013 To: Paul Luke, Chairman, Skokie Plan Commission From: Steve Marciani, AICP, Planning Supervisor Case: 2013-37P: Parking Determination The Talking Farm Related Cases – 2013-35P: Zoning Chapter Amendment 2013-36P: Site Plan Approval 2013-37P: Parking Determination 2013-38P: Special Use Permit 2013-39P: Special Use Permit General Information Petitioner The Talking Farm Purpose A parking determination for The Talking Farm, a proposed agricultural research and education use at 3669 Howard. STAFF ANALYSIS The Talking Farm requests a parking determination for The Talking Farm, a proposed agricultural research and education use, at 3669 Howard Street. The analysis from Staff, based on information from the petitioner’s traffic study and information provided by the Skokie Park District, is attached for your review. To summarize, the analysis is based on the part-time and volunteer staffing levels, seasonal retail and wholesale activities, and parking for classes that may be offered. For this particular use, Staff is recommending a split parking requirement based on the time of day. This is in part because the vehicle parking lot will be shared with a day care center for children and also because of the broad range of activities that are occurring on the property. STAFF RECOMMENDATIONS 1) The off-street vehicle parking requirement for The Talking Farm is 4 spaces prior to 6 PM Monday through Friday and be 29 spaces on weekends and after 6 PM Monday through Friday. 2) Except for loading on the service roads of the farm, all parking must occur in paved, legal parking spaces. VOSDOCS-#442320-v1-Staff_Report_for_2013-37P__Parking_determination_for_Talking_Farm 1 of 2  3) For special events, overflow parking must be provided off-site in paved, legal parking spaces. No parking or car storage is permitted on unpaved areas. 4) This parking determination is only valid for the implementation of The Talking Farm site plan, dated October 29, 2013. ATTACHMENTS 1. Memo from Engineering, dated December 12, 2013 2. Proposed Site Plan, dated October 29, 2013 VOSDOCS-#442320-v1-Staff_Report_for_2013-37P__Parking_determination_for_Talking_Farm 2 of 2 STAFF REPORT 2013-38P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, December 19, 2013 To: Paul Luke, Plan Commission Chairperson From: Mike Voitik, Planning Technician Case: 2013-38P: Special Use Permit 3669 Howard Street Related Cases – 2013-35P: Zoning Chapter Amendment 2013-36P: Site Plan Approval 2013-37P: Parking Determination 2013-38P: Special Use Permit 2013-39P: Special Use Permit General Information Location 3669 Howard Street Purpose A request for a special use permit for agricultural research and education with on-site outdoor sales and outdoor storage. Petitioner Skokie Park District, on behalf of The Talking Farm Size of Site 310,978 square feet (7.139 acres) with 452.04 feet of frontage on Howard Street. Existing Zoning & M3 Industry – child day care not in a residence, crop production Land Use Adjacent Zoning & North M1 Office Assembly Industry – public park, sewage Land Use treatment plant M3 Industry – sewage treatment plant South M3 Industry – electrical equipment manufacturing, vacant industrial building East M3 Industry – vacant undeveloped property West M2 Light Industry – courier service Comprehensive Plan The site is designated as manufacturing/service employment. SITE INFORMATION  A public sidewalk is present along Howard Street.  Overhead utilities run along the southern end of the east property line.  Two 2-way driveways are located at Howard Street.  The site is directly served by the Pace 215 bus, which runs along Howard Street. #441739 Staff Report – 2013-38P: Special Use Permit: 3669 Howard Street 1 of 8 PETITIONER’S SUBMITTAL The petitioner is requesting a special use permit for the operation of a proposed agricultural research and education use with on-site outdoor sales and outdoor storage at 3669 Howard Street, in an M3 Industry district. Under site plan approval (case 2013- 36P), the Talking Farm will share Skokie Park District-owned property that is currently occupied by the Tot Learning Center. The Talking Farm has been operating its farm as a limited use on the subject site under an agreement with the Skokie Park District since the summer of 2011. It intends to expand the operations from its existing 3 fields, farm stand, education tent, and 8,000 square-foot demonstration garden onto vacant land that has never been previously developed to the south of the Tot Learning Center. The Talking Farm desires to provide a facility that will educate the public on the benefits of urban agriculture and provide fresh produce to the community. In addition to running the proposed farm, the organization has 6 years of experience in the area and has been “an active community driver of urban agricultural initiatives” including designing and installing gardens at several local schools. Produce will be offered for sale to the public and also at the wholesale level to local restaurants. The farm also intends to offer activities for the children who attend the Tot Learning Center. In Phase 1 of the development of the farm, The Talking Farm will expand its crop production to 11 fields and add a water main, a crop irrigation system, and electrical service. Composting of leaves, vegetative matter, and food waste will take place in bins that are stored on site. Water and electricity will be provided directly to the farm from the Tot Learning Center building. Permanent fencing will be constructed around 6 of the production fields and a temporary fence will be built along the west side of the westernmost fields. A portable toilet and hand washing station will be provided for workers and visitors. The Tot Learning Center will share its existing trash storage facilities with the farm. Leafy green vegetables, such as lettuce, kale, and collard, will be processed on site within the existing hard top education tent due to their short shelf life. These vegetables will be submerged in cold water to slow down the wilting process and the leftover water will be drained into the existing storm sewer system on the property. All other produce will be washed, cooled, packaged, and stored off-site at the Vineyard Christian Church of Evanston. Seedling sales will also continue to be located within the education tent. In Phase 2, a 1,600 square-foot Welcome Building will be constructed and contain a kitchen, bathrooms, a classroom, a wet room, an administrative office, storage, and a greenhouse. All produce processing will be located on the subject site and take place within the wet room, which will drain to the underground storm system. Permanent fences will be constructed around the remaining production fields and any existing temporary fencing that surrounded the fields will be removed and replaced by the permanent fences. #441739 Staff Report – 2013-38P: Special Use Permit: 3669 Howard Street 2 of 8 STAFF ANALYSIS Staff comment and review sheets were sent to all pertinent departments. Staff comments on the subject case were received from the Engineering, Forestry, Environmental Health, and Planning Divisions. All other departments returned the sheets with no comments. Engineering Division The Engineering Division recommends approval of the proposed special use permit subject to recommended conditions. The existing parking lot has 50 spaces. Per case 2013-37P, a total of 29 parking spaces will be required for The Talking Farm, based upon one parking space for each employee, retail customer, and student. Because the Tot Learning Center and The Talking Farm will generate different peak parking demands during weekdays – the Tot Learning center between 7 a.m. and 6 p.m., and The Talking Farm after 6 p.m. – Engineering staff believes that the parking lot is adequate to meet the parking demand of both uses. During any special events that are held by The Talking Farm where the parking demand may exceed the number of spaces in the parking lot, Engineering staff recommends that overflow parking be provided in the Hamlin Park parking lot. A minimum of 3 bicycle parking spaces must be provided on the site. Forestry Division The Forestry Division recommends approval of the proposed special use permit and notes that the proposed site plan indicates that more trees will be planted on the subject site than removed. Environmental Health Division The Environmental Health Division supports the requested special use permit but requires that the proposed food rinsing area be placed on a concrete surface that has proper drainage to the storm sewer. The water provided for rinsing produce must come from a protected water source. A hose cannot be used for washing or rinsing of the produce. The water delivery system must include a pressurized PVC or approved pipe, an approved hose bib, and a backflow prevention device. All waste water from the flash treatment processing must be poured directly into the storm sewer and cannot remain on the site. The flash treatment shall occur on an area with an approved smooth surface. All portable equipment and utensils that are used during produce processing must be sanitized at either the Tot Learning Center or at the Vineyard Church until the Welcome Building is constructed, when it will be required to be sanitized on site. All flash treatment, food rinsing, and processing equipment shall be subject to the approval of the Health Department. #441739 Staff Report – 2013-38P: Special Use Permit: 3669 Howard Street 3 of 8  The portable toilet and hand washing station can be used on the site until permanent bathrooms are constructed or produce starts to be rinsed, washed, or processed at the site. The portable toilet and hand washing facilities can be used while certain produce is processed on site using the flash treatment. Once permanent bathrooms are constructed inside the Welcome Building, the portable toilet and hand washing station must be removed from the subject site. Planning Division The Planning Division is supportive of the proposed special use permit. Although the existing comprehensive plan does not specifically contemplate agricultural uses, the proposed location of The Talking Farm within an industrially – zoned district is ideal because the farm involves the production of a good – in this instance, food. Furthermore, the subject site is surrounded by industrial uses to the south and west, buffering the property from the nearby residential neighborhood. Peak activity at The Talking Farm will occur on weekends, when the Tot Learning Center is closed, thus all the parking spaces within the existing lot will be available for the farm’s workers and visitors. However the lawn to the north of the parking lot cannot be used for any additional overflow parking. Section 118-212(f) of the Skokie Village Code requires that all off-street parking areas be fully improved with a pavement meeting the Village design standards. Either the parking lot must be expanded to accommodate the additional traffic generated by the Talking Farm or the petitioner must arrange for additional off-site parking. In concurrence with the Engineering Division’s recommendation, Staff requests that The Talking Farm utilize the spaces in the parking lot at Hamlin Park, which is located on the north side of Howard Street and northwest of the subject site. The existing Talking Farm sign that is located in the Howard Street parkway must be relocated onto the subject site. A sign displaying the 3669 Howard Street address must be placed on the subject site, have characters that are no less than 4 inches in height, and be visible from the street. If a permanent sign is constructed, it must be depicted on the Proposed Site Plan. All bicycle parking spaces must be designed and provided in accordance with §118-221 and §118-222 of the Skokie Village Code. APPEARANCE COMMISSION Appearance Commission review is not required. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request for a special use permit for agricultural research and education with on-site outdoor sales and outdoor storage at 3669 Howard Street in an M3 Industry district be APPROVED based upon the Proposed Positive Findings of Fact and subject to the recommended and standard special use permit conditions listed below. #441739 Staff Report – 2013-38P: Special Use Permit: 3669 Howard Street 4 of 8 RECOMMENDED SPECIAL USE CONDITIONS 1. Prior to the hearing of the subject case before the Board of Trustees, the following changes must be made to the Proposed Site Plan: a. The lawn overflow parking area must be removed. b. Depict the location of The Talking Farm’s ground sign, if a permanent sign is going to be constructed. c. A minimum of 3 bicycle parking spaces must be shown in accordance with §118-221 and §118-222 of the Skokie Village Code. 2. All produce other than that which requires flash treatment processing must be washed, cooled, packaged, and stored off-site until the Welcome Building is constructed in Phase II of the development. 3. All waste water from the flash treatment processing must be poured directly into the storm sewer and cannot remain on the site. The flash treatment shall occur on an area with an approved smooth surface. 4. The proposed produce rinsing area must be placed on a concrete surface that has proper drainage to the storm sewer. 5. The water provided for rinsing produce must come from a protected water source. 6. The water delivery system for the produce rinsing area must include a pressurized PVC or approved pipe, an approved hose bib, and a backflow prevention device. 7. All portable equipment and utensils that are used during produce processing must be sanitized at either the Tot Learning Center or at the Vineyard Church until the Welcome Building is constructed, when it will be required to be sanitized on site. 8. All flash treatment, food rinsing, and processing equipment shall be subject to the approval of the Health Department. 9. The portable toilet and hand washing station must be removed from the subject site once the bathrooms are constructed inside the Welcome Building as part of Phase II of the development. 10. During special events on the weekdays or weekends, all overflow parking shall be provided within the Hamlin Park parking lot. 11. The existing Talking Farm sign that is located in the Howard Street parkway must be relocated onto the subject site. The sign shall be in compliance with the sign code. 12. A sign displaying the 3669 Howard Street address must be placed on the subject site, have characters that are no less than 4 inches in height, and be visible from the street. #441739 Staff Report – 2013-38P: Special Use Permit: 3669 Howard Street 5 of 8 STANDARD SPECIAL USE CONDITIONS 13. The petitioner shall develop the Subject Property in 2 phases in substantial conformance with the final Village approved Proposed Site Plan dated <insert date of final approved plan> and Functions, Amenities and Requirements table, dated October 29, 2013. 14. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. 15. The petitioner shall submit to the Planning Division electronic files of the plat of survey, site plan, and landscape plan in their approved and finalized form. The files shall be scaled 2-dimensional drawing files on non-compressed, non-read only CD-ROM *.dwg AutoCAD format. 16. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name, address, telephone number, and e-mail address of the company and contact person responsible for site maintenance in compliance with the special use permit. 17. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. 18. 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. ATTACHMENTS 1. Proposed Positive Findings of Fact for 2013-36P 2. Memorandum from Engineering Division dated December 12, 2013 3. Existing Site Plan, dated October 29, 2013 4. Proposed Site Plan, dated October 29, 2013 5. Functions, Amenities and Requirements table, dated October 29, 2013 6. Land Use and Zoning Map #441739 Staff Report – 2013-38P: Special Use Permit: 3669 Howard Street 6 of 8 Proposed Positive Findings of Fact 2013-38P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, December 19, 2013 Consideration Finding The request is consistent with the intent of the Although the proposed use is not consistent Comprehensive Plan. with the intent of the manufacturing/service employment use identified in the Comprehensive Plan, the Comprehensive Plan did not contemplate agricultural uses at the time it was adopted. The proposed location of The Talking Farm within an industrially – zoned district generally meets the intent of the Plan because the farm involves the production of food. Furthermore, the subject site is surrounded by industrial uses to the south and west, buffering the property from the nearby residential neighborhood. The request will not adversely affect adjacent The proposed agricultural research and properties. education use will not have a negative impact upon the surrounding properties. The request is compatible with the existing or The proposed farm will occupy the rear of a allowable uses of adjacent properties. property that it shares with an existing day care. The Talking Farm intends to offer activities for the children who attend the Tot Learning Center. The request demonstrates that adequate public The proposed use will be utilizing an existing facilities, including roads, drainage, utilities, parking lot that will be able to accommodate and police and fire protection exist or will exist parking for both the day care and the farm. to serve the requested use at the time such During times when additional parking is facilities are needed. needed, Staff requests that overflow parking be directed to the Hamlin Park parking lot. The request demonstrates adequate provision The proposed agricultural research and for maintenance and use of the associated education use will improve land that is structures. currently undeveloped and unmaintained. The request has considered and, to the degree There should be little, if any, adverse effects possible, addressed the adverse effects on the on the natural environment from the natural environment. proposed use. Leaves, vegetative matter, and food waste will be placed in composting bins that are stored on the subject site in such a way as to eliminate rodent infestation and contamination of the produce. #441739 Staff Report – 2013-38P: Special Use Permit: 3669 Howard Street 7 of 8 The request will not create undue traffic Peak activity levels at the farm will be congestion. greatest during weekends, when the day care is closed, thereby not creating undue traffic congestion. The request will not adversely affect public There should be no adverse effect upon health, safety, and welfare. public health, safety, and welfare, provided that health code requirements are properly adhered to during the washing and processing of the produce. The request conforms to all applicable Aside from the petitioner’s desire to park provisions of this code, except where relief is excess vehicles on the lawn to the north of granted with the request. the parking lot, which is prohibited by Village code, the request conforms to all applicable provisions of this code. #441739 Staff Report – 2013-38P: Special Use Permit: 3669 Howard Street 8 of 8 STAFF REPORT 2013-39P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, December 19, 2013 To: Paul Luke, Plan Commission Chairperson From: Mike Voitik, Planning Technician Case: 2013-39P: Special Use Permit 3701 Howard Street Related Cases – 2013-35P: Zoning Chapter Amendment 2013-36P: Site Plan Approval 2013-37P: Parking Determination 2013-38P: Special Use Permit 2013-39P: Special Use Permit General Information Location 3701 Howard Street Purpose A request for a modification to an existing special use permit in an M3 Industry district to extract relevant conditions related to an existing child day care facility, amending those conditions as necessary, and any relief that may be discovered during the review of this case. Petitioner Village of Skokie Size of Site 310,978 square feet (7.139 acres) with 452.04 feet of frontage on Howard Street. Existing Zoning & M3 Industry – child day care not in a residence, crop production Land Use Adjacent Zoning & North M1 Office Assembly Industry – public park, sewage Land Use treatment plant M3 Industry – sewage treatment plant South M3 Industry – electrical equipment manufacturing, vacant industrial building East M3 Industry – vacant undeveloped property West M2 Light Industry – courier service Comprehensive Plan The site is designated as manufacturing/service employment. SITE INFORMATION  A public sidewalk is present along Howard Street.  Overhead utilities run along the southern end of the east property line. VOSDOCS-#442339-v1-Staff_Report_for_2013-39P__Special_use_permit_for_Tot_Learning_Center_at_3701_Howard_Street 1 of 4  Two 2-way driveways are located at Howard Street.  The site is directly served by the Pace 215 bus, which runs along Howard Street. PETITIONER’S SUBMITTAL The Village of Skokie is requesting this technical modification because the original special use ordinance for this site, 96-5-Z-2588, granted approval for a community center to be developed in multiple phases. Included in the community center was to be a day care center for children. However, only the Tot Learning Center was developed, and the majority of the remainder of the site will now be covered in the site plan approval in case 2013-36P, which will include The Talking Farm special use in case 2013-38P. Under these circumstances, it is necessary for the new special use permit be issued for the Tot Learning Center. No changes to the Tot Learning Center are proposed with this modification. New Findings of Fact are attached in accordance with the recently adopted Zoning Chapter modifications. All relevant conditions from the existing ordinance pertaining to the site are now included in the recommended conditions for 2013-36P. The new special use is in compliance with current parking and other zoning requirements. Based on the size of the facility, 29 off-street vehicle parking spaces are required. STAFF ANALYSIS Staff comment and review sheets were sent to all pertinent departments. No comments were received from Staff. APPEARANCE COMMISSION Appearance Commission review is not required. STAFF RECOMMENDATIONS Staff recommends that a special use permit for child day care not is a residence at 3701 Howard Street in an M3 Industry district be APPROVED based upon the Proposed Positive Findings of Fact and subject to the recommended special use permit conditions listed below. RECOMMENDED SPECIAL USE CONDITIONS 1. The building containing the use shall not exceed 14,750 ft2 in size. Any increase in size beyond that size may require additional parking and a modification to the site plan approval for this site. VOSDOCS-#442339-v1-Staff_Report_for_2013-39P__Special_use_permit_for_Tot_Learning_Center_at_3701_Howard_Street 2 of 4  2. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved Proposed Site Plan dated <insert date of final approved plan>. 3. The petitioner shall submit to the Planning Division of the Community Development Department the name, property address, email address, address, and telephone number of the company and contact person responsible for site maintenance in compliance with the special use permit. 4. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. 5. 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. ATTACHMENTS 1. Proposed Positive Findings of Fact for 2013-39P 2. Land Use and Zoning Map VOSDOCS-#442339-v1-Staff_Report_for_2013-39P__Special_use_permit_for_Tot_Learning_Center_at_3701_Howard_Street 3 of 4 Proposed Positive Findings of Fact 2013-39P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, December 19, 2013 Consideration Finding The request is consistent with the intent of the Child day care not in a residence is a special Comprehensive Plan. use in the M3 district and is consistent with the direction of the Comprehensive Plan in terms of providing social and health services (P5) and retail sales and services (L2) that provided access to such day care, especially near employment areas. The request will not adversely affect adjacent The proposed use has not had a negative properties. impact upon the surrounding properties. The request is compatible with the existing or The proposed use is compatible, with access allowable uses of adjacent properties. to nearby employment areas and public transportation. The request demonstrates that adequate public The existing parking lot accommodates facilities, including roads, drainage, utilities, parking for both the day care and the and police and fire protection exist or will exist proposed Talking Farm. The use has not and to serve the requested use at the time such will not cause an undue burden on public facilities are needed. facilities. The request demonstrates adequate provision The Skokie Park District has consistently for maintenance and use of the associated maintained the structure. structures. The request has considered and, to the degree There have been and should continue to be possible, addressed the adverse effects on the little, if any, adverse effects on the natural natural environment. environment from the proposed use. Storm water is more than accommodated and the majority of the site is permeable and landscaped. The request will not create undue traffic Peak activity levels are only during morning congestion. and evening pick-up and drop-off. There have been no chronic traffic problems. The request will not adversely affect public There should be no adverse effect upon health, safety, and welfare. public health, safety, and welfare, provided that health code requirements and state day care requirements are met on an ongoing basis. The request conforms to all applicable The request conforms to all applicable provisions of this code, except where relief is provisions of this code. granted with the request. VOSDOCS-#442339-v1-Staff_Report_for_2013-39P__Special_use_permit_for_Tot_Learning_Center_at_3701_Howard_Street 4 of 4