Plan Commission

STAFF REPORT 2018-22P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, August 16, 2018 To: Paul Luke, Plan Commission Chairperson From: Carrie Haberstich, Planner/CDBG Administrator Re: 2018-22P: Site Plan Approval Niles Township General Information Location 5255 Main Street and 5248 Washington Street Purpose To obtain site plan approval for 2 existing buildings on a lot over 1 acre in size in order to replace an existing oversized sign in an NX Neighborhood Mixed-Use zoning district, as required by §118- 58 of the Skokie Village Code, plus relief from § 82-27(d)(2) to provide a changeable copy ground sign with a gross surface area greater than 50 square feet per face, and any relief discovered during the review of this request. PIN: 10-21-303-087-0000 Petitioner Niles Township Board of Auditors Size of Site 64,474 ft2 (1.48 acres) with frontage on Main Street, Washington Street, Lockwood Avenue, and Lincoln Avenue Existing Zoning & NX Neighborhood Mixed-Use – public administration: legislative Land Use and executive functions; community food services Adjacent Zoning & North B1 Service Commercial – service commercial Land Use B2 Commercial – facilities support services South R2 Single-Family – single family residential East NX Neighborhood Mixed-Use – professional office West R2 Single-Family – single family residential Comprehensive Plan The site is designated as Retail/Service Employment SITE INFORMATION General The current sign and flag pole are located in public right-of-way with utilities such as combined and storm sewers in close proximity to the sign and flag pole. Existing ordinance number 99-11-Z-2852 (special use permit #318), granting a special use permit to establish and operate a business planned development consisting of government services and a child care nursery in a B1 Service VOSDOCS-#540738-v7-Staff_Report_-_2018-22P_-_Site_Plan_Approval_-_5255_Main_and_5248_Washington 1 of 9  Commercial zoning district, applies to this property; however, the child care use has been replaced by the Food Pantry. Complete Streets  Public sidewalks are present along Lockwood Avenue, Lincoln Avenue, and Main Street.  Bike routes are present along Lincoln Avenue and Gross Point Road west of the subject property, and bike lanes are available on Main Street east of the subject site.  Pace Bus Route 210 currently serves the subject property. This route may be realigned and/or eliminated in the future, potentially impacting future destinations. Other nearby routes include Pace Bus Routes 226 and 250, and CTA Bus Route 97.  The Oakton-Skokie CTA Station is 0.6-miles away.  Shops, restaurants, parks, employment, religious institutions, and schools are within walking distance of the subject site. STAFF ANALYSIS Petitioners’ Submittal Thank you for your consideration and review of the Niles Township Monument Sign replacement proposed work. The Township would like to replace the existing fixed letter sign with a new LED display. The existing metal surround/enclosure would be replaced with a new painted wood surround. The existing masonry base and landscaping are to remain. The Township considers the following in relation to this change:  The new painted wood enclosure would better display the current graphic identity of the Township. Additionally, the painted green and yellow wood will present a more welcoming face to the community.  The LED digital display will allow the township to present the full array government and food pantry services available to the public. The existing fixed letter display limits the scope of what can be displayed.  It is the Township’s intent to simply replace and enhance the existing sign.  The township is willing to limit LED display hours at the discretion of the Village. Thank you for consideration and review of the Niles Township Food Pantry use and current ordinance 99-11-Z-[2852]. The Township would like to update or nullify the existing ordinance to permit two separate uses on one property as well as to permit the use of the 5248 Washington building as a community food services building. Since the ordinance was VOSDOCS-#540738-v7-Staff_Report_-_2018-22P_-_Site_Plan_Approval_-_5255_Main_and_5248_Washington 2 of 9  initially issued, the zoning has subsequently changed to mixed use. Community food services use is permitted for this zoning designation. Comments Staff Comment and Review requests were sent to all pertinent departments and were received from Water & Sewer, Traffic Engineering, and Planning. All other departments and divisions did not submit comments regarding the subject case. Water & Sewer Existing sign is currently directly over a sewer main. Need to review foundation plans. Traffic Engineering The proposed LED digital display should NOT flash as to distract pedestrians, traffic, or residents with in the sign visual areas. The message sign should also dim as necessary with outside conditions as to not affect the flow of traffic, pedestrians, and residential houses in the area. Staff recommends turning off message signs overnight as to not disturb nearby residential houses. Based on the Plan Commission Case from 1999, a total of 29 parking spaces is required and 33 spaces are provided. Parking requirement is met. Per State requirements, total off-street parking between 26 and 50 is only required to provide 2 ADA spaces. The ADA parking spaces that are sharing an access aisle is not compliant with State requirements. Adjacent accessible parking spaces cannot share a common access aisle. Owner/applicant may eliminate 1 ADA space in this lot and convert to a standard parking space while still meeting the minimum number of required ADA spaces, or turn an adjacent standard parking space to a striped access aisle. Planning Division The Planning Division is supportive of the petitioner’s request. Although the sign proposal initiated this site plan approval request, the existing food pantry replaced the former child day care without a formal change to ordinance 99- 11-Z-2852; therefore, the change in use for the southern building is to be considered as part of a complete proposal package. VOSDOCS-#540738-v7-Staff_Report_-_2018-22P_-_Site_Plan_Approval_-_5255_Main_and_5248_Washington 3 of 9  The LED sign is proposed to be installed on an existing foundation; however, the sign base and flag pole are technically in public right-of-way; therefore, staff recommends that consideration be given to vacating the existing right-of-way to locate these items on private property. The proposed ground sign is 72.75 square feet per sign face, and 145.50 square feet for the entire sign. Per §82-27(d)(2) of the Signs chapter of the Village Code, when more than 1 occupant is listed or when a changeable copy sign is included, the square footage allowed may be increased to 50 square feet per face with a maximum gross surface area of 100 square feet per sign; therefore, relief will be necessary to allow the sign as designed. The ground sign is the primary sign for the Niles Township campus. Other existing signs include a “Niles Township Government” wall sign facing Main Street/Lincoln Avenue and a ground directional sign for the Food Pantry by the Lockwood Avenue driveway. Some of the existing signs do not comply with the sign regulations of the Village Code. Should any of them be damaged or replaced in the future, they must be brought into compliance with the Village Code. Any changes in sign design must be approved by the Appearance Commission and the Village Board via a modified review process. APPEARANCE COMMISSION At its July 11, 2018, meeting, the Appearance Commission approved the proposed sign package and landscaping (case 2018-043A) as presented. STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request for site plan approval for a public administration: legislative and executive functions (government services) building at 5255 Main Street and a community food services (food pantry) building at 8341 Lockwood Avenue (formerly 5248 Washington Street) in an NX Neighborhood Mixed- Use 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 that relief from §82-27(d)(2) be granted, and ordinance 99-11-Z-2852 be repealed and replaced with the conditions set forth below. RECOMMENDED SITE PLAN APPROVAL CONDITIONS 1. Prior to the hearing of this case before the Board of Trustees, the petitioner must submit to the Planning Division: a. Ground sign foundation plans for its location over the sewer main. VOSDOCS-#540738-v7-Staff_Report_-_2018-22P_-_Site_Plan_Approval_-_5255_Main_and_5248_Washington 4 of 9  b. A Petition for Vacation of a Public Street to vacate the portion of Main Street public right-of-way adjacent to the subject site to formally locate the ground sign and flag pole on private property. This will be a future Plan Commission public hearing case. 2. Prior to the hearing of this case before the Board of Trustees, Water & Sewer Division staff shall review and approve of the ground sign foundation plans located over the sewer main. 3. Prior to the issuance of permits, appropriate documentation between Niles Township and the Village of Skokie to ensure adequate access to maintain underground public utilities shall be prepared, executed, and then recorded at Cook County. Site and Use 5. 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 July 6, 1999. (Standard) 6. The official address of the Food Pantry building is now 8341 Lockwood Avenue (formerly 5248 Washington Street). 7. Any 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. 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 and bicycle 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 VOSDOCS-#540738-v7-Staff_Report_-_2018-22P_-_Site_Plan_Approval_-_5255_Main_and_5248_Washington 5 of 9  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, except for waste receptacles referenced in Condition Number 15 below. (Standard) 15. Waste receptacles shall be placed on the Subject Property for use by patrons, and the Health Department shall determine the size, type, and location of these units. Parking 16. All off-street parking spaces shall be legibly striped and maintained. (Standard) 17. Any plan to modify parking lot striping must be approved by the Director of Engineering. (Standard) 18. The proposed development shall have a minimum of X off-street vehicle parking spaces including X handicapped parking spaces, as indicated on the Subject Property plan dated XXX. (Standard) 19. 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) 20. 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) 21. The owner of the Subject Property [and its tenant] shall ensure that employees park on the Subject Property. (Standard) 22. No required parking space on the site may be for the exclusive use of any tenant. (Standard) Utilities 23. 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. 24. The owner of the Subject Property shall cooperate with any public utility project. Landscaping 25. The petitioner shall sign an "Agreement for Installation and Maintenance of Landscaping" to assure that the Subject Property and parkway landscaping is VOSDOCS-#540738-v7-Staff_Report_-_2018-22P_-_Site_Plan_Approval_-_5255_Main_and_5248_Washington 6 of 9  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 26. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 27. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. (Standard) 28. 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) 29. All signage shall conform to the Skokie Village Code, except as provided in this ordinance. Any legal nonconforming sign on the Subject Property that shall conform with the Village Code when it is damaged >50%, modified, or replaced in the future. 30. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. (Standard) 31. 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. (Standard) 32. 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. (Standard) 33. 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) 34. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 35. 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 VOSDOCS-#540738-v7-Staff_Report_-_2018-22P_-_Site_Plan_Approval_-_5255_Main_and_5248_Washington 7 of 9  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) Food establishments and Food Services 118-85 36. A screened garbage corral with an impermeable surface shall be provided to contain all dumpsters. 37. No tables or eating counters shall be allowed at food establishments. The addition of tables or eating counters shall constitute the addition of a food service use at that location, and all additional regulations for that food service use shall apply. 38. At least once during every 4 hours of operation and before opening and closing of the business, employees shall patrol the Subject Property and clear it of debris. ATTACHMENTS 1. Proposed Positive Findings of Fact 2. Plat of Survey, dated October 19, 2017 3. Site Plan, dated June 27, 2018 4. Landscape Plan, dated July 2, 2018 5. Partial Site Plan and Proposed Monument Sign, dated June 27, 2018 6. Niles Township Food Pantry Floor Plan, dated June 27, 2018 7. Declaration of Restrictive Covenant with Ordinance Exhibit, recorded June 4, 2001 8. Photos, added to the Village permitting system on July 10, 2018 9. Zoning and Land Use Map VOSDOCS-#540738-v7-Staff_Report_-_2018-22P_-_Site_Plan_Approval_-_5255_Main_and_5248_Washington 8 of 9 Proposed Positive Findings of Fact 2018-22P: Site Plan Approval Community Development Department Council Chambers, 7:30 PM, August 16, 2018 Consideration Finding The request is harmonious with and does The request will not adversely affect not adversely affect adjacent properties. 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, and measures will be taken to ensure maintenance of public utilities will be accommodated. 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 public health, safety, morals and health, safety, and welfare. general welfare will not be unduly burdened by this request. 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. 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