Plan Commission

STAFF REPORT 2018-39P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, October 18, 2018 To: Paul Luke, Chairman, Skokie Plan Commission From: Steve Marciani, AICP, Planning Supervisor Re: 2018-39P: Special Use Permit WashU car wash 3250 Touhy Avenue Related Cases – 2018-36P: Zoning Map Amendment 2018-37P: Site Plan Approval 2018-38P: Parking Determination 2018-39P: Special Use Permit – car wash General Information Location 3250 Touhy Purpose To request a special use permit for a car wash in a B3 Business zoning district, plus relief from §82-28(b)(1)b. to allow an east wall sign and a west wall sign in addition to the allowable south wall sign, and any other relief that may be discovered during the review of this case. Petitioner Metro Storage Skokie OP, LLC, on behalf of Car Wash Development, LLC Size of Site 41,134 ft2 with 142 feet of frontage on Touhy Avenue Existing Zoning & M2 Light Industry – self-storage facility Land Use B2 Commercial – bank with drive-through and second story offices, vacant undeveloped land Adjacent Zoning & North M3 Industry – landscaping company, welding supply Land Use business South P Public Open Space (Village of Lincolnwood) – vacant open space East RS-2 Residential (City of Chicago) – detached residences RS-3 Residential (City of Chicago) – 3- or more unit multifamily residences B1-1 Business (City of Chicago) – convenience store, cleaners, limited service restaurant West M3 Industry – North Shore Channel, multiuse path Comprehensive Plan The site is designated as retail/service employment. VOSDOCS-#543558-v2-Staff_Report_for_2018-39P__Special_use_permit_for_car_wash_at_3250_Touhy 1 of 8 SITE INFORMATION See case 2018-37P for site and Complete Streets information. PETITIONER’S SUBMITTAL The petitioner is requesting a special use permit for a 4,526 ft2 automatic conveyor car wash with 14 vacuum stations and 7 off-street parking spaces in a B3 Business zoning district, plus relief from §82-28(b)(1)b. to allow an east wall sign and a west wall sign in addition to the allowable south wall sign, and any other relief that may be discovered during the review of this case. The petitioner submits: We believe the WashU project will not only increase the value of our neighboring properties it will provide a vibrant, new refreshing and inviting service to the Skokie community that isn’t presently offered. The WashU project of nearly $5 million dollars will also bring to the community a much more environmentally sustainable car wash facility, along with new and more employment. All WashU circulation is contained and handled within its property. Stacking runs along the western, north / south side of this property. WashU also provides free central vacuum services. The vacuums are located on the eastern side of the property. The central vacuum system WashU invests in generates low noise levels. A person using this service can have a relatively normal conversation with another at the vacuum stall. Noise level studies place this decibel level just above the normal conversation that is between 60-65 db. Our vacuum system generates 68 decibels per 10’. General traffic noise of Touhy and Kedzie Avenue is likely higher than that. WashU is a new and unique customer experience along with being close to the customer and the communities in which it operates. This will entail not only premium customer service, but also community involvement. … Thank you for your consideration and we respectfully seek to work with you, staff and elected officials to develop this WashU facility on this site. Statement regarding Hours of Operation, Peak Times, Man Hours & Team-mate Parking Needs: Our Car Washes are designed to be run efficiently by 3 Teammates during operating hours. We are typically open from 7 AM to 8 PM , 7 days a week. There may be occasions where we are open later—to 9 PM. In our very highest traffic volume days (typically fewer than 12 days per year) we may have as many as 5 Teammates on site to manage traffic and processing, but this is not the norm. Peak times in the Car Wash industry are somewhat weather related, however we will generally see a spike in traffic from 11 AM to 1 PM and again from 3:30 PM to 6:30 PM, which is commensurate with lunch time and home from work traffic. Busiest days of the week are typically Friday, Saturday & Sundays as one would associate with more people doing errands on these days. Saturdays and Sundays typically peak between 10 AM and 2 PM. VOSDOCS-#543558-v2-Staff_Report_for_2018-39P__Special_use_permit_for_car_wash_at_3250_Touhy 2 of 8  In the Midwest, the busiest time of year for the Car Wash industry is winter time—specifically January through March, when driveway car washing doesn’t happen and the need for salt removal is at its peak. In our experience, we will see 12 or less days per year where traffic spikes are such that we would process more than 150 cars per hour. Our systems and processing allow for efficiently and safely washing cars at a rate of 190 cars per hour or one car every 19 seconds. To a layperson, that might sound extraordinarily high, but to our trained and experienced Teams, this is part of a routine that is embraced by us and by other top car washing operators in the Country. Our business model is an exterior express car wash. Our focus is on quality, quick, convenient way for customers to maintain the exterior of their cars while offering free vacuums on a do it yourself basis. Our Customers remain in their vehicles, which glide through the wash tunnel in neutral on a dual belt conveyor system (eliminating the steel guide rails, and the push & shove of a traditional chain & roller conveyor system) Our typical operation functions with a “Greeter” working at the pay-station lanes, getting customers familiar with the touchscreens; a “Loader” who guides the customers on to the dual belt conveyor as they enter the wash tunnel and assures the vehicle is safely in neutral; and a “Site Manager” who monitors overall operations, cameras, quality and safety control. Our Skokie site-plan incorporates five employee parking spaces at the north end of our site, which is ample for operations. Vacuuming and drying of vehicles: Our Skokie site plan implements (14) free vacuum stations. We use stainless steel vacuum arches so that quality and cleanliness is always represented. With the investment in stainless steel we eliminate any powder coat fading, chipping and/or rusting of other systems. Stainless steel is easy to clean, looks great, doesn’t rust and adds a cleaner architectural aesthetic that complements our overall design. Our vacuum system is a central vacuum system. Quiet enough for anyone standing in one of the vacuum parking stalls to have a normal conversation without having to raise their voice. Wash U has invested in a heated blower drying system providing a very dry car. There isn’t a need for vehicles to be hand dried, thus we can operate with fewer team-mates on site than other legacy washes that have fewer automated processes. STAFF ANALYSIS Staff Comment and Review requests were sent to all pertinent departments and were received from Forestry, Engineering, and Planning. All other departments returned the requests with no comments regarding the subject case. Comments related to the overall development are included in site plan approval case 2018-37P, and comments that specifically impact this car wash case are included below. Forestry The Forestry Division commented that a tree removal permit is required prior to the start of the project for the pines on-site and the 2 small oaks in parkway that are in decline. If interested, Forestry would waive private property removal permit if 1 tree was planted back. VOSDOCS-#543558-v2-Staff_Report_for_2018-39P__Special_use_permit_for_car_wash_at_3250_Touhy 3 of 8 Civil Engineering The Engineering Division would like to note that when applying for building permits, the petitioner must provide a comprehensive site plan set, showing existing and proposed features and improvements, dimensioned and showing proposed elements. Other information included: 1. Existing conditions/grades 2. Proposed grading of property (Spot grades, pavement slopes, TF & FF) 3. Proposed Site Plan 4. Stormwater Management Plan 5. Utility Connection Plan (Sewer & Water Service) 6. Details and Notes The project will need to go through the full WMP permitting process from the MWRD, and the Village will endorse the application as the Permittee only after local requirements are met. Also, any work in the Touhy Avenue right-of-way will need a permit from IDOT. The petitioner will also be responsible for contacting and coordinating with private utility service providers for buried services to the site and account for any reconfigurations of private utilities on the perimeter of the site and adjacent, as required. A building sewer permit shall only be issued and a sewer connection shall only be permitted if it is demonstrated that the downstream sewerage facilities, including sewers, pump stations and wastewater treatment facilities, have sufficient reserve capacity to adequately and efficiently handle the additional anticipated waste load. Finally, a licensed civil engineer, landscape architect, land surveyor or architect, hired by the property owner, shall inspect and certify that the work was completed in compliance with approved plans. Traffic Engineering In addition to the comments in the site plan approval case for this site (2018-37P), the Engineering Division states that the overall site provides adequate parking and exceeds the number of required spaces. There will be room to stack and queue 33-39 vehicles within the immediate car wash area. The stacking capacity is adequate for the site. Further, flexibility in stacking is provided by having 3 queue lanes and storage capacity between the pay stations and entrance to the tunnel. Staff has reviewed the traffic study and overall agrees with its conclusions. The traffic projected to be generated by the car wash consists of a majority of "pass-by" or diverted trips from the existing traffic along Touhy and Kedzie. Access to the car wash will be sufficient by the existing access system that serves the overall commercial development. The existing access points consist of a right-in/right-out driveway off of Touhy, two full access drives from Kedzie, and a fully signalized intersection at Touhy and Kedzie. The internal shared drive aisles on the site provides further flexibility for circulation within the site. VOSDOCS-#543558-v2-Staff_Report_for_2018-39P__Special_use_permit_for_car_wash_at_3250_Touhy 4 of 8 The area roadways and intersections experience some existing delay and queueing during normal peak periods, these intersections will generally maintain the same acceptable level of service. The proposed amount of generated traffic from the car wash may be reduced due to the nature of the pass-by trips. Planning A car wash is allowed with a special use permit in the B3 Business district. The car wash property line is approximately 350’ away from the residentially-used property to the east. Bicycle parking will be included as a condition of case 2018-37P. Planning does not anticipate any issues with negative externalities from this user. Staff is agreeable to the proposed development of this long-vacant parcel. The petitioner has requested relief from §82-28(b)(1)b. to allow an east wall sign and a west wall sign in addition to the allowable south wall sign. Staff has concerns about the relief requested. The ability to see the sign on the west side of the building will be obscured by trees until a vehicle is almost in front of the property, and the sign on the east side of the building will be obscured by the existing Byline Bank building, where the front wall sign and large electronic east-west facing ground sign are in clear view. In addition, the ground sign is very near the proposed east wall sign. The sign package as proposed does not meet several sections of the Signs Chapter of the Village Code. Although the Appearance Commission approved the sign package at its June 2018 meeting, staff recommends modifications to reduce sign clutter for the site and minimize the need for relief from the Village Code. Recommended Option Minimize visual clutter by limiting the number of signs in the overall sign package to the minimum necessary to properly direct traffic. Please see case 2018-37P for a discussion on the overall sign package for the site. Staff recommends allowing only the south wall sign for WashU. Although the south wall sign area is 102.5 ft2 which meets regulations, the sign should be reduced in size to be in better proportion with the façade to which it is attached (a reduction of the overall sign height from 6’ to 5’ is recommended). Alternate Option If the Plan Commission is amenable to supporting the Appearance Commission’s support of the south, west, and east wall signs as proposed (see the “Appearance Commission” section for details), relief from the Village Code will be necessary:  §82-28(b)(1)b. to allow wall signs on the west and east elevations, as sign regulations only allow 1 sign on a street-facing frontage, which is the south elevation facing Touhy.  §82-28(d)(1) to allow total wall sign area of 307.5 ft2, as sign regulations allow a total wall sign area of 112.5 ft2 (or 3 x 37.5’ total building frontage). VOSDOCS-#543558-v2-Staff_Report_for_2018-39P__Special_use_permit_for_car_wash_at_3250_Touhy 5 of 8 APPEARANCE COMMISSION At its June 13, 2018, meeting, the Appearance Commission approved the proposed WashU development, (case 2018-039A), with the following WashU-specific conditions:  Allowing the south, west, and east elevation wall signs, as presented  Sign relief granted by the Plan Commission STAFF RECOMMENDATIONS Staff recommends that the petitioner’s request for a special use permit for a car wash at 3250 Touhy Avenue in a B3 Business zoning district be APPROVED, based upon the Proposed Positive Findings of Fact and subject to the Staff Recommended Conditions below. Staff further recommends that the petitioner’s request for relief from §82-28(b)(1)b. to allow an east wall sign and a west wall sign in addition to the allowable south wall sign be DENIED, allowing only the south wall sign with a recommended overall sign height of 5’ so it is in better proportion with the façade to which it is attached. RECOMMENDED SPECIAL USE PERMIT CONDITIONS In addition to the condition of case 2018-37P, the following conditions shall apply to this special use: 1. Prior to the hearing of this case before the Board of Trustees, the petitioner must submit to the Planning Division a revised WashU wall sign package. 2. The petitioner shall develop the Subject Property in substantial conformance with the final Site dated <insert date of final approved plan>, landscape plan dated <insert date of final approved plan>, elevations dated <insert date of final approved plan>, and ground sign rendering dated June 19, 2018. (Standard) 3. A building sewer permit shall only be issued and a sewer connection shall only be permitted if it is demonstrated that the downstream sewerage facilities, including sewers, pump stations and wastewater treatment facilities, have sufficient reserve capacity to adequately and efficiently handle the additional anticipated waste load. 4. Trash containers shall be provided by the vacuuming and drying areas. 5. Any outdoor sound systems or car wash noise shall at all times maintain audio levels that are compliant with the Skokie Village Code. 6. There shall be no washing of vehicles from 10:00 p.m. to 7:00 a.m. 7. Outside storage and display of items for sale or lease, tools, equipment, vehicles, parts, or supplies is prohibited. 8. Vehicles and boats are prohibited to be sold, advertised for sale, or, other than operational licensed vehicles owned by the establishment, remain outdoors on the property for more than 10 days, except at vehicle dealers. VOSDOCS-#543558-v2-Staff_Report_for_2018-39P__Special_use_permit_for_car_wash_at_3250_Touhy 6 of 8  9. The Plan Commission will determine the appropriate number and location of drying spaces. Due to the heated blower drying system at the exit, a quick towel dry is not expected to occur at the car wash exit and/or at one of the 14 vacuum stations. 10. The operation of the use must minimize excessive water from collecting outside the building openings to a wash bay, and in the adjacent public rights-of-way. 11. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 12. Failure to abide by any and all terms of this Ordinance shall be cause for the Village to initiate hearings to determine whether the subject Ordinance, as well as any applicable business licenses, should be revised or revoked. The petitioner shall pay all costs related to any hearings conducted as a result of non- compliance with any of the provisions of the enabling ordinance. The costs shall include but not be limited to court reporter fees, attorney fees, and staff time required researching and conducting said hearing. (Standard) ATTACHMENTS 1. Proposed Positive Findings of Fact 2. Site Plan, dated September 6, 2018 3. Floor Plan, dated May 10, 2018 4. Building Elevations, dated May 10, 2018 5. Sign Elevations, dated May 25, 2018 6. Ground sign rendering, dated June 19, 2018 7. Wash-U Skokie Signage Plan, dated May 29, 2018 8. Land Use and Zoning Map VOSDOCS-#543558-v2-Staff_Report_for_2018-39P__Special_use_permit_for_car_wash_at_3250_Touhy 7 of 8 Proposed Positive Findings of Fact 2018-39P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, October 18, 2018 Consideration Finding The request is consistent with The site is designated as retail/service employment in the intent of the the Comprehensive Plan, and the proposed use is Comprehensive Plan. consistent with this designation. The request will not adversely The proposed use is not expected to adversely affect affect adjacent properties. adjacent properties, as a vacant property will be redeveloped, landscaping will be provided, and noise levels will comply with the Village Code. The request is compatible with The proposed use is compatible with the existing or the existing or allowable uses allowable uses of adjacent properties, as adjacent of adjacent properties. properties also provide goods and services to the neighborhood and the traveling public. The request demonstrates that Adequate public facilities, including roads, drainage, adequate public facilities, utilities, and police and fire protection exist or will including roads, drainage, exist to serve the requested use at the time such utilities, and police and fire facilities are needed. protection exist or will exist to serve the requested use at the time such facilities are needed. The request demonstrates The request demonstrates adequate provision for adequate provision for maintenance and use of the associated structures, as maintenance and use of the there is ample room to maintain the interior and associated structures. exterior of the structures. The request has considered The request has considered and is expected to and, to the degree possible, address any adverse effects on the natural addressed the adverse effects environment, as the car wash will meet Illinois EPA on the natural environment. regulations. The request will not create Per the traffic impact analysis, the use is not undue traffic congestion. expected to create undue traffic congestion, as most of the patrons are expected to be pass-by trips. The request will not adversely The request will not adversely affect public health, affect public health, safety, and safety, and welfare. welfare. The request conforms to all The request conforms to all applicable provisions of applicable provisions of this this code, except where relief is granted with the code, except where relief is request. granted with the request. VOSDOCS-#543558-v2-Staff_Report_for_2018-39P__Special_use_permit_for_car_wash_at_3250_Touhy 8 of 8