Plan Commission

Draft Plan Commission Meeting Minutes Date: May 5, 2022 A motion to approve the minutes of the April 7, 2022 Plan Commission meeting was made by Commissioner Burman, seconded by Commissioner Franklin, and approved by all with a voice vote. Case Description: 2022-14P – Special Use Permit: 5363 Lincoln Avenue Pass 5363 LLC, is requesting a special use permit for outdoor storage to support propane tank sales for Skokie Mart in the B1 Service Commercial zoning district, and any relief that may be discovered during the review of this case. PIN: 10-21-131-065-0000 Discussion and Interested Parties Legal notice was advertised, posted, and delivered to all property owners within the area as prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and correct. Rajesh Patel, property and business owner, presented the case. As a neighborhood convenience store, he provides basic needs to his customers. He sells all the necessary backyard BBQ items including ice and the only component missing is propane tanks. He is proposing a locked cage for the storage of 18 propane tanks (filled and empty) located outside to the east of the store entrance. Staff requested that the report be accepted into the record as written. They are generally in support as the concrete sidewalk width in front of the store is 10’ and can accommodate the cage leaving at least a 7 ft. clear walkway. Also, propane gas is a cleaner burning fuel than charcoal. The staff report stated that 2 trees were removed from the site and must be replaced. Mr. Patel is requesting to add 1 tree instead of 2 because of possible drainage and sewer issues. He is working with the Village Forester for the best location. Staff stated that before the case is presented to the Village Board for final disposition, a revised site plan showing the footprint of the propane tank enclosure and bike rack location as well as a landscape plan be submitted. A commissioner asked about the storage of empty tanks for exchange. Mr. Patel stated that the cage holds a maximum of 18 tanks; full or empty. The empty tanks are not filled on-site. No interested parties requested to speak. 597731- May 5, 2022 Plan Commission meeting minutes –Skokie Mart Recommendations and Voting A motion was made to approve the request for a special use permit for outdoor storage to support propane tank sales for Skokie Mart at 5363 Lincoln in a B1 Service Commercial district. Motion: Franklin Second: Shah Absent: Lakhani Ayes: 8 Nays: 0 597731- May 5, 2022 Plan Commission meeting minutes –Skokie Mart  Draft Plan Commission Meeting Minutes Date: May 5, 2022 A motion to approve the minutes of the April 7, 2022 Plan Commission meeting was made by Commissioner Burman, seconded by Commissioner Franklin, and approved by all with a voice vote. Case Descriptions: 2022-15P – Zoning Map Amendment: 7250-7256 McCormick Boulevard Federal-Mogul Motorparts LLC, on behalf of InSite Real Estate Investment Properties LLC, is requesting to rezone the southeastern portion of 7300 McCormick (beginning at the 70’ north of the southeast corner of Lot 1 of the H&M Realty Subdivision: 272.30’ east boundary, 500.11’ north boundary, 284.99’ west boundary, and 500.28’ south boundary) from M3 Industry to B2 Commercial to build 3 new limited service restaurants with drive-throughs. 2022-16P – Subdivision: 7300 and 7250-7256 McCormick Boulevard Federal-Mogul Motorparts LLC, on behalf of InSite Real Estate Investment Properties LLC, is requesting a 3-lot subdivision of 7300 McCormick, creating 7250-7256 McCormick, and any relief that may be discovered during the review of this case. 2022-17P – Site Plan Approval: 7250-7256 McCormick Boulevard Federal-Mogul Motorparts LLC, on behalf of InSite Real Estate Investment Properties LLC, is requesting a site plan approval to develop 3 limited service restaurants with drive-throughs at 7250-7256 McCormick, relief from Section 82-28(c)(1) to allow more than 1 ground sign for a multiple-use site, and any other relief discovered during the review of this case. 2022-18P – Special Use Permit: 7250 McCormick Boulevard Federal-Mogul Motorparts LLC, on behalf of InSite Real Estate Investment Properties LLC, is requesting approval of a special use permit for a limited service restaurant with drive-through for Raising Cane’s at 7250 McCormick, relief from Section 82-28(b)(1) to allow more than 1 wall sign, and any other relief discovered during the review of this case. 2022-19P – Special Use Permit: 7250 McCormick Boulevard Federal-Mogul Motorparts LLC, on behalf of InSite Real Estate Investment Properties LLC, is requesting approval of a special use permit for outdoor dining for Raising Cane’s at 7250 McCormick, and any other relief discovered during the review of this case. 2022-20P – Special Use Permit: 7252 McCormick Boulevard Federal-Mogul Motorparts LLC, on behalf of InSite Real Estate Investment Properties LLC, is requesting approval of a special use permit for a limited service restaurant with drive-through for Culver’s at 7252 McCormick, relief from Section 82-28(b)(1) to allow more than 1 wall sign, and any other relief discovered during the review of this case. 2022-21P – Special Use Permit: 7252 McCormick Boulevard Federal-Mogul Motorparts LLC, on behalf of InSite Real Estate Investment Properties LLC, is requesting approval of a special use permit for outdoor dining for Culver’s at 7252 McCormick, and any other relief discovered during the review of this case. 597903- May 5, 2022 Plan Commission meeting minutes –McCormick Blvd cases PIN: 10-26-402-058-0000 Discussion and Interested Parties Legal notice was advertised, posted, and delivered to all property owners within the area as prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and correct. Case 2022-15P, a request for re-zoning, was discussed first and all other related cases (2022- 16P through 21P) were reviewed together but each case was voted on separately. Joe Giannini of InSite Real Estate presented the cases. Dan Miletic of RA Smith Civil Engineers & Landscape Architects, Javier Millan of KLOA, Traffic Engineers, and Tom Szafranski, of Kimley- Horn on behalf of Raising Cane’s were in attendance. They are proposing to re-zone the vacant 3-acre site in order to construct 3 limited service restaurants with drive-through and outdoor dining components. There is a lot of vehicular traffic on McCormick which makes this site visibly good for quick service restaurants. Although not consistent with the manufacturing/service employment use identified in the Comprehensive Plan, adjacent retail/service employment uses to the south (Mariano’s, Longhorn, Bank of America, and Starbuck’s) were rezoned to B2 in 2013. Staff requested the reports be accepted into the record as written. There are currently 4 ordinances governing the industrial planned development that will need to be separated from the restaurants. It is recommended that the petitioner resurface and restripe the pavement on Federal-Mogul property that will be impacted by the new development. Staff is supportive of the requests. The 3-acre area will be carved out into 3 lots, each with a commercial building and parking with shared pedestrian and traffic circulation. New easements for ingress/egress will be granted as well as the existing easements to remain. There is also a 14-ft dedication request to IDOT for relocation of sidewalk adjacent to the McCormick ROW. Mr. Giannini displayed a revised site plan showing Lot 1 to be a Raising Cane’s limited service restaurant with drive-through and outdoor dining; Lot 3 as a Culver’s limited service restaurant with drive-through and outdoor dining and Lot 2 at the northeast corner of the site as a 3rd TBD limited service restaurant with a drive-through and outdoor dining. Once a tenant for Lot 2 is identified, the petitioner will need to come back to the Plan Commission for approvals and possible site plan modification. Also shown on the site plan is the staff recommended additional interior sidewalks for pedestrian circulation and connectivity between each lot. Stormwater management for all three restaurants will be located at the northwest corner of the site. A commissioner asked about the existing 40 parking spaces shown on the north side. The existing parking belongs to Federal Mogul and will generally stay as-is. There will also be a parking easement on Lot 3 for 9 parking stalls which will belong to the seller to replace the parking that will be eliminated. 597903- May 5, 2022 Plan Commission meeting minutes –McCormick Blvd cases Another commissioner asked what current improvements will be made for Lot 2. Stormwater detention, internal drives and parking will be put in place for the overall site. Lot 2 will remain green, pad ready – waiting for a user to be determined. The Appearance Commission, at the April 13th meeting, approved the requested relief for 2 ground signs for the overall development as well as the building design and sign package for Culver’s. Raising Cane’s will return to the Appearance Commission’s May 11th meeting for approval of its building design and sign package. Staff noted that the Plan Commission’s decision would be subject to the Appearance Commission’s final consent. For the overall site, 109 parking spaces are required with 130 spaces being provided including 7 accessible spaces. As this site is near the Sculpture Park and bike path, staff is encouraging ample bike parking. The discussion regarding the special use permits for Raising Cane’s included the 19 stacking spaces for the drive-through. The drive-through has 2 lanes that merge into one after the menu boards. During peak hours, they will have crew members deliver meals to waiting vehicles. It was noted that the Appearance Commission continued the case to the May 11th meeting so that building design and signage issues can be worked through. Raising Cane’s “poster art” signs are an important way of branding their product. Staff recommended more than 1 wall sign subject to Appearance Commission approval and Certificate of Appropriateness. The Culver’s plans show stacking space for 12 vehicles in the drive-through lane and includes a relief request for a wall sign on each façade (4 in total) per the Certificate of Appropriateness granted by the Appearance Commission. There is no direct street frontage for this site. It was also recommended that landscaping and barrier fencing be put in place to define the outdoor dining area. A commissioner voiced concern having 3 limited service restaurants with drive throughs all on one site. He is requesting that they all share the litter control responsibility of monitoring and policing the site, including the access roads, every 4 hours. He also recommended that trash receptacles are placed at each entrance and outdoor patio area and a trash receptacle be positioned on the driver’s side at the drive-through exit. Another commissioner commented on the danger of crossing McCormick Boulevard with the Sculpture Park and bike path across the street. It is common sense to cross at the crosswalks but asked about provisions to be put in place to discourage pedestrians and bicyclists from crossing anywhere else. Landscape barriers were mentioned and IDOT will be asked for their opinion. The chairman asked about hours of operations. Raising Cane’s will be open from 9:30 AM to 1:30 AM Sunday through Thursday and 9:30 AM to 3:30 AM Fridays & Saturdays. The chairman stated that outdoor dining has a 10 PM cut-off. Mr. Giannini offered that the Morton Grove location is open until midnight. The current Culver’s is open to from 10AM to 10:30 PM on Fridays & Saturdays, and until 10PM on Sundays through Thursdays. In closing, Mr. Giannini is in agreement with staff recommendations. No interested parties requested to speak. 597903- May 5, 2022 Plan Commission meeting minutes –McCormick Blvd cases Recommendations and Voting Case 2022-15P A motion was made to accept, as presented, a request to rezone 7250-7252 McCormick Boulevard from M3 Industry to B2 Commercial to build 3 limited service restaurants. Motion: Burman Second: Franklin Absent: Lakhani Ayes: 8 Nays: 0 Case 2022-16P A motion was made to approve, as presented, a request for a 3-lot subdivision of 7300 McCormick, creating 7250-7256 McCormick Boulevard. Motion: Burman Second: Ousley Absent: Lakhani Ayes: 8 Nays: 0 Case 2022-17P A motion was made to approve as amended, the request for site plan approval to develop 3 limited service restaurants with drive-throughs at 7250-7256 McCormick Boulevard. Amended motion included adding a trash receptacle on the driver’s side at the drive-through exits as well as incorporating the east and west access roads as part of the regular trash control and policing every 4 hours. Motion: Burman Second: Shah Absent: Lakhani Ayes: 8 Nays: 0 A motion was made to accept the item of relief to allow 2 ground signs for the overall development instead of 1. Motion: Mathee Second: Burman Absent: Lakhani Ayes: 8 Nays: 0 Case 2022-18P A motion was made to approve as presented, the request for a special use permit for a limited service restaurant with a drive-through for Raising Cane’s at 7250 McCormick Boulevard Motion: Burman Second: Gevaryahu Absent: Lakhani 597903- May 5, 2022 Plan Commission meeting minutes –McCormick Blvd cases Ayes: 8 Nays: 0 A motion was made to accept the item of relief to allow more than 1 wall sign subject to the decision of the Appearance Commission and the Certificate of Appropriateness. Motion: Franklin Second: Gevaryahu Absent: Lakhani Ayes: 8 Nays: 0 Case 2022-19P A motion was made to approve as presented, a request for a special use permit for outdoor dining for Raising Cane’s at 7250 McCormick Boulevard. Motion: Burman Second: Franklin Absent: Lakhani Ayes: 8 Nays: 0 Case 2022-20P A motion was made to approve as presented a request for a special use permit for a limited service restaurant with a drive-through for Culver’s at 7252 McCormick Boulevard. Motion: Franklin Second: Shah Absent: Lakhani Ayes: 8 Nays: 0 A motion was made to accept the item of relief to allow a wall sign on each façade – 4 in total for the Culver’s at 7252 McCormick Boulevard. Motion: Shah Second: Franklin Absent: Lakhani Ayes: 8 Nays: 0 Case 2022-21P A motion was made to approve as presented a request for a special use permit for outdoor dining for Culver’s at 7252 McCormick Boulevard. Motion: Shah Second: Minchella Absent: Lakhani Ayes: 8 Nays: 0 597903- May 5, 2022 Plan Commission meeting minutes –McCormick Blvd cases  Plan Commission Meeting Minutes Date: May 5, 2022 A motion to approve the minutes of the April 7, 2022 Plan Commission meeting was made by Commissioner Burman, seconded by Commissioner Franklin, and approved by all with a voice vote. Case Description: 2021-28P – Zoning Chapter Amendment: Allow Professional Offices within Mixed- Use District Retail Streets The Village of Skokie is requesting an amendment to Section 118, Appendix A of the Skokie Village Code to allow selected professional offices within designated retail streets within Mixed- Use Districts. Discussion and Interested Parties Legal notice was advertised as prescribed by the Zoning Chapter. Personal notice was not required for this case. Corporation Counsel determined that notice was proper and correct. Staff requested that the report be accepted into the record as written. This case was briefly discussed at the December 2, 2021 meeting. The Village’s vision for Downtown is to become a restaurant district where people can visit evenings and weekends. Staff is proposing to update the requirements of “Retail Streets” in the downtown area to allow additional uses to counter the rise in downtown vacancies. Corner locations would be reserved for retail and restaurant uses and personal services such as salons and dry cleaning would be earmarked for interior spaces on the ground floor. They add convenience to the people who live in the downtown neighborhood. These short-visit uses also keep the parking availability turning over as well. The market for new restaurants or new “boutique” retail is very narrow. Restaurant space is expensive to fill and much of the downtown is not fitted for a restaurant operation. Boutique retail is hard to find. To address this issue, staff is proposing to add, as permitted uses, 2,500 sq. ft. office spaces for professional uses such as real estate services, property management, accounting, legal, and design services to interior tenant spaces. These offices can be built as flexible spaces useable now with an eye for future conversion to retail. Also proposed is allowing amenities on the 1st floor for multi-tenant buildings where retail is currently required. These uses can be fitness rooms, games or recreation rooms, management offices or co- working spaces. As medical & dental offices are costly to build out and require long-term leases, they have been omitted from the list, as are large chains. Finally, staff has proposed to remove Main Street between Skokie Boulevard and the CTA rail line from the Retail Street designation. This area is less viable to restaurants, retail & personal services as observed by the area vacancies. The commissioners voiced various remarks regarding downtown vacancies agreeing that: 597776- May 5, 2022 Plan Commission meeting minutes –Zoning Chapter Amendment – Prof Offices on Retail Streets other communities are experiencing the same issues; small retail is being hurt by online sales; adding offices to interior spaces breaks up the continuity and is like giving up on the downtown; questioning the previous rationale of putting retail on Skokie Boulevard instead of filling in downtown and how being flexible with retail space and using it for a work-out room or adding a coffee shop to a residential building can activate the space. No interested parties requested to speak. Recommendations and Voting A motion was made to amend Section 118, Appendix A of the Skokie Village Code to allow selected professional offices within designated retail streets within Mixed-Use Districts. Motion: Mathee Second: Burman Absent: Lakhani Ayes: 8 Nays: 0 597776- May 5, 2022 Plan Commission meeting minutes –Zoning Chapter Amendment – Prof Offices on Retail Streets