STAFF REPORT 2016-29P: Site Plan Approval - … ·...

VOSDOCS-#505149-v1-Staff_Report_-_2016-29P_-_Site_Plan_Approval_-_4817-4833_Oakton

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STAFF REPORT 2016-29P: Site Plan Approval

Community Development Department Council Chambers, 7:30 PM, November 3, 2016

To: Paul Luke, Plan Commission Chairperson

From: Carrie Haberstich, Planner/CDBG Administrator

Re: 2016-29P: Site Plan Approval 4817-4833 Oakton Street

Related Cases – 2016-29P: Site Plan Approval (4817-4833 Oakton) 2016-30P: Special Use Permit (4817 Oakton)

General Information

Location 4817-4833 Oakton Street

Purpose To obtain site plan approval for 4817-4833 Oakton Street in a CX Core Mixed-Use district to allow the existing 2-lot commercial development with a new building addition, relief from Sec. 82-27(c)(2) to allow a second wall sign and Sec. 82-27(c)(3) to allow a logo greater than 36” in height, and any additional relief that may be discovered during the review of this case.

PINs: 10-28-204-007-0000 and 10-28-204-008-0000

Petitioner Aldi, Inc., and Chicago Title Land Trust Co (TR) #1110376 DTD, on behalf of Market Place on Oakton, Inc.

Size of Site 173,097 ft2 (3.974 acres) with frontage on Oakton Street and LaCrosse Avenue

Existing Zoning & Land Use

CX Core Mixed-Use – grocery store, supermarket, or bakery

Adjacent Zoning & Land Use

North CX Core Mixed-Use – hardware store, multi-use path

South R2 Single-Family Residential and R4 Multifamily Housing – public park, multifamily residential

East CX Core Mixed-Use and M2 Light Industry – office, multi-use path, CTA Yellow Line

West CX Core Mixed-Use, M2 Light Industry, and R4 Multifamily Housing – retail, townhouses, automotive repair facility, and multifamily residential

Comprehensive Plan The site is designated as pedestrian oriented mix.


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SITE INFORMATION

� The Comprehensive Plan of Skokie, Illinois identifies the subject property as Pedestrian Oriented Mix, with the northern edge as Open Spaces (to provide a connection for the Skokie Valley Trail to a signalized intersection)

� Skokie Valley Trail’s primary route is on the Oakton Street sidewalk and alternate route is along LaCrosse Avenue, both officially crossing at the Oakton/LaCrosse signalized intersection.

� Public sidewalks run along Oakton Street and LaCrosse Avenue.

� The Oakton Street frontage of the subject property is a “retail street” per zoning regulations, where significant investment would necessitate the provision of a ground floor retail use at least 24’ in depth along Oakton Street.

� The subject site is accessed from 1 driveway along Oakton Street and 1 driveway along LaCrosse Avenue.

� The site is served by the CTA Yellow Line, CTA Bus Route 97, and Pace Bus Route 210.

STAFF ANALYSIS

Petitioners’ Submittal

The petitioners are requesting site plan approval for an existing 2-lot commercial development, including an approval for a relatively minor building addition within its existing loading dock area. The addition will be approximately 1,380 square feet and will provide additional room within the structure for storage- and retail-related activity for Aldi, Inc. The addition will have no impact on existing stormwater management facilities, as pavement is being replaced with rooftop, and the existing building setbacks to perimeter lot lines will not be reduced. In addition to the building expansion, per discussions with Village staff, some sidewalk and entrance apron improvements to the LaCrosse Avenue driveway are proposed to provide better pedestrian access to the site. The overall parking lot will be resurfaced and the light luminaires will be converted to environmentally-friendly LED lights. The Aldi façade will be upgraded for a fresher look, and Market Place on Oakton may consider upgrading its façade in the near future.

The proposed improvements will result in a “new” look for the building and parking lot, and a more efficient operation within the Aldi store. The improvements will have a positive impact on the character of the neighborhood and surrounding property values. Improvements to the LaCrosse driveway will provide better direct access for pedestrians and allow for smooth traffic flow – there is no other impact on traffic conditions. Utilities to the building will remain unchanged. As mentioned previously, there is no impact on existing stormwater detention, and the driveway apron modification results in slightly less hardscape than exists today. There is no negative impact to public health, safety, morals, and general welfare of the community. The proposed project will be a welcome upgrade to the property.


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Comments

Staff Comment and Review sheets were sent to all pertinent departments and were received from the Engineering and Planning Divisions. All other departments returned the sheets with no comments regarding the subject case.

Engineering Division

The Engineering Division reviewed the proposed site plan approval, and offers the following comments:

� Parking Spaces: 31 Aldi + 28 Market Place on Oakton = 59 total required (201 provided; requirement is met)

� Accessible Parking Spaces: 3 total required (4 provided; requirement is met)

� Bicycle Parking Spaces: 3 total required (4 provided; requirement is met)

Items that need to be addressed as part of the development improvements:

� The parking lot should be milled, repaved, and restriped

� Provide a standard crosswalk in lieu of the “Continental” crosswalk on LaCrosse Avenue

� The ramps for the proposed crosswalk on LaCrosse Avenue should be constructed to ADA standards

The Engineering Division recommends approval of the site plan if the above comments are addressed.

Planning Division

The Planning Division is supportive of the petitioners’ request, as modifications to the original development are minimal.

Suggested modifications to the proposal include:

� Adding tree islands in the easternmost and westernmost rows of parking to ensure there is 1 tree for every 15 parking spaces.

� Updating the tree survey to create a landscape plan and plant list of all existing and proposed plantings on the subject property, including shrubs, perennials, etc.

� Relocating all shopping cart storage under the colonnade during the day and, at the tenant’s option, indoors overnight, ensuring a 5’ minimum pedestrian-only access to Aldi and a 3’ minimum pedestrian-only access to Market Place on Oakton from LaCrosse Avenue. Although the outdoor shopping cart storage is an existing condition, staff recommends improving upon existing conditions by improving on-site pedestrian access. Consideration should be given to narrowing the drive aisle to 24’ in front of the building, most notably in front of Market Place, providing an opportunity to widen the sidewalk.


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� Dedicating portions of LaCrosse Avenue and Oakton Street where small slivers of existing public sidewalks are located on the subject site. The Oakton Street frontage is an official route of the Skokie Valley Trail (SVT) to cross Oakton at the LaCrosse signal.

Suggested near-range accommodations include working with Village staff to provide 2- or 3-hour public parking at the north end of the site, creating a fence opening at the northwest corner of the site, and establishing a public access easement on the subject property. In addition, it is recommended that a cross-access easement agreement be established between the subject property and the adjacent property to the east (4811 Oakton Street), to facilitate on-site traffic circulation and enable the consolidation of the existing access points on Oakton Street.

Suggested long-range improvements would include constructing a new building at the northern end of the subject property.

APPEARANCE COMMISSION

At its September 14, 2016, meeting, the Appearance Commission approved the proposed building addition and wall sign package, including the oversized logo sign, subject to obtaining relief. Ensure HVAC and dumpster screening is provided.

STAFF RECOMMENDATIONS

Staff recommends that the petitioner’s request for site plan approval for an existing 2-lot commercial development with a new building addition at 4817-4833 Oakton Street in a CX Core Mixed-Use district that includes 1 building 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 be granted from Sec. 82-27(c)(2) and Sec. 82-27(c)(3) of the Signs chapter to allow a second wall sign, and a logo greater than 36” in height with a proportion exceeding 1/3 of the signable area.

RECOMMENDED SITE PLAN APPROVAL CONDITIONS

1. Prior to the hearing of this case before the Board of Trustees, the petitioners must submit to the Planning Division:

a. Updated site plan, ensuring a minimum 5’ pedestrian access to Aldi and a minimum 3’ pedestrian access to Market Place on Oakton (which will likely include relocating shopping carts under the colonnade), and including minimal right-of-way dedications along LaCrosse and Oakton to place public sidewalk in the public right-of-way. Consideration to narrowing the drive aisle to 24’ in front of the building, providing a wider sidewalk in front of Market Place on Oakton, is preferred. Illustrate truck turning radii on the site plan to ensure pedestrian and truck access can be appropriately accommodated.

b. A public parking area plan, showing which parking spaces Aldi and Market Place


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on Oakton are willing to provide to accommodate 2- to 3-hour public parking and identifying the preferred fence opening location.

c. Updated tree survey, landscape plan, and plant list of all existing and proposed plantings on the subject property, including 4 additional tree islands.

d. A preliminary draft of a Plat of Dedication for public right-of-way.

2. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site plan dated <insert date of final approved plan>, engineering plans dated <insert date of final approved plan>, landscape plans dated <insert date of final approved plan>, sign plans dated <insert date of final approved plan>, and building elevations dated <insert date of final approved plan>. (Standard)

3. The petitioners should execute a cross-access easement agreement with the owner of 4811 Oakton Street to ensure continued on-site circulation for the subject property and enable a future connection with the property to the east should it redevelop in the future.

4. The petitioners should consider a future building adjacent to the Oakton Street and LaCrosse Avenue rights-of-way.

5. Prior to the issuance of building permits, the petitioner shall submit for approval a lighting photometrics plan, fully developed civil engineering plans, and engineering plans to address all aspects of private and public utility services.

6. The proposed development shall have a maximum gross floor area of 37,516 ft2. (Standard)

7. Parking lot and exterior lighting shall meet Illuminating Engineering Society of North America (IES) standards, be full cut-off design, and be directed away from adjacent properties, subject to the approval of the Engineering Division. (Standard)

8. Any outdoor sound systems shall at all times maintain audio levels that are compliant with the Skokie Village Code. (Standard)

9. All existing damaged public sidewalks or public sidewalks damaged due to the implementation of this plan shall be replaced. (Standard)

10. No objects are allowed within a 15-foot sight distance triangle between 30” and 84” from grade except traffic control devices listed in the Manual on Uniform Traffic Control Devices. (Standard)

11. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage, landscaping, structures, and any other facilities or infrastructure on the Subject Property shall be maintained in a good state of repair, and when needed, be repaired or replaced in a timely manner. (Standard)

12. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. (Standard)

13. 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


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or Director of Community Development. All trash shall be contained in such a way as to remain out of sight at all times. (Standard)

14. All off-street parking spaces shall be legibly striped and maintained. (Standard)

15. Any plan to modify parking lot striping must be approved by the Director of Engineering. (Standard)

16. The proposed development shall have a minimum of 59 off-street vehicle parking spaces including 3 handicapped parking spaces, as indicated on the Subject Property plan dated <insert date of final approved plan>. (Standard)

17. 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)

18. 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)

19. The owners of the Subject Property [and tenants] shall ensure that employees park on the Subject Property. (Standard)

20. No required parking space on the site may be for the exclusive use of any tenant. (Standard)

21. The petitioner shall sign an "Agreement for Installation and Maintenance of Landscaping" to assure that the Subject Property and parkway landscaping is completed and maintained, including trimming, watering, and replacing of dead plant materials in a timely manner in accordance with the final approved landscape plan. A copy of said Agreement is attached hereto, marked Exhibit “A” and hereby made part of this Ordinance. This “Agreement for Installation and Maintenance of Landscaping" shall be recorded at the petitioner’s expense. (Standard)

22. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard)

23. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)

24. 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)

25. All signage shall conform to the Skokie Village Code, except as provided in this ordinance. Any sign on the Subject Property that is in violation of that Code must be removed or modified to conform with the Village Code prior to the issuance of an occupancy permit. (Standard)

26. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. (Standard)


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27. 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)

28. 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 the site plan approval. (Standard)

29. 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)

30. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard)

31. 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. Boundary and Topographic Survey, dated June 23, 2016 3. Site Plan, dated revised August 19, 2016 4. Floor Plan, dated June 21, 2016 5. Building Elevations, dated July 1, 2016 6. Tree Inventory, dated July 19, 2016 7. Land Use and Zoning Map for 2016-29P


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Proposed Positive Findings of Fact 2016-29P: Site Plan Approval

Community Development Department Council Chambers, 7:30 PM, November 3, 2016

Consideration Finding

The request is harmonious with and does not adversely affect adjacent properties.

The development should not adversely affect adjacent properties.

The request can demonstrate that adequate public

facilities, including roads, drainage, utilities, and police and fire protection exist or will exist to serve

the requested use at the time such facilities are

needed.

The site is served by existing public facilities and

services. Public utilities will not be unduly burdened by the development.

The request demonstrates adequate provision for

maintenance of the associated structures. The request demonstrates adequate provision for

maintenance of the associated structures.

The request has considered and, to the degree possible, addressed the adverse effects on the

natural environment.

It is expected that the proposed improvements will slightly increase the amount of pervious area,

reducing stormwater runoff from the subject property.

The request will not create undue traffic congestion. The request will not create undue traffic

congestion, and should improve pedestrian and bicycle circulation.

The request will not adversely affect public health,

safety, and welfare. The public health, safety, morals and general

welfare in general will not be unduly burdened by the development.

The request conforms to all applicable provisions of

this code, except where relief is granted with the request.

The request conforms to all applicable provisions

of this code, except where relief is granted with the request.

Additional Considerations for Planned Developments Finding

The proposed use of the particular site, including

any exceptions to use, shall be shown as necessary

or desirable to provide a service, amenity, or facility that will contribute to the general well-being of the

surrounding area.

The use of the property will have a positive

impact by providing retail sales and services to

the residents, visitors, and employees of Skokie, particularly those in or near the Downtown.

Under the circumstances of the particular case, the proposed use will not be detrimental to the health,

safety, or general welfare of persons residing within or in the vicinity of the PD.

The development will not be detrimental to the public health, safety, or general welfare of

persons residing within the vicinity of the development.

Engineering, LLC

Civil Engineering Real Estate Consulting Project M

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975 E. 22nd St, Suite 400

Wheaton, IL 60189

630.480.7889

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