Community Development Department Council Chambers, 7:30 PM, July 20, 2017

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1 STAFF REPORT P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, July 20, 2017 To: From: Re: Paul Luke, Chairman, Skokie Plan Commission Steve Marciani, AICP, Planning Supervisor P: Special Use Permit 8125 Skokie Boulevard Related Case P: Subdivision General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use Adjacent Zoning & Land Use Comprehensive Plan 8125 Skokie Boulevard Special use permit for games arcade establishment Ignite Holdings, LLC, on behalf of Ignite Gaming Lounge 19,888 square feet (0.456 acres) with frontage on Skokie Boulevard CX Core Mixed-Use vacant commercial buildings North South East West CX Core Mixed-Use automotive repair facility, vacant commercial building CX Core Mixed-Use vacant commercial building, vacant lot CX Core Mixed-Use detached residences, 3- or more unit multifamily residences CX Core Mixed-Use CTA Yellow Line Oakton-Skokie Station The site is designated as pedestrian oriented mix. SITE INFORMATION A public sidewalk and Village streetscaping run along Skokie Boulevard. Overhead utilities run along the west side of the public alley to the east of the subject site. The site is directly served by the CTA 54A North Cicero/Skokie Blvd. The CTA Yellow Line Skokie-Oakton station is located across the street from the subject site. The CTA 97 Skokie and Pace 210 Lincoln Avenue buses run along Oakton Street one and a half blocks to the south. 1 of 7

2 PETITIONER S SUBMITTAL The petitioner requests a special use permit for a games arcade establishment in a CX Core Mixed-Use zoning district, and any relief that may be discovered during the review of this case. The petitioner is proposing to renovate Skokie Boulevard into Ignite Gaming Lounge, a social video gaming experience for adults, which would include video game stations, virtual reality areas, light food and snacks, and a bar. Game rental would generally be by the hour. This is strictly an amusement facility and dons not involve gambling. The proposal would add an additional legal parking space and a drop-off space in the rear of the building, add bicycle racks, and completely rehabilitate the building. The petitioner states that: Upon researching and studying the property at Skokie Blvd over a six month period (prior to and post purchasing), we are confident that our unique video game amusement use is well suited for the respective location, the surrounding neighbors, and for downtown Skokie. Furthermore, it is our belief and goal that Ignite's amusement use will not cause any harm to the character, welfare, and/or value of the properties in the neighborhood. We [intend] to make significant long term capital investment commitments to renovate, occupy, and maintain the subject building that will contribute to preserving the quality of the neighborhood. The subject space will be renovated with all new major building components such as a new windowed facade, heating, airconditioning, plumbing, lighting, commercial kitchen, and related security systems to provide a healthy, safe, and sound environment for customers and neighbors. We intend to maintain orderly and compatible land uses with Ignite Gaming as the tenant in the subject building. We will provide a space for a new type of use that is in market demand by users in the neighborhood and surrounding neighborhoods, and will contribute to maintaining an existing compatible land pattern in the neighborhood. Therefore, we are of the opinion that the proposed unique amusement use at Skokie Blvd will enhance the essential character of the neighborhood and will not adversely impact property prices, public health, safety, morals, and general welfare of the community. STAFF ANALYSIS Comments Staff Comment and Review sheets were sent to all pertinent departments. Comments were received from the Fire and Health Departments and the Engineering and Planning Division; all others approved the request without comment. 2 of 7

3 Fire Department The Skokie Fire Prevention Bureau has already addressed fire and life safety requirements for this property, which have not changed. Relative to the special use permit, the Skokie Fire Prevention Bureau has no additional comments. Health Department For the petitioner s general information, the following details for the food service and bar areas will need to be included with the permit application: 1. Structural, plumbing, and electrical layout. 2. Complete equipment layout with food surfaces equipment specifications, including the manufacturers make and model number. 3. Complete ventilation plans including kitchen exhaust and make-up air. 4. Finish schedules for walls, floors, ceilings, and counter surfaces. Engineering Division Staff s research of historical records on this older property establishes the required number of off-street vehicle parking spaces as 3 for this building. The current plan increases the legal parking spaces to 4 and provides an additional off-street pick-up and drop off-space, since parking or standing is not permitted in front of the building on Skokie Boulevard. Once established, the approved site plan would become the new minimum for the site. Planning Division The Planning Division recommends approval of the petitioner s special use permit request. This use is extremely supportive of the employment demographic across Skokie Boulevard at the Illinois Science + Technology Park and is the type of destination use that is needed in eastern Downtown Skokie. Ignite currently operates a location at 3341 N. Elston Ave. in Chicago. This will be a second location. On June 8, 2017, Ignite Gaming Lounge announced its intent to open a Skokie location; the post has received 772 Likes, 342 shares, and 345 comments. The proposed plan reuses all of Skokie Boulevard. The northern half of the building will be used for social and interactive gaming and the southern half of the building will be used for events such as tournaments. The food and bar uses are permitted in the CX district. One additional parking space will be added behind the building. Cars will no longer be permitted to park perpendicularly and impede traffic in the alley. Four bike 3 of 7

4 parking spaces are being added to the rear of the building and 6 bike parking spaces are being added within the public right of way in front of the building. The petitioner expects large numbers of the Ignite Gaming Louge patrons to be coming on public transportation, using ridesharing services, or biking. The neighborhood to the east is restricted zoned parking, so that neighborhood s street parking will not be negatively affected. Public parking is located across the street at the northwest corner of Skokie Boulevard and Searle Parkway. Planning is supportive of the sign relief because the proposed sign is proportionate to the building s very long façade. APPEARANCE COMMISSION At its July 12, 2017, meeting, the Appearance Commission approved façade improvements and signage, per drawings dated July 7, 2017, subject to: (1) no tinted glass; and (2) the granting of relief for a logo greater than 36 in height as depicted on the elevation drawing and color rendering. The Commission also approved options to draw interest to the north and south entrances, such as adding perforated panels and/or green banding in window panes above the doors. STAFF RECOMMENDATIONS Staff recommends that the petitioner s request for a special use permit for a games arcade establishment at 8125 Skokie Boulevard be APPROVED, based upon the Proposed Positive Findings of Fact and subject to the recommended and standard special use permit conditions. In addition, Staff recommends that relief be granted from 82-27(c)(3) of the Sign Code to allow a logo sign greater than 36 in height, as approved by the Appearance Commission in case A. RECOMMENDED SPECIAL USE CONDITIONS 1. The petitioner shall develop the Subject Property in substantial conformance with the final Village approved site plan dated <insert date of final approved plan>, floor plan dated <insert date of final approved plan>, and building elevations dated <insert date of final approved plan>. (Standard) 2. The petitioner acknowledges that the minimum number of required off-street vehicle parking spaces for this building is now 4. In the event that the 15-minute parking drop-off space is no longer used for this purpose, the minimum number of required off-street vehicle parking spaces for this building would increase to 5 in perpetuity. 3. The petitioner agrees to install and maintain a minimum of 4 bicycle parking spaces in the rear of the building and a minimum of 6 bicycle parking spaces in the Skokie Boulevard right-of-way, consistent with and of the Skokie Village Code. The Village must approve the rack style. 4. All existing damaged public sidewalks or public sidewalks damaged due to the 4 of 7

5 implementation of this plan shall be replaced. (Standard) 5. 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) 6. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other objects that may impede travel. (Standard) 7. 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. 8. All off-street parking spaces shall be legibly striped and maintained. (Standard) 9. Any plan to modify parking lot striping must be approved by the Director of Engineering. (Standard) 10. Vehicles shall not be allowed to be parked in or otherwise block alleys, 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) 11. No required parking space on the site may be for the exclusive use of any user. (Standard) 12. All new overhead 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. (Standard) 13. All new construction, alterations, and remodeling shall meet current International Building and NFPA Life Safety Codes as amended. (Standard) 14. The petitioner shall obtain all required permits and approvals for improvements to County, State, or Federal rights-of-way from the governing jurisdiction. (Standard) 15. 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) 16. All modifications to building elevations, signage, and landscaping shall be subject to the review and approval of the Skokie Appearance Commission. (Standard) 17. 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) 18. Prior to the issuance of building permits, the petitioner shall submit to the Planning Division of the Community Development Department the name, property address, address, and telephone number of the company and contact person 5 of 7

6 responsible for site maintenance in compliance with this special use permit. (Standard) 19. 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) 20. The petitioner shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. (Standard) 21. 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 for P 2. Site Plan, dated June 15, Floor Plan, dated June 15, Exterior Elevations, dated July 7, Rendering, dated July 7, Plat of Survey, dated February 13, Land Use and Zoning Map 6 of 7

7 Proposed Positive Findings of Fact P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, July 20, 2017 Consideration The request is consistent with the intent of the Comprehensive Plan. The request will not adversely affect adjacent properties. The request is compatible with the existing or allowable uses of adjacent properties. The request demonstrates 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 request demonstrates adequate provision for maintenance and use of the associated structures. The request has considered and, to the degree possible, addressed the adverse effects on the natural environment. The request will not create undue traffic congestion. The request will not adversely affect public health, safety, and welfare. The request conforms to all applicable provisions of this code, except where relief is granted with the request. Finding The request is consistent with the site s core mixed-use designation in the Comprehensive Plan. It is converting a non-retail use to a retail use. It is not anticipated that the request will have an adverse effect on adjacent properties. In fact, the use should attract a large number of users to the area and should increase the marketability of adjacent commercial properties. The request is compatible with the existing or allowable uses of adjacent properties and is a supportive amenity to the technology employment uses in the area. The request will accommodate adequate public services. The request does not conflict with the adequate provision for maintenance and use of the associated structures. The request does not have an adverse effect on the natural environment. The request will not create undue traffic congestion as many of the patrons will be arriving and leaving the site on public transit, on bicycles, or using ridesharing services. Public health, safety, and welfare will not be adversely affected by the request. Other than the relief requested for signage, all applicable provisions of this code are conformed to by this request. 7 of 7

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