Community Development Department Council Chambers, 7:30 PM, May 17, 2018

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1 STAFF REPORT P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, May 17, 2018 To: From: Re: Paul Luke, Chairman, Skokie Plan Commission Mike Voitik, Planning Technician P: Special Use Permit 3219 Oakton Street Related Cases P: Zoning Chapter Amendment P: Site Plan Approval P: Parking Determination P: Special Use Permit General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use Adjacent Zoning & Land Use Comprehensive Plan 3219 Oakton Street A request for a special use permit for a road material recycling facility in an M3 Industry zoning district and any relief that may be discovered during the review of this case. Builders Asphalt, LLC, as authorized by owner 411,113 square feet (9.437 acres) M3 Industry quarrying and stone cutting establishment North South East West M3 Industry park district rowing center, a portion of a blacktop sealcoating contractor s business (divided across Skokie/Evanston city limits) M3 Industry CTA Yellow Line, quarrying and stone cutting establishment C1 Commercial (City of Evanston) automotive fuel station, automotive repair facility, limited service restaurants I2 General Industrial (City of Evanston) self-service storage, Pace Bus repair facility M3 Industry North Shore Channel, multiuse path The site is designated as manufacturing/service employment SITE INFORMATION Overhead utilities run along the north and east sides of the subject site. 1 of 4

2 A gated driveway connects the subject site to Howard Street, however the petitioner has indicated that they do not use it and will access the site from the 3219 Oakton Street property. PETITIONER S SUBMITTAL The petitioner is requesting a special use permit for a road material recycling facility at 3219 Oakton Street in an M3 Industry zoning district and any relief that may be discovered during the review of this case. The request is being made in conjunction with a request by Builder s Asphalt to modify an existing site plan approval to add the property to the south of the CTA Yellow Line at 3240 Howard Street (case P). According to the petitioner, the road material recycling facility has operated at the subject site for at least 30 years; however, the facility was not included in the 2014 site plan approval request (case P). In describing the operation of the overall business and the function of the road material recycling facility, the petitioner explains that: At [the 3219 Oakton Street property] we take concrete and asphalt from road reconstruction and other construction projects. The road material recycler then breaks down the material to a size that can be used in hot-mix asphalt or as road base on future construction projects. This is an essential portion of our operation, as all hot-mix asphalt designs has [sic] recycled asphalt as an approved aggregate. If we do not recycle asphalt we would need to truck the road materials to another location that recycles road material or a dump. This would increase truck traffic through the Village since we will need to bring in the recycled asphalt for our hot mix asphalt. Beside [sic] the additional trucking through the Village there will be additional cost to all construction projects for additional trucking including the Village of Skokie construction projects. STAFF ANALYSIS Comments All pertinent departments and divisions were offered an opportunity to comment on this case. Other than the Planning Division comments below, all others did not respond or approved the request without comment. Planning Division The Planning Division supports the proposed special use request. The road material recycling facility shall be required to operate in compliance with the applicable performance standards for uses located in the industrial district, as indicated in (2) of the Village Code. APPEARANCE COMMISSION Appearance Commission Review is not required. 2 of 4

3 STAFF RECOMMENDATIONS Staff recommends that the petitioner s request for a special use permit for a road material recycling facility at 3219 Oakton Street in an M3 Industry zoning district in an M3 Industry zoning district be APPROVED, based upon the Proposed Positive Findings of Fact and subject to the recommended and standard special use permit conditions. RECOMMENDED SPECIAL USE CONDITIONS 1. The petitioner shall comply with the current site plan approval ordinance for this site, including the approved site plan. 2. The petitioners shall comply with all Federal and State statutes, laws, rules and regulations and all Village codes, ordinances, rules, and regulations. 3. 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. 4. The petitioners 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. ATTACHMENTS 1. Proposed Positive Findings of Fact for P 2. Site Plan for 3219 Oakton Street, dated December 19, Land Use and Zoning Map 3 of 4

4 Proposed Positive Findings of Fact P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, May 17, 2018 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 for a special use permit for road material recycling facility is consistent with the intent of the Comprehensive Plan, which designates the subject site for manufacturing/service uses. There should be no adverse effects created by the proposed use upon the adjacent properties provided that the road material recycling facility operates in compliance with all applicable performance standards for uses located in the industrial district. The location of the road material recycling facility within the subject site is adjacent to properties in Evanston that are zoned for industrial uses. The request is also compatible with the industrially zoned properties to the west of the subject site and is in a relatively isolated location within the Village, with the North Shore Channel acting as a buffer. Adequate public facilities exist to serve the requested use. The site is served by multiple public fire hydrants that are located along the east side of the subject site. Adequate provision for maintenance of the associated structures is demonstrated by the request. The road material recycling equipment will provide an on-site process that will reduce the need to transport materials to a processing plant or landfill thus improving energy-efficiency. It is not anticipated that undue traffic congestion will be created by the request. No additional employees will be hired to operate the road material recycling equipment or process. There should be no adverse effect upon public health, safety, and welfare. The request conforms to all applicable provisions of this code. 4 of 4

Community Development Department Council Chambers, 7:30 PM, September 7, 2017

STAFF REPORT 2017-30P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, September 7, 2017 To: From: Re: Paul Luke, Chairman, Skokie Plan Commission Mike Voitik, Planning Technician