STAFF REPORT 2016-3P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, February 18, 2016 To: From: Re: Paul Luke, Plan Commission Chairperson Steve Marciani, AICP, Planning Supervisor 2016-3P: Special Use Permit Culver s limited service restaurant with a drive-through facility 9455 Skokie Boulevard Related Cases 2016-1P: Subdivision 2016-2P: Site Plan Approval General Information Location Purpose Petitioner Size of Site Existing Zoning & Land Use Adjacent Zoning & Land Use Comprehensive Plan 9455 Skokie Boulevard Special use permit for limited service restaurant with a drivethrough facility, relief from 82-28(b)(1)a. to allow more than 1 wall sign facing a street frontage on which it is located, and any other relief that may be discovered during the review of this case. Jetco Properties, Inc, a Delaware corporation, on behalf of Katie Bulgrin and Susan Bulgrin 45,899 ft 2 (1.0537 acres) B3 Commercial 3-unit commercial supercenter, with Old Navy, Marshall s, and Jewel North South East West B4 Regional Shopping performing arts center, office buildings B3 Business bank with drive-through (approved), auto repair facility (approved), limited service restaurant with drive-through (approved) R1 Single-Family junior high school, school bus transportation, administrative offices, townhouse residences, multifamily residences B3 Business grocery store, clothing store, department store The site is designated as retail/service employment. VOSDOCS-#490756-v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 1 of 6
SITE INFORMATION Public sidewalks run along Emerson Street and Gross Point Road. Overhead utilities run along the west side of Emerson Street and within an easement along the north side of the subject site. Driveways at Skokie Boulevard, Emerson Street, and Gross Point Road provide access to the subject site. An easement within the northeast corner of the subject site allows for vehicular access from Gross Point Road to the adjacent Concourse office building complex at 4709-4711 Golf Road. The site is served by the CTA 54A North Cicero/Skokie Blvd, CTA 97 Skokie, and Pace 208 Golf Road buses, which run on Skokie Boulevard, and the CTA 205 Chicago/Golf and Pace 215 Crawford-Howard buses, which run along Golf Road. STAFF ANALYSIS Petitioner s Submittal The petitioner is requesting a special use permit for a 4,984 ft 2 limited service restaurant with a drive-through at 9463 Skokie Boulevard, relief from 82-28(b)(1)a. to allow more than 1 wall sign facing a street frontage on which it is located, and any additional relief that may be discovered during the review of this case. The petitioners provided the following statement of effects for the proposed development: Culver's is an upscale fast food restaurant with both drive-through and sit-down facilities. The location of the building will enhance and improve the appearance of the shopping center, occupying a lesser used portion of the Jewel parking lot and partially serving as a "screen" for the Jewel drive-through pharmacy window. The new building will add to the overall value of the shopping center real estate, as no buildings are being removed. Provisions have been incorporated within the Culver's site plan to address the orderly flow of traffic through the site, and the traffic report clarifies minimal impact on the surrounding roadway network. Ample public utilities exist on or immediately adjacent to the site to serve the new restaurant. Stormwater management will be enhanced with the proposed modification and upgrades to the existing basin adjacent to the site, improving the view of the facility for motorist along Gross Point Road. Culver's is an established restaurant chain and will complement the retail development along Gross Point Road, providing an upscale alternate dining opportunity for residents and regional employees. There will be no negative impact to public health, safety, morals, or welfare in the community. The restaurant drive-through shows stacking for 14 cars and 8 order waiting spaces. Similar to the designed concepts of the recently approved Chick-fil-A immediately to the south of the site, the proposed restaurant will have 2 raised crosswalks traversing the drive-through lanes, decorative fencing to channelize pedestrians to those raised crosswalks, and an outdoor patio for dining. VOSDOCS-#490756-v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 2 of 6
Staff Comments Staff Comment and Review sheets were sent to all pertinent departments. Comments were received from the Engineering, Forestry, and Planning Divisions. All other departments returned the sheets with no comments regarding the subject case. Engineering Division The Engineering Division reviewed the restaurant site plan and determined that, 42 vehicle parking spaces are required for the use and 57 vehicle parking spaces are provided on this portion of the overall shopping center. Also, 4 bicycle parking spaces are being provided. The parking requirements are met. It should be noted that all the parking spaces for the shopping center are to be shared. Engineering also reviewed the Traffic Impact Analysis provided by the petitioner and accepts is findings and conclusions. Site plan modifications are included in the recommended conditions for the site plan approval in case 2016-2P. Forestry Division The Forestry Division is generally supportive of the landscaping plan. Even though Princeton Sentry ginkgo is an upright tree, the spacing between the ginkgos should be increased to 20-25 between trees because they have a mature spread of 25 to 30. It also appears as though there is room for an additional ginkgo in the south row of ginkos and a fourth tree should be added. Planning Division The Planning division is supportive of the petitioners request. The plan meets all bulk, setbacks, and screening requirements for a commercial development. Staff worked extensively with the petitioners to finalize a site plan that was agreeable to Village staff, the grocery store owner, and the restaurant operator. Outdoor dining at this location is a permitted use; however, an annual outdoor dining permit will need to be obtained, subject to the condition in 118-85(e) of the Village Code. Bicycle parking will be provided for 4 bikes; however, the plan needs to depict the parking spaces and rack design on the plans. Staff is supportive of the sign relief to add one additional wall sign on the north façade of the building. VOSDOCS-#490756-v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 3 of 6
APPEARANCE COMMISSION This item was reviewed at the February 10, 2016, Appearance Commission meeting. The building design and signage package was approved, subject to providing an allstone façade on the drive-through tower, ensuring the LED light source is screened/ covered for the accent lighting on the building, reducing the overall height of the directional signs to 30, and eliminating the west wall sign facing Jewel-Osco. In general, the Appearance Commission would prefer a stone color lighter than presented. The north wall sign will require relief from the Sign Code, as it is not facing a street. STAFF RECOMMENDATIONS Staff recommends that a special use permit for limited service restaurant with a drivethrough facility, relief from 82-28(b)(1)a. to allow more than 1 wall sign facing a street frontage on which it is located be APPROVED, based upon the Proposed Positive Findings of Fact and subject to the recommended and standard special use permit conditions below. RECOMMENDED SPECIAL USE CONDITIONS 1. Prior to the hearing of the subject case before the Board of Trustees, the petitioner must revise the overall site plan with the following modifications: A. Show bicycle parking spaces consistent with 118-221 of the Skokie Village Code. B. Indicate raised crosswalks across the drive-through lane, with final design to be approved by the Engineering Division. 2. Prior to the hearing of the subject case before the Board of Trustees, the petitioners must revise the landscape plan to include the requested ginko tree spacing and quantity modifications and a bicycle rack detail consistent with 118-221 of the Skokie Village Code. 3. Prior to the hearing of the subject case before the Board of Trustees, the petitioners must revise the signs package following modifications: a. Show R7-8 and R7-I101 signage for accessible vehicle parking spaces. b. Remove wall signage from the west elevation. c. Reduce the size of all ground signage to not exceed Village requirements. 4. Prior to the hearing of the subject case before the Board of Trustees, the petitioners must revise the elevations package to remove wall signage from the west elevation and any modifications required by the Appearance Commission. d. Reduce the size of all ground signage to not exceed Village requirements. 5. All the conditions in the site plan approval ordinance that govern this site shall also apply to this special use permit. VOSDOCS-#490756-v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 4 of 6
6. The petitioners shall develop the Subject Property in substantial conformance with the final Village approved site plan dated <insert date of final approved plan>, landscape plan dated <insert date of final approved plan>, and sign plans dated <insert date of final approved plan>, and building elevations dated <insert date of final approved plan>. 7. The minimum vertical clearance under any part of the drive-through shall be 7 feet. 8. The petitioner shall implement any necessary operational improvements to ensure that stacking of vehicles within the drive-through lane will be contained on site and not impede or obstruct pedestrian or vehicular movements. (Standard) ATTACHMENTS 1. Proposed Positive Findings of Fact for 2016-3P 2. Overall Site Plan, dated February 4, 2016 3. Original Landscape Plan with Culver s Overlay, dated February 5, 2016 4. Sign package, dated January 6, 2016 5. Land Use and Zoning Map VOSDOCS-#490756-v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 5 of 6
Proposed Positive Findings of Fact 2016-3P: Special Use Permit Community Development Department Council Chambers, 7:30 PM, February 18, 2016 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 retail/service employment designation in the Comprehensive Plan. The prosed use is integrated into the circulation of the existing center and will not have an adverse effect on adjacent properties. The request is compatible with the existing or allowable uses of adjacent properties. 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 and use of the associated structures. The request does not have an adverse effect on the natural environment. The request will not create undue off-site traffic congestion. 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 other than the requested relief for the additional wall sign. VOSDOCS-#490756-v1-Staff_Report_for_2016-3P Special_use_permit_for_Culver_s_at_4963_Skokie_Boulevard.doc 6 of 6
1 1 RWG Engineering, LLC NEW CULVER'S RESTAURANT 975 E. 22nd Street, Suite 400, Wheaton, IL 60189 Phone: (630) 480-7889 www.rwg-engineering.com Civil Engineering - Real Estate Consulting - Project Management EMERSON ST. & GROSS POINTE RD. - SKOKIE, ILLINOIS OVERALL SITE PLAN 2016