Plan Commission — Skokie, IL
Date: 2018-02-01

STAFF REPORT 2017-59P: Site Plan Approval
  Community Development Department Council Chambers, 7:30 PM, February 1, 2018


  To: Paul Luke, Chairman, Skokie Plan Commission
  From: Steve Marciani, AICP, Planning Supervisor
 Pete Peyer, AICP, Community Development Director
  Re: 2017-59P: Site Plan Approval
 3800 Dempster Street

 Related Case – 2017-60P: Special Use Permit


  General Information
  Location 3800 Dempster Street
  Purpose A request for site plan approval at 3800 Dempster Street for a lot over
 1 acre in size in a B2 Commercial zoning district, as required by §118-
 58 of the Skokie Village Code, and relief from §118-143(3)(b.) to
 continue a pre-existing rear yard setback, not abutting an alley and
 abutting an R1 Single-family zoning district, that is less than 16’ and
 any other relief discovered during the review of this request.
  Petitioner Congregation Or Torah
  Size of Site Approximately 54,200 ft2 (1.24 acres) with frontage on Dempster
 Street and Hamlin Avenue
  Existing Zoning & B2 Commercial – religious assembly.
  Land Use
  Adjacent Zoning & North R1 Single Family – detached residences
  Land Use
 South R2 Single Family – detached residences
 East B2 Commercial – caterer, full-service restaurant, beauty
 parlor, vacant commercial
 West B2 Commercial – limited service restaurants with drive-
 through facilities.
  Comprehensive Plan The site is designated as Retail/Service Commercial.


  SITE INFORMATION
  • Public sidewalks run along Dempster Street and Hamlin Avenue.
  • Currently, three curb cuts serve the site: 2 on Dempster Street and 1 on Hamlin
 Avenue.
  • Overhead utilities currently serve the site from the north.
  • The site is directly served by the Pace 250 Dempster bus.


VOSDOCS-#528258-v1-Staff_Report_for_2017-59P__Site_plan_approval_for_3800_Dempster_Street
 1 of 8
  PETITIONER’S SUBMITTAL
  The petitioner is requesting site plan approval at 3800 Dempster Street for a lot over 1
  acre in size in a B2 Commercial zoning district, as required by §118-58 of the Skokie
  Village Code, and relief from §118-143(3)b. to continue a pre-existing rear yard
  setback, not abutting an alley and abutting an R1 Single-family zoning district, that is
  less than 16’ and any other relief discovered during the review of this request.
  Congregation Or Torah intends to expand its religious assembly facility.
  The petitioner’s statement was submitted for both the site plan approval and the special
  use permit:
 Congregation Or Torah has been a member of the Skokie community since its founding in 1969.
 Over the past 48 years it has grown to be the largest modern Orthodox congregation in the
 Midwest with 393 member families, most of whom are Skokie homeowners living within seven
 blocks of the synagogue located at Dempster and Hamlin Streets.
 Originally remodeled in 1992 the congregation occupied a facility of approximately 14,700 square
 feet. This was expanded to 20,600 square feet in 2005 when the congregations acquired the
 adjoining "Poochy's" building. This facility, which is separate from the original synagogue, houses
 a second sanctuary and classroom facilities.
 The proposed remodeling and addition will combine the two separate buildings into one unified
 facilities of 28,440 square feet. The project will improve the main and west sanctuaries as well as
 the small sanctuary and library that are used for daily observance and education. The project will
 further provide additional classrooms, improved offices, welfare and social hall facilities. There is
 no change in occupancy, use or function as a result of these improvements.
 Central to scope of the project is the unification of various activities and facilities that presently
 are housed in separate buildings. As part of the remodeling and expansion, a new modern,
 institutional quality, stone facades will replace a mix of commercial storefronts masonry and
 stone finishes. (See renderings as submitted as a part of this application.)
 The redevelopment of the site will also include improvements to the east and west parking lots
 and main entry plaza at Hamlin Street. The project will provide new landscape around the
 building and expanded landscape areas and planting islands along with improved site lighting. All
 of which will serve to improve local property values by anchoring the corner of Dempster and
 Hamlin Streets with a well-planned, first quality, institutional property.
 As an Orthodox Jewish institution congregants are prohibited from driving to the facility on the
 Sabbath, sundown Friday thru sundown Saturday as well as on major holidays such that there
 will be no change in the traffic conditions due to the remodeling of the building. Bicycle parking
 will be provide as part of the site improvements even though use of bicycles would be prohibited
 on the Sabbath and religious education for children is not normally provided on-site.
 As part of the remodeling work the facilities will have improved fire protection and will be fully
 sprinklered with alarm ties to the Skokie Fire Department. Similarly, the Mechanical, Electrical
 and Plumbing systems will be designed in accordance with the current energy code and the
 kitchen facilities will be upgraded to comply with the community's health code requirements.
 Upon completion, Congregation Or Torah will be a better neighbor and the improvements will
 enhance the general welfare of the community improving property values.




VOSDOCS-#528258-v1-Staff_Report_for_2017-59P__Site_plan_approval_for_3800_Dempster_Street
 2 of 8
  STAFF ANALYSIS
  All pertinent departments and divisions were offered an opportunity to comment on this
  case. The Forestry, Engineering, Fire Prevention, and Planning Divisions provided
  comments on the subject case.
 Forestry Division
 The Forestry Division generally supports the plan, but notes that the 2 trees to be
 removed will require a tree removal permit & bond payment of $900 each for a total
 of $1800 and that this money will be refunded at the completion of the project once
 the new trees are planted. Forestry was complimentary of the tree protection and
 proposed landscaping plan.


 Engineering Division
 The Engineering Division would like to remind the petitioner that Dempster Street is
 a State of Illinois roadway. Any improvements or modifications made to driveway
 entrance must be approved by IDOT. The parking lot improvements increase the
 number of parking spaces provided along with moving the ADA parking spaces
 closer to an entrance. Engineering supports the proposed site plan.


 Fire Prevention Bureau
 The Fire Prevention Bureau would like to make the petitioner aware that the
 following will be required of this development:
 1. An integrated fire alarm.
 2. Direct connect/monitoring of alarm to Skokie Dispatch.
 3. An addressable annunciator panel at main entrance.
 4. A Knox box, with functioning keys in it, at the main entrance.
 5. The entire building must be sprinklered.
 6. The Fire Department Connection must be within 100' of a Village fire hydrant.
 (A fire engineer will have to calculate the demand to determine if the building
 will require a fire pump.
 7. Illuminated exits.
 8. Strobes in restrooms.
 9. A hood and duct suppression system is required in the kitchen.
 10. Proper portable extinguishers mounted throughout.
 11. Proper emergency lighting and lighted exits per Code.
 12. An educational facility serving more than 50 students must have panic
 hardware on all exit doors.


VOSDOCS-#528258-v1-Staff_Report_for_2017-59P__Site_plan_approval_for_3800_Dempster_Street
 3 of 8
 13. Every room or space with an occupant load of 50 or more shall have a
 minimum of 2 exits.
 Planning Division
 Planning supports the proposed site plan. The site plan removes a curb cut on
 Dempster, improves channelization of vehicles at the Dempster driveway,
 significantly improves the landscaping on the site, and more efficiently uses the
 parking lot. Bringing more of the building to the Dempster right-of-way line will also
 likely have a traffic calming effect. The rear yard relief requested is an
 acknowledgement of a mostly pre-existing condition along the north side of the
 building with the new building extension being less than 20 feet west of the existing
 building. Staff also discovered during the review of the case that relief was needed
 from §82-28(b)(1)b. of the Sign Code to allow a wall sign facing the parking lot,
 which would only be permitted if the lot was less than 1 acre in size or if the
 occupant does not have street frontage. Staff supports the requested relief since
 the main entrance is on the west side of the building and other buildings on that
 block on lots less than 1 acre have such signs.


  APPEARANCE COMMISSION
  At its November 8, 2017, meeting, the Appearance Commission approved the proposed
  building, landscaping, and signage (case 2017-072A), as submitted. The wall sign
  needing relief that faces the parking lot on the west side of the building was endorsed
  by the Appearance Commission.


  STAFF RECOMMENDATIONS
  Staff recommends that the petitioner’s request for site plan approval for additions to the
  existing building and parking facilities modifications at 3800 Dempster Street be
  APPROVED based upon the Proposed Positive Findings of Fact subject to the
  recommended conditions listed below.
  Staff further recommends that relief be granted from the following:
 1. §118-143(3)b. of the Village Code to continue a pre-existing rear yard setback,
 not abutting an alley and abutting an R1 Single-family zoning district less than
 16’ for the building as proposed in the approved site plan, and
 2. §82-28(b)(1)b. of the Sign Code to allow a wall sign facing a parking lot, rather
 than street frontage.


  RECOMMENDED SITE PLAN APPROVAL CONDITIONS
 1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated <insert date of final approved plan>,
 landscape plans dated <insert date of final approved plan>, sign plans dated


VOSDOCS-#528258-v1-Staff_Report_for_2017-59P__Site_plan_approval_for_3800_Dempster_Street
 4 of 8
 <insert date of final approved plan>, and building elevations dated <insert date
 of final approved plan>. (Standard)
 2. Prior to the issuance of building permits, the petitioner shall submit for approval
 a lighting photometrics plan, fully developed civil engineering plans that comply
 with the county WMO requirements and Village’s stormwater control provisions,
 and redevelopment engineering plans to address all aspects of private and public
 utility services. Any reconfigurations within state ROW will require an IDOT
 highway/utility permit. (Standard)
 3. New 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)

 4. All existing damaged public sidewalks or public sidewalks damaged due to the
 implementation of this plan shall be replaced. (Standard)
 5. 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)
 6. Prior to the issuance of building permits, the petitioner shall submit a temporary
 pedestrian and bicycle circulation plan, including routing, signage, and barriers,
 to be in place prior to the commencement of construction, subject to the
 approval of the Engineering Division. (Standard)
 7. 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)
 8. All private and public sidewalks shall be maintained free of snow, ice, sleet, or
 other objects that may impede travel. (Standard)
 9. 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. (Standard)
 10. All off-street parking spaces shall be legibly striped and maintained. (Standard)
 11. Any plan to modify parking lot striping must be approved by the Director of
 Engineering. (Standard)
 12. 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)
 13. 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)

VOSDOCS-#528258-v1-Staff_Report_for_2017-59P__Site_plan_approval_for_3800_Dempster_Street
 5 of 8
 14. The owner of the Subject Property and any tenants shall ensure that employees
 park on the Subject Property. (Standard)
 15. No required vehicle parking space on the site may be for the exclusive use of any
 tenant or user. (Standard)
 16. 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)

 17. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended. (Standard)
 18. The petitioner shall obtain all required permits and approvals for improvements
 to County, State, or Federal rights-of-way from the governing jurisdiction.
 (Standard)

 19. Prior to the issuance of building permits, the petitioner shall submit to the Village
 of Skokie Community Development Department a Cook County Assessor's Office
 Petition for Consolidation of Property with associated fees to consolidate property
 identification numbers 10-14-310-055-0000, 10-14-310-056-0000, and 10-14-
 310-064-0000 into a single tax parcel or provide evidence that the petition was
 submitted to Cook County. (Standard)
 20. 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)
 21. All signage shall conform to the Skokie Village Code. 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)

 22. All modifications to building elevations, signage, and landscaping shall be subject
 to the review and approval of the Skokie Appearance Commission. (Standard)
 23. 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)
 24. 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 this site plan
 approval. (Standard)
 25. If work is to be performed on public property or if public property is utilized or

VOSDOCS-#528258-v1-Staff_Report_for_2017-59P__Site_plan_approval_for_3800_Dempster_Street
 6 of 8
 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)
 26. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
 27. 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 Site Plan Approval for 2017-59P
  2. Site Plan r2, dated December 18, 2017
  3. Furniture Plan D2a, dated November 15, 2017
  4. Building Elevations, dated October 25, 2017
  5. Preliminary Landscape Plan Existing Tree Survey- Sheet LA-1 Site Survey, dated
 December 27, 2017
  6. Preliminary Landscape Plan Overall - Sheet LA-1, dated December 27, 2017
  7. Preliminary Landscape Plan West Entry - Sheet LA-2, dated December 27, 2017
  8. Preliminary Landscape Plan East Entry - Sheet LA-3, dated December 27, 2017
  9. Rendering View from the East, dated October 25, 2017
  10. Rendering View from the West, dated October 25, 2017
  11. Land Use and Zoning Map




VOSDOCS-#528258-v1-Staff_Report_for_2017-59P__Site_plan_approval_for_3800_Dempster_Street
 7 of 8
  Proposed Positive Findings of Fact 2017-59P: Site Plan Approval
  Community Development Department Council Chambers, 7:30 PM, February 1, 2018


  Consideration Finding
  The request is harmonious with and does The proposed site plan unifies a
  not adversely affect adjacent properties. disjointed site and improves the parking
 lots. The architecture also unifies
 formerly commercial structures.
  The request can demonstrate that Adequate public facilities exist to serve
  adequate public facilities, including roads, the requested use of the facilities.
  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 No problems are anticipated with respect
  provision for maintenance of the associated to the maintenance of the associated
  structures. structure.
  The request has considered and, to the Improved landscaping and new parking
  degree possible, addressed the adverse lot and parkway trees improve water
  effects on the natural environment. infiltration and shade.
  The request will not create undue traffic Use of vehicles is generally not permitted
  congestion. by the religious practice of the religious
 use on the site for the primary use of the
 building. Use of the site will not create
 undue traffic congestion.
  The request will not adversely affect public The request will not adversely affect
  health, safety, and welfare. public health, safety, and welfare.
  The request conforms to all applicable All applicable provisions of this code are
  provisions of this code, except where relief conformed to, except where relief is
  is granted with the request. granted with the request.




VOSDOCS-#528258-v1-Staff_Report_for_2017-59P__Site_plan_approval_for_3800_Dempster_Street
 8 of 8