Plan Commission — Skokie, IL
Date: 2018-04-19

STAFF REPORT 2017-55P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, April 19, 2018


To: Paul Luke, Plan Commission Chairperson
From: Carrie Haberstich, Planner/CDBG Administrator
Re: 2017-55P: Special Use Permit
 9208 Skokie Boulevard
 Related Cases – 2017-52P: Zoning Map Amendment
 2017-53P: Subdivision
 2017-54P: Site Plan Approval
 2017-55P: Special Use Permit – automotive fuel station
 2017-56P: Parking Determination
 2017-57P: Special Use Permit

General Information
Location 9208 Skokie Boulevard
Purpose To request a special use permit for an automotive fuel station in
 a B3 Business zoning district and any relief that may be
 discovered during the review of this case.
Petitioner SCI Illinois Services, LLC, on behalf of Waterway Gas & Wash
 Company, as contract purchaser
Size of Site 65,351 square feet (1.500 acres) with frontage on Skokie
 Boulevard, Church Street, and Gross Point Road
Existing Zoning & B3 Business – vacant funeral home
Land Use
Adjacent Zoning & North B1 Service Commercial – multi-tenant office building
Land Use B2 Commercial – bank, mattress store
 South B1 Service Commercial – drug store
 B2 Commercial – dental clinic
 East R4 Multifamily Housing - 3- or more unit multifamily
 residence
 B2 Commercial – pet store, lawn and garden supplies,
 dental clinic
 West R5 Elderly and Disabled Housing – housing for the elderly
 and disabled
 B2 Commercial – public recreation facility
Comprehensive Plan The site is designated as retail/service employment.




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SITE INFORMATION




See case 2017-54P for site and Complete Streets information.


PETITIONER’S SUBMITTAL
 Waterway Gas & Wash Company ("Waterway") has proposed a full service car wash with
 gasoline and convenience store for 9208 Skokie Boulevard. Waterway is a 45+ year old
 company with 20 locations across 5 separate markets. The first Chicagoland Waterway is in
 the Willow Festival development at 2300 Waukegan Road, Northbrook.
  Character of neighborhood - The proposed use will certainly have a positive impact upon
 the character of the neighborhood. First and foremost, the Waterway development will
 literally bring life to an important business area of Skokie by replacing a closed business
 and deteriorating building. Waterway has a multiple decade long track record and
 commitment to being a good neighbor, participating in local school and charitable events,
 sponsoring not for profits, and bringing the highest level of service to a community. So
 our impact on the character of the neighborhood will only be positive.
  Surrounding Property Values - Our investment in this area will either have no impact or
 positive impact on property values. Studies have been performed that conclude bringing
 a vital business has the butterfly effect of increased values on neighbors.
  Traffic Conditions - Traffic studies by outside engineers, and our 45+ years of business,
 will tell you that our use will harvest the traffic already in the area. While, of course,
 there will be some destination traffic, it is the customers already driving on the streets
 and living in the surrounding neighborhoods that will make up the bulk of our business.
 There will be marginal impact on surrounding streets.
  Utilities, storm water detention, health, safety, morals, and general welfare - Of course,
 the site will be engineered to meet the highest standards relating to utilities, storm
 water, etc. Regarding health, safety, etc., we pride ourselves on being active and
 positive participants in the lives of the neighborhoods we touch. For example, we are a
 lead sponsor at Northbrook Days, sponsor the Glen brook South scoreboard, and host
 multiple food drives, blood drives, warm clothing drives, school supply drives, etc.; all to
 be a great member of the community. Finally, what we are most known for are the
 friendly smiles, greetings, and service from our employees. We will hire great people
 who will represent Waterway as the best in the business; and Skokie as a great
 community.



STAFF ANALYSIS
Staff Comment and Review requests were sent to all pertinent departments and were
received from Fire, Environmental Health, Engineering, and Planning. All other
departments returned the requests with no comments regarding the subject case.
Comments related to the overall development are included in site plan approval case
2017-54P, and comments that specifically impact this automotive fuel station case
include:



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 Engineering
 Provide a lighting plan in accordance with IES and Section 118-212(k) lighting.


 Planning
 Automotive fuel stations are allowed with a special use permit in the B3 Business
 district. The zoning map amendment from B1 Service Commercial to B3 Business
 was addressed in case 2017-52P.
 An area on the site must be reserved for tire inflation and the tire inflation dispenser
 location must be shown on the plan.
 The bicycle parking for the automotive fuel station will be included in the bicycle
 parking requirements for the overall development, which is 5% of the required
 number of motor vehicle parking spaces.
 Per the traffic impact study, it is anticipated that the car wash has the capacity to
 efficiently move vehicles through the wash tunnel and not create a traffic back-up
 into the fuel station area to the north. Per the Engineering Division, there is
 adequate parking for the proposed uses, and per the traffic impact study, there is
 ample access to the fuel pumps.


APPEARANCE COMMISSION
At its December 13, 2017, meeting, the Appearance Commission approved the
proposed development, (case 2017-081A), subject to conditions.


STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for an
automotive fuel station at 9208 Skokie Boulevard in a B3 Business district be
APPROVED, based upon the Proposed Positive Findings of Fact and subject to the
recommended site plan approval conditions in case 2017-54P, and the conditions
below. Relief for the second ground sign, displaying fuel pricing, has been addressed in
site plan approval case 2017-54P.


RECOMMENDED SPECIAL USE PERMIT CONDITIONS
In addition to the conditions of case 2017-54P, the following conditions shall apply to
the automotive fuel station:
 Governance
 1. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
 2. 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

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 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)
 Automotive fuel stations. 118-82(b)
 3. At least 1 employee must be at the fuel control console at all times that self-
 serve fuel is being dispensed. At least 2 employees shall be on the premises
 from 7:00 a.m. to 9:00 p.m. when a convenience store or any other use over
 1,000 ft2 is collocated with the automotive fuel station.
 4. The attendant must always have a clear view of the fuel dispensing area.
 5. A system that allows communication between persons at each dispensing area
 and the employee at the fuel control console must be provided.
 6. During the hours of operation, air and use of equipment for tire inflation, use of
 a tire pressure gauge, fluid and equipment for washing vehicle windows, water
 and use of a water container for filling radiators, and rest room facilities must be
 provided free of charge. Charging a fee for these services is prohibited.
 7. A canopy must be provided over all fuel dispensing areas.
 8. The pump islands and fuel tanks shall be removed upon closing of the
 automotive fuel station in accordance with the requirements of the State Fire
 Marshal.
 9. A minimum lot size of 30,000 ft2 is required when a car wash or hand car wash is
 collocated with the automotive fuel station.

ATTACHMENTS
1. Proposed Positive Findings of Fact
2. Site Plan, dated December 13, 2017
3. Canopy Elevations, dated April 13, 2018
4. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2017-55P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, April 19, 2018


Consideration Finding
The request is consistent with The site is designated as retail/service employment in
the intent of the the Comprehensive Plan, and the proposed use is
Comprehensive Plan. consistent with this designation.
The request will not adversely The proposed use is not expected to adversely affect
affect adjacent properties. adjacent properties, as a vacant property will be
 redeveloped, landscaping will be provided, and noise
 levels will comply with the Village Code.
The request is compatible with The proposed use is compatible with the existing or
the existing or allowable uses allowable uses of adjacent properties, as adjacent
of adjacent properties. properties also provide goods and services to the
 neighborhood and the traveling public.
The request demonstrates that Adequate public facilities, including roads, drainage,
adequate public facilities, utilities, and police and fire protection exist or will
including roads, drainage, exist to serve the requested use at the time such
utilities, and police and fire facilities are needed.
protection exist or will exist to
serve the requested use at the
time such facilities are needed.
The request demonstrates The request demonstrates adequate provision for
adequate provision for maintenance and use of the associated structures, as
maintenance and use of the there is ample room to maintain the interior and
associated structures. exterior of the structures.
The request has considered The request has considered and is expected to
and, to the degree possible, address any adverse effects on the natural
addressed the adverse effects environment, as the fuel station will meet Illinois EPA
on the natural environment. and Office of the State Fire Marshal regulations.
The request will not create Per the traffic impact analysis, the use is not
undue traffic congestion. expected to create undue traffic congestion, as 60%
 of the patrons are expected to be pass-by trips.
The request will not adversely The request will not adversely affect public health,
affect public health, safety, and safety, and welfare.
welfare.
The request conforms to all The request conforms to all applicable provisions of
applicable provisions of this this code, except where relief is granted with the
code, except where relief is request.
granted with the request.


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