DEVELOPMENT AND PLANNING SERVICES DEPARTMENT

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MEMORANDUMVILLAGE OF NORTHBROOK

TO: PLAN COMMISSION

FROM: DAVID SCHOON, ASSISTANT DIRECTOR

DATE: OCTOBER 21, 2014

SUBJECT: PCD-14-16 – 774 SKOKIE BOULEVARD – PNC BANK DRIVE-THROUGH

INTRODUCTIONOn October 21, 2014, the Plan Commission is scheduled to hold a public hearing and consider a resolutionrecommending approval of an application submitted by Pittsburgh National Corporation, dba PNC Bank,(the “Applicant”), lessee of property at 774 Skokie Boulevard (the “Subject Property”), which is owned byMorningside Crossroads Retail, LLC, for approvals of the following requested items:

A. Special permit approval for a drive-through facility accessory to a financial institution;B. An exception to reduce the required number of loading spaces from 1 to 0;C. Final plan approval for the building elevations and accessory drive-through site plan elements; andD. Approval of any other such variations, waivers, subdivision, and zoning relief as may be necessary

to accomplish development and use of the Subject Property as requested by the Applicant

The Applicant proposes to construct and operate a bank with an accessory drive-through facility.

In compliance with Zoning Code public notice requirements, a sign has been posted on the Subject Propertyindicating the time and date of the Plan Commission public hearing. The Applicant has submitted evidencethat the mailed notice requirements of the Zoning Code have been satisfied. The Plan Commission hearingwas properly noticed in the October 2, 2014 edition of the Northbrook Star. The Village has yet to receiveany written comments from the public regarding the proposal.

PROPERTY DESCRIPTIONThe Subject Property is 0.62 acres and is part of the overall 15.8 acre site that makes up the NorthShore 770development. The NorthShore 770 site is zoned O-4 Office Boulevard and is surrounded by O-4 BoulevardOffice to the north, O-4, O-3 General Office, and C-5 Commercial Boulevard to the east, O-2 Limited Officeand C-2 Neighborhood Commercial to the south, and ComEd right-of-way and unused railroad tracks to thewest with O-2 and O-3 districts to the west of the railroad tracks.

The Northbrook Comprehensive Plan Future Land Use Map designates this area as appropriate for majorcorridor multi-use development. No portion of the Subject Property lies within the 100-year floodplain.The Village’s Master Stormwater Plan has identified a stormwater management project at the intersectionof Dundee Road & Skokie Boulevard to reduce flooding of the intersection.

NORTHSHORE 770 DEVELOPMENTThe proposal is part of the recently approved final planned development plans for the NorthShore 770project (Ordinance 14-23). The following summarizes the overall NorthShore 770 project:

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101,895 square feet of one-story commercial space, which would include:o a 71,320 square foot Mariano’s grocery store,o a 6,975 square foot retail space (Identified tenants to date: Kriser’s, Fuddruckers), ando 23,600 square feet in four outbuildings that could include a bank, restaurants, or retail space;

three of the outbuildings include drive-through facilities. (Identified tenants to date: PNCBank, Panera Bread, Chipotle, Sleepy, Noodles, and Zengeler Cleaners)

8 & 9-story luxury apartment complex consisting of:o 347 luxury rental units on floors 2-9, consisting of 148 1-bedroom units and 199 2-bedroom

units;o Structured parking in the basement, first and second floors.o The complex includes a number of amenities such as an outdoor swimming pool, fitness

center, E-business center, and many other features including on-site management and leasing.

At that time, the approval documents for the development included a site plan and landscaping plan for theentire development including the Subject Property. However, at that time the developer did not know theexact details for the building and drive-through lanes for the bank (Building E) to be located on the site.The NorthShore 770 final plan approval documents identified an approximately 4,000 square foot buildingto be constructed on the Building E.

Exceprt of Approved Site Plan for the Overall Northshore 770 Development Final Plan

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The final plan approval documents included the following conditions:

Section 7J. Retail Buildings E and F. The Commercial Developer, or other designatedrepresentatives, shall be required to submit applications for the following zoning relief for RetailBuildings E (bank building) and F (restaurant building) at such time as the Commercial Developerdesires to proceed with their development as depicted in the preliminary concept plans submittedto the Village:

1. a special permit for an accessory drive-through to a banking facility;2. a special permit for an accessory drive-through to a restaurant facility;3. a special permit to allow a wall sign higher than 20 feet from grade

(Building F) (SIC No. 9966.00);4. exceptions for the location and number of loading spaces (Buildings E & F);

and5. final plan approval of the building elevations and the accessory drive-

through site plan elements for Retail Buildings E and F.

The Plan Commission’s review of this final plan submittal is to determine if the refinements of the plan arestill consistent with the concept plan as approved by the Village Board by Resolution No. 14-R-05. Thefollowing are the concept plan approval conditions and site plan for the bank:

Section 6A.1 Banking Facility. A banking facility for PNC Bank, or user of comparable sizeand intensity, consisting of approximately two drive through lanes with an automobile queue lengthno shorter than to accommodate eight automobiles and one by-pass lane;

Section 9D. Loading Spaces. An exception to allow the required loading space for RetailBuilding F to be located closer to the public right-of-way than the façade of the building facing suchright of way and to reduce the required number of loading spaces for Retail Building E from 1 to 0.

Approved Concept Site Plan for the Bank and Restaurant Site

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As is standard with final plan applications without significant issues, staff has prepared a draft resolution forthe Plan Commission’s consideration.

PROJECT DESCRIPTIONAs previously stated, the Applicant is currently before the Village for final plan approval of the proposedbank building and signage design, its accessory drive-through facility, and a variation so as not to provide aloading space.

Site DesignCompared to the approved concept plan design, there have been some slight changes in the proposed siteplan around the building.

Proposed Site Plan

Building DesignThe proposed building is one-story with its highest point of 27’6” (see elevations on the next page). Thebuilding is now 3,550 square feet versus the 4,000 square feet that was approved as part of final planneddevelopment. The materials for the building will be consistent with the rest of the development’scommercial buildings and are listed below the image on the next page.

Also included in the Applicant’s submittal are details for the proposed trash enclosure as well as how themechanical equipment on the roof will be screened. As reported later in this report, the ACC has alreadyrecommended approval of the proposed design. The Applicant will present further details and samples ofthe materials at the October 21 meeting.

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Proposed PNC Bank Building Elevations

Major Materials -– Sioux City Desert Blend Brick, White Oak Culture Ledgestone,Kynar 500 Silver Gray Roof, and Duranar XL Silver Gray Storefront (Storefront &Roofing colors to match)

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The follow perspective drawings are provided the Commission to assist members with their review of thecompatibility of the building design with the other proposed buildings in the development.

Building C – Mariano’s

Major Materials – Sioux City desert blend brick, Renaissance Stone Wheat Stone.

Residential Building

Materials – See Exhibit A to this memo

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Buildings A & B

Major Materials – Sioux City Desert Blend Brick, White Oak CultureLedgestone, Whitall Brown simulated wood cedar plank.

Building F – Panera Bread (Concept Plan Design)

Major Materials – Sioux City Desert Blend Brick, White Oak CultureLedgestone, Glen Grey Autumn Haze.

It should be noted that the above elevation for Panera is the design that was reviewed with the conceptplan approval for the entire development. Panera has submitted its application for review of the final plansfor its site, which application will before the ACC and the Plan Commission in the near future.

LandscapingThe proposed landscaping is generally consistent with the landscaping approved as part of the overalldevelopment plan approvals. As can be seen below, the landscaping was changed to reflect the change inthe building footprint.

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Landscaping Approved with NorthShore 770 Final Plan Approval

Currently Proposed Landscaping

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SignageAs illustrated on the earlier building elevations, the Applicant is proposing three wall signs, one on each ofthe east, west, and south elevations. As illustrated below, the Applicant would also have a sign panel onthe ground signs for the overall development.

The Applicant has also submitted a sign package regarding the signage for the drive-through facility.

The Commission will want to comment on whether the designs for the proposed signs are compatible withthe design of the proposed building and other signs within the development.

ZONING RELIEFAs previously stated, the application requires special permit approval for a bank drive-through facility, anexception to reduce the required number of loading spaces from 1 to 0, and final plan approval for thebuilding elevations and accessory drive-through site plan elements.

Drive-Through Special Permit.The Applicant is proposing a bank with a drive-through facility that can accommodate at least 8 vehiclesand a by-pass lane. The Applicant has stated that it will provide additional information regarding theadequacy of the queuing area for the drive-through at the Commission meeting. The Applicant indicatesthat between 4 and 8 employees will be on site when the facility is open and that the hours of operationwill be as follows:

Internal Lobby Drive-Through ATMs – Vestibule &Drive-Through Lane

Monday-Thursday 9 AM – 5 PM 8 AM – 6 PM 24-Hours

Friday 9 AM – 6 PM 8 AM – 7 PM 24-Hours

Saturday 9 AM – 1 PM 8 AM – 2 PM 24-Hours

To approve the special permit requests, the Village Plan Commission and Board of Trustees must considerthe general standards for such special permits established in Paragraph 11-602 E1 of the Zoning Code.

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These standards include the following:

1) Is the proposal in compliance with the Zoning Code and Official Comprehensive Plan?2) Will there be any adverse impact upon adjacent properties?3) Will the proposed use interfere with the orderly development of adjacent properties?4) Are there adequate public facilities to serve the development?5) Will the use cause undue traffic congestion?6) Will the development cause loss of significant environmental or historical features?7) Will the use comply with other applicable Village standards?

Several of the above criteria are of particular importance in considering whether or not a special permitshould be granted for the proposed use; specifically standards 2, 3, & 5. The Applicant’s response to thesestandards is included in your packet.

In addition to the previously mentioned general permit standards, the Commission and Board mustconsider the following specific special permit standards for drive through facilities:

1) Traffic Management and Queuing. Every accessory drive-through facility shall be designed andconstructed so as to have adequate queuing area on the zoning lot for motor vehicles. No specialpermit for an accessory drive-through facility shall be granted except on evidence satisfactory tothe Board of Trustees that the queue will not obstruct parking areas or major travel aisles. Stackingareas may not back-up onto public streets or impede emergency access to buildings.

2) Pedestrian Movement. No special permit for an accessory drive-through facility shall be grantedexcept on evidence satisfactory to the Board of Trustees that the accessory drive-through facilitywill not be hazardous to pedestrians and cyclists. A safe and convenient pedestrian circulationsystem shall be maintained both on the zoning lot and on adjoining public right-of-ways.

3) Enhanced Architectural and Landscape Features. No special permit for an accessory drive-throughfacility shall be granted except on evidence satisfactory to the Board of Trustees that the proposedfacility incorporates appropriate architectural and landscape features. All accessory drive-throughfacilities shall provide screening from any nearby residential activities.

4) Hours of Operation & Noise Restrictions. As a condition of approving a special permit for anyaccessory drive-through facility, the Board of Trustees may restrict the hours of operation of thefacility or establish other use limitations to ensure compatibility with surrounding land uses

The Commission will need to determine if the proposed bank drive-through facility continues to complywith the general special permit standards and as well as the specific standards for a drive-through facility.The Applicant has indicated it will provide additional information once again supporting that the proposeddrive-through stacking will be adequate for the facility.

Loading Space Exception. As previously stated, the Applicant is requesting to not have to provide a loadingspace. Similar to what was presented during the concept plan approval, the Applicant states in theattached statement of justification that standard deliveries for the bank are handled with small box trucksfor deliveries by FedEx, UPS, etc. Some of the deliveries occur before the bank lobby opens, and those thatoccur during the day are brief in nature and can be handled by empty parking spaces or bank drive aisles.The Commission will need to determine if the exception request to reduce the required number of loadingspaces from 1 to 0 continues to comply with the exception standards.

ARCHITECTURAL CONTROL COMMISSIONOn October 9, 2014 the ACC reviewed the final design features of the proposed building, signage, andlandscaping for the proposed bank and drive-through facility. Committee members praised the design of

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the building and unanimously recommended approval of the design of the building, signage, andlandscaping as presented.

STAFF REVIEWThe attached staff comments are based upon the Applicant’s materials included in this passout. Should theCommission decide to consider the draft resolution included in the passout, staff will continue to work withthe Applicant to finalize the documents prior to the Village Board consideration of the approval documents.

ISSUES TO CONSIDER

As previously mentioned, the Plan Commission’s review of the final plan submittal is to determine if theApplicant’s further refinement of the development plan is consistent with the concept plan approved bythe Village Board. Given that this is final plan approval, staff has provided a draft resolutionrecommending approval of the application with conditions for the Plan Commission’s consideration. If theresolutions are adopted for PCD-14-03 (YMCA cell tower) and PCD-14-09 (Northbrook Inn Memory Care),both of which are earlier on the October 21 agenda, this item would be Plan Commission Resolution No.14-PC-13.

As the Commission reviews the Applicant’s final design plans, staff suggests that the Plan Commissionconsider the following primary issues:

1. Is it still appropriate to recommend approval of a special permit for a banking facility consistingof two drive-through lanes with an automobile queue length to accommodate eightautomobiles and one by-pass lane? If so, are there any operational limitations that should beplaced on the drive-through facility?

2. Is it still appropriate to recommend approval of an exception to reduce to reduce the requirednumber of loading spaces for the bank building from 1 to 0? If so, are there any operationallimitations that should be placed with the granting of the loading space variation?

3. Are the final plans generally consistent with the concept plan approvals, more specifically:a. Are the architectural details for the bank building compatible with the other buildings in

the development?b. Is the proposed landscaping appropriate for the Subject Property?c. Are the materials and design of the proposed signs compatible with the proposed building

design and the other buildings within the planned development?

4. Does the attached draft resolution contain the recommendations and conditions so desired bythe Commission?

The Applicant and staff will be present at the October 21 meeting.

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Materials For Residential Building