Plan Commission — Skokie, IL
Date: 2022-09-15

LEGAL NOTICE OF PUBLIC HEARING

Skokie Plan Commission, Thursday, September 15, 2022, Village of Skokie, 5127 Oakton Street, Skokie,
Illinois 60077, at 7:30 P.M., to consider the following:

 NEW ACTION TAKEN
 2022-31P – Zoning Chapter Amendment: OR Office Research District
 Approved as
 The Village Manager of the Village of Skokie, is requesting a Zoning Chapter
 presented
 amendment to add “medium density” residential adjacent to single-family residential
 zoning in a “park- or campus-like” setting to the purpose statement of the OR Office
 4-2-3
 Research district; allow residence, townhouse, and residence, 3- or more unit
 multifamily uses in the OR district north of Old Orchard Road; allow a limited-service
 restaurant with drive-through and general commercial uses in the OR district; reduced
 side and rear yard setbacks; and related corrections within the overall Village Code.
 2022-32P – Site Plan Approval: 5400-5420 Old Orchard Road (exact
 addresses to be determined) Approved as
 presented
 Barco Land Development, LLC, on behalf of TD 5400 Old Orchard, LLC, is requesting
 6-0-3
 site plan approval to construct a mixed-use development with 3 or more unit
 multifamily residential, townhouse residential, retail, and a limited-service restaurant
 Items of relief
 with drive-through in an OR Office Research district at 5400-5420 Old Orchard Road
 accepted
 (exact addresses to be determined), and any items of relief that may be discovered
 during the review of this case.
 6-0-3
 PIN: 10-09-100-019-0000
 2022-34P – Parking Determination: 8256 Skokie Boulevard
 Approved as
 SCG Skokie PD LLC, SCG Skokie MP LLC, and SCG Skokie JM LLC, on behalf of Synergy
 presented
 Construction Group, is requesting a parking determination for a religious assembly use
 at 8256 Skokie Boulevard.
 6-0-3
 PIN: 10-21-402-065-0000
 2022-33P – Special Use Permit: 8256 Skokie Boulevard
 Approved as
 SCG Skokie PD LLC, SCG Skokie MP LLC, and SCG Skokie JM LLC, on behalf of Synergy
 presented
 Construction Group, is requesting a special use permit to allow a religious assembly use
 in a CX Core Mixed-Use district, and any items of relief that may be discovered during
 6-0-3
 the review of this case.
 PIN: 10-21-402-065-0000 Items of relief
 accepted

 6-0-3
 2022-35P – Comprehensive Plan Update: Environment
 Approved as
 The Village Manager of the Village of Skokie, is requesting a Comprehensive Plan
 presented
 Update to create a new chapter, 5.5 Environment, incorporating the objectives and
 programs of the 2016 Sustainability Plan that relate to land use and development
 6-0-3
 into the Comprehensive Plan.

FOR YOUR INFORMATION:
Plans and related documents are available at the Planning Division office at Village Hall Monday through
Friday from 8:30 AM to 5:00 PM. 847-933-8447

SPECIAL AID: Available upon request for the disabled. Call 847/673-0500 or email info@skokie.org.

VOSDOCS-#599846-v1-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_of_2022-09-15
This notice is for information purposes only. Published in the Skokie Review on August 25, 2022.

Paul Luke, Chairman

Written comments can be submitted by email to publiccomments@skokie.org or by mail to Village of
Skokie, Attn: Community Development Director, 5127 Oakton Street, Skokie, Illinois, 60077; or via the
Village’s drop box located by the public entry to Village Hall.




VOSDOCS-#599846-v1-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_of_2022-09-15

Draft Plan Commission Meeting Minutes
 Date: September 15, 2022


A motion to approve the minutes of the September 1, 2022 Plan Commission meeting was
made by Commissioner Burman, seconded by Commissioner Ousley, and approved by all with a
voice vote.

Case Descriptions:

2022-31P – Zoning Chapter Amendment: OR Office Research District
The Village Manager of the Village of Skokie is requesting a Zoning Chapter Amendment to add
“medium density” residential adjacent to single-family residential zoning in a “park- or campus-
like” setting to the purpose statement of the OR Office Research district; allow residence,
townhouse, and residence, 3-or more unit multifamily uses in the OR district north of Old
Orchard Road; allow a limited-service restaurant with drive-through and general commercial
uses in the OR district; reduced side and rear yard setbacks; and related corrections within the
overall Village Code.


Discussion and Interested Parties

Legal notice was advertised as prescribed by the Zoning Chapter. Personal notice was not
required for this case. Corporation Counsel determined that notice was proper and correct.
Mark Gershon, attorney of Polsinelli, Inc. and Richard Tucker, CEO of Tucker Developments,
petitioners for a related case, added testimony.

Staff gave a brief history of the area. For many years the OR district only allowed office uses.
In time, suburban office buildings were losing their appeal and office parks were looking to
convert to other compatible uses; consequently, LifeTime Fitness Health Center and the
Holocaust Museum were developed. A major change was then made to allow higher density
multifamily residences to the district south of Old Orchard Road and the Optima Woods complex
was built. Work patterns changed with the onset of the pandemic and many office workers
were performing their duties remotely reducing the need for office space. Last year, regulations
were again modified to add car dealer and marine craft use to the mix. A Carvana car
dealership was approved in 2021 but hasn’t been constructed.

The OR properties north of Old Orchard Road have development restrictions as well (height,
setbacks and landscaping) since they are all located adjacent to residential properties in
Glenview and Wilmette. It is staff’s opinion that a mix of residential types and limited retail uses
would be compatible and a good buffer between the single-family homes and the existing office
developments. Townhouses would be limited to 3 stories; taller residential buildings would have
a setback of 150 ft from residential; and any commercial use that is allowed in the CX district
could front on Old Orchard Road providing the other area businesses and residents with needed
services.

There was much discussion by the commissioners regarding the addition of the limited-service
restaurant and drive-through component. Some commissioners questioned the compatibility of
a fast-food restaurant with a drive-through locating in a “park-like” setting. A Panera would be
600745- September 15, 2022 Plan Commission meeting minutes –Zoning Chapter Amendment
OK, but a McDonalds wouldn’t. Mr. Gershon added that a limited service restaurant with a
drive-through, like a coffee shop, can bring the community together. With the site plan
approval, the petitioner can control or limit what use is accepted. Staff cautioned that once a
site plan is approved, any limited service restaurant can come in. Another commissioner offered
that the space is approximately 5,000 sq. ft so it won’t be a big user. The chairman inquired if
the Plan Commission can strike out the drive-through element and only recommend approval
for the limited service restaurant. The restaurant must come back to the Plan Commission to
specifically ask for the drive-through. Corporation Counsel advised that the Zoning Code would
have to be amended again. Richard Tucker offered that a coffee shop won’t go in without a
drive-through piece. A commissioner concluded that the most appropriate use would be a
coffee shop with a drive-through.

Before voting, a commissioner wanted verification that by approving the change to the OR
chapter, other fast food restaurants with drive-throughs could locate in the district.

Recommendations and Voting

Case 2022-31P
A motion was made to approve, as presented, a request to amend the OR district to add
“medium density” residential; limited-service restaurant with drive-through; and general
commercial uses; and reduce side & rear yard setbacks

Motion: Franklin Second: Ousley Absent: Gevaryahu,
 Lakhani &
 Minchella

Ayes: 4
Nays: 2 (Burman, Luke)




600745- September 15, 2022 Plan Commission meeting minutes –Zoning Chapter Amendment
 Draft Plan Commission Meeting Minutes
 Date: September 15, 2022

A motion to approve the minutes of the September 1, 2022 Plan Commission meeting was
made by Commissioner Burman, seconded by Commissioner Ousley, and approved by all with a
voice vote.

Case Descriptions:

2022-32P – Site Plan Approval: 5400-5420 Old Orchard Road (exact addresses to be
determined)
Barco Land Development, LLC, on behalf of TD 5400 Old Orchard, LLC, is requesting site plan
approval to construct a mixed-use development with 3 or more unit multifamily residential,
townhouse residential, retail, and a limited-service restaurant with drive-through in an OR Office
Research district at 5400-5420 Old Orchard Road (exact addresses to be determined), and any
items of relief that may be discovered during the review of this case.

PIN: 10-09-100-019-0000

Discussion and Interested Parties

Legal notice was advertised, posted, and delivered to all property owners within the area as
prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and
correct.

Mark Gershon, attorney of Polsinelli, Inc., presented the case. He introduced members of the
development team: Richard Tucker, CEO of Tucker Developments, Aaron Tucker, President of
Tucker Development, Mark Kurensky and Mark Hopkins of HKM Architects, Robert Gudmunson,
Civil Engineer of RWG Engineering, and Luay Aboona, of KLOA, Traffic Engineers. All were
sworn in and gave testimony.

The proposed mixed-use development was presented and approved by the Appearance
Commission at their August 10, 2022 meeting. The site is part of a 2-lot planned development
with LifeTime Fitness Center. The existing site plan ordinance will need to be amended to
remove the subject site and 2 new site plan approvals be adopted.

Richard & Aaron Tucker gave the commission some background of their knowledge and
experience with retail and mixed-use properties. This is a very appealing site because of the
feeling of openness. There are bike and walking trails in the surrounding green space as well
as being close to the highway and shopping mall. Also, as a benefit, is the neighboring fitness
center and the proximity to a medical facility.

Mr. Gershon displayed a variety of slides showing the development layout. A smaller free-
standing retail building with a drive-through facility and commercial spaces will front Old
Orchard Road. A clubhouse with a courtyard area is nestled behind. The main residential
building, in the center of the site, will contain 245 rental units (studios, 1, 2, and 3-bedroom)
with 420 parking spaces in a parking deck. Forty-nine 3-story townhouses are located closest to

600808- September 15, 2022 Plan Commission meeting minutes –Site Plan Approval – TD 5400
Old Orchard LLC
the single-family residences of Glenview; each unit with 2-car garages plus .5 parking spaces
per unit for visitors.

The custom landscaping and utility plans were briefly reviewed. Stormwater will be contained
on-site in vaults and over-sized fixtures and sewers. The traffic analysis showed that there will
not be a negative impact and no modifications are needed. The development can use the signal
at Woods Drive. When comparing the new development with an existing office building, the
same amount of traffic or more would be generated from the office building. Old Orchard Road
will be the main access with right turns in and out of the complex.

The chairman mentioned the courthouse flooding and asked about water run-off from Glenview.
There will be a gentle pitch from north to south – nothing will flow to Glenview.

Another commissioner asked about bird strike mitigation, lighting, and glass considerations.
Other than the ground floor retail areas, most of the buildings will not be covered by windows.
The railings, as well, will not be glass. The landscape plan encourages pollinators. Relief is
being requested for the lighting plan – they would like to create a “dark sky” so they can use
lower light but meet code requirements.

Staff requested that the reports be accepted into the record as written and spoke of the
following requested items of relief:
 - To allow a rear yard of 28’ rather than 30’
 - To allow 37% lot coverage by buildings rather than 30% allowed
 - To allow parking in the required front yard with a setback of 15’ instead of 50’
 - To allow less lighting levels than illumination standards for parking lots

In conclusion, Mr. Gershon reiterated that this development is a high-quality project. It will
support the Old Orchard mall and the commercial uses will be a good buffer to the townhouses
and single-family properties to the north.

A commissioner commented that the new development has less concrete and more green
space. Another commissioner asked if there can be greater control over restaurants with drive-
throughs. Staff stated that every drive-through request needs to submit a parking and traffic
analysis.

Recommendations and Voting

Case 2022-32P
A motion was made to approve, as presented, a request for site plan approval to construct a
mixed-use development with multifamily residential, townhouse residential, retail, and a limited-
service restaurant with drive-through in an OR Office Research district at 5400-5420 Old
Orchard Road.

Motion: Mathee Second: Shah Absent: Gevaryahu,
 Lakhani &
 Minchella
Ayes: 6
Nays: 0
600808- September 15, 2022 Plan Commission meeting minutes –Site Plan Approval – TD 5400
Old Orchard LLC
 Draft Plan Commission Meeting Minutes
 Date: September 15, 2022

A motion to approve the minutes of the September 1, 2022 Plan Commission meeting was
made by Commissioner Burman, seconded by Commissioner Ousley, and approved by all with a
voice vote.

Case Descriptions:

2022-33P – Special Use Permit: 8256 Skokie Boulevard
SCG Skokie PD LLC, SCG Skokie MP LLC, and SCG Skokie JM LLC, on behalf of Synergy
Construction Group, is requesting a special use permit to allow a religious assembly use in a
Core-Mixed-Use district, and any items of relief that may be discovered during the review of this
case.

2022-34P – Parking Determination: 8256 Skokie Boulevard
SCG Skokie PD LLC, SCG Skokie MP LLC, and SCG Skokie JM LLC, on behalf of Synergy
Construction Group, is requesting a parking determination for a religious assembly use at 8256
Skokie Boulevard.

PIN: 10-21-402-065-0000

The chairman reminded all that the Plan Commission is the final hearing body for the parking
determination case and disposition will be decided at this meeting.

Discussion and Interested Parties

Legal notice was advertised, posted, and delivered to all property owners within the area as
prescribed by the Zoning Chapter. Corporation Counsel determined that notice was proper and
correct.

Phil Domenico, property owner, presented the cases. The leader of the Blessed Word Christian
Church, Joyce, also provided testimony. They are proposing to locate in vacant office space for
religious services in a building in which Gerber Collision and Glass is the primary occupant. A
previous tenant, Cavalry Redemption Church, occupied the same space before expanding and
moving to another larger building. The seating capacity for the space is 135 seats but the
congregation only has a membership of 40 with 30 active participants. As Gerber Glass operates
Monday through Saturday 8 AM to 5PM and the church will have services and other activities on
Sundays, evenings, and holidays, there is no operational conflict. Thirteen on-street parking
spaces on Skokie Boulevard in front of Gerber are available as well as 20 spaces north of the
building where Gerber assesses vehicles.

Staff requested the reports to be accepted into the record as written. They reviewed the
parking evaluation and determined that adequate parking is available for the church. However,
parking lot revisions are in order to bring the parking more into compliance with code
requirements. Relief is needed to allow the 2-way north driveway to be less than 24 feet but
wider than the existing condition. The Engineering Division noted that the plat of survey and
the site plan do not match. A new, revised site plan is required.
600833- September 15, 2022 Plan Commission meeting minutes –Special Use Permit & Parking
Determination – 8256 Skokie Boulevard
A commissioner was confused by the comment made by the Police Chief, that “there isn’t
capacity for the needed parking on site and off the street”. He was comparing this church
group to another located on Main Street which generates many street parking complaints. Staff
stated that each church operates differently. There is no street parking allowed on Main Street
near that church.

As the church will be required to operate only when Gerber is closed, a commissioner asked
how the Village would monitor the church’s hours. Staff stated that if the operation of other
businesses is interrupted by the events at the church or if complaints are called into the Village,
then action would be initiated.

Another commissioner asked if the adjacent self-storage facility was open and where do their
patrons park. Staff responded that the facility is open, and vehicles enter via key-cards into the
building. There is no parking area for their use.

Recommendations and Voting

Case 2022-33P
A motion was made to approve, as presented, a request for a special use permit to allow
religious assembly in a CX Core-Mixed-Use district at 8256 Skokie Boulevard.

Motion: Burman Second: Ousley Absent: Gevaryahu,
 Lakhani &
 Minchella
Ayes: 6
Nays: 0

A motion was made to accept the following item of relief:

 - §118-212(c)(1)b.3. to allow the two-way north driveway to be narrower than 24 feet,
 but wider that existing conditions.

Motion: Burman Second: Franklin Absent: Gevaryahu,
 Lakhani, &
 Minchella
Ayes: 6
Nays: 0

Case 2022-34P
A motion was made to approve the parking requirement for the Blessed Word Christian Church
at 8256 Skokie Boulevard is 30 spaces.

Motion: Ousley Second: Burman Absent: Gevaryahu,
 Lakhani, &
 Minchella
Ayes: 6
Nays: 0
600833- September 15, 2022 Plan Commission meeting minutes –Special Use Permit & Parking
Determination – 8256 Skokie Boulevard
 Draft Plan Commission Meeting Minutes
 Date: September 15, 2022

A motion to approve the minutes of the September 1, 2022 Plan Commission meeting was
made by Commissioner Burman, seconded by Commissioner Ousley, and approved by all with a
voice vote.

Case Description:

2022-35P – Comprehensive Plan Update: Environment
The Village Manager of the Village of Skokie is requesting a Comprehensive Plan Update to
create a new chapter, 5.5 Environment, incorporating the objectives and programs of the 2016
Sustainability Plan that relate to land use and development into the Comprehensive Plan.


Discussion and Interested Parties

Legal notice was advertised as prescribed by the Zoning Chapter. Personal notice was not
required for this case. Corporation Counsel determined that notice was proper and correct.

Staff requested the report to be accepted into the record as written. The current
Comprehensive Plan was adopted in 2005; the original one in 1969. It is time to review the
almost 20-year old plan and update it to include a chapter on environmental sustainability.

Since 2008, the Village has been committed to establishing a sustainability policy. The Village
has adopted a “Complete Streets Policy” which is already incorporated in staff reports. The
Village is also considering bird strike mitigation guidelines to be added. A draft of the
Environmental Sustainability Plan is currently up for review by the various boards and
commissions and is open for public participation soon. Once an update is completed, SEAC
(Sustainable Environmental Advisory Commission) and staff will work to amend the
Comprehensive Plan’s specifically effected chapters (land use, transportation, and
development). It is recommended that placeholder space be created for this new chapter.

A commissioner commented that green energy should be incorporated into the plan. The
Community Development Director mentioned that a plan to include composting for commercial
and multi-family districts should be looked at as well.

Recommendations and Voting
A motion was made to approve, as presented, a request for an update to the Comprehensive
Plan for a new chapter regarding the environment.

Motion: Burman Second: Shah Absent: Gevaryahu,
 Lakhani &
 Minchella
Ayes: 6
Nays: 0



600850- September 15, 2022 Plan Commission meeting minutes –Comprehensive Plan Update -
Environment