Zoning Board of Appeals — Skokie, IL
Date: 2023-10-18

Meeting Agenda
 Skokie Zoning Board of Appeals
 Wednesday, October 18, 2023 at 7:30 P.M.
 Village of Skokie
 5127 Oakton Street
 Skokie, IL 60077
 I. Call to Order

 II. Roll Call

 III. Approval of Minutes **Go To Minutes**

 IV. Public Hearings & New Business:

 2023-02Z – 4233 Main Street **Go To Page**
 Minas Gharibian, on behalf of Melvin and Jazmine Dillard, request a variation in
 order to operate a dentist office resulting in 10 off-street parking spaces provided
 rather than the 12 off-street parking spaces required by Section 118-218(4) of the
 Zoning Chapter of the Skokie Village Code in a B1 Commercial district.
 PINs: 10-22-402-009-0000 and 10-22-402-010-0000


 V. Old Business:

 VI. Public Comment (for non‐agenda items)

 VII. Adjourn




606320 – Zoning Board of Appeals – March 1, 2023 Agenda
 Return to Agenda
 Draft - Zoning Board of Appeals Meeting Summary Minutes
 Date: March 1, 2023


A motion was made by ZBA member Perlin and seconded by ZBA member Jacobson to
approve the minutes of the August 17, 2022 meeting.

Case Description:

2023-01Z – 3500 Dempster Street

Chester Klos of DC&L LLC requests a variation in order to operate a dentist office resulting in 9
off-street parking spaces provided rather than the 12 off-street parking spaces as required by
Section 118-218(4) of the Zoning Chapter of the Skokie Village Code in a B2 Commercial
district.

PIN: 10-14-421-039-0000

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

Dr. Chester Klos presented the case to the board. He purchased this vacant property last year
to move his general dental office from Chicago. He used the services of the previous business
when it was a vacuum cleaner repair shop. He needs to build it out to fit his needs and was
quite surprised to learn that 9 off-street parking spaces is deficient according to Village Code.
He hoped to make arrangements with the neighboring locksmith to “borrow” 3 spaces, if
needed. Unfortunately for him, the neighbor is in compliance for his own required parking needs
leaving no spaces to spare. The realtor has reached out to the property owner of the closed
CVS site to lease out the spaces but hasn’t gotten a response back. The building is useless to
Dr. Klos without securing a parking variance and he will be forced to sell it.

In their written remarks, Traffic Engineering noted that there is on-street parking on the east side
of Lincolnwood Drive which customers can easily access. However, the following items need to
be addressed when the applicant submits plans for a permit:

 - The accessible parking spaces must be 8’ wide with an 8’ access aisle with R7-8 and
 R7I-101 signs installed in front of the space.
 - Parking space sizes need to be noted on the plans. 9-foot wide width and 18-foot depth
 are required.
 - Removal of unnecessary wheel stops along Lincolnwood Drive.

A ZBA member commented that she sees no issues and that there is adequate parking in the
neighborhood. The chairman advised the petitioner that the observations from Traffic
Engineering will be required conditions of approval. Dr. Klos is in agreement with all
recommendations. He complimented the Village staff for their helpful and professional
assistance.




609204 Zoning Board of Appeals meeting minutes for Case 2023-01Z on March 1, 2023
Recommendations and Voting
A motion was made to grant a variance, with conditions, to operate a dentist office resulting in 9
off-street parking spaces provided rather than 12 off-street parking spaces as required by
Section 118-218(4) at 3500 Dempster Street.


Motion: Roos-Kirkpatrick Second: Solovy

Ayes: 9
Nays: 0

A covenant is required.




609204 Zoning Board of Appeals meeting minutes for Case 2023-01Z on March 1, 2023
 Return to Agenda

STAFF REPORT 2023-02Z: Variation
Community Development Department Council Chambers, 7:30 PM, October 18, 2023


To: Brian O’Donnell, Chairman, Zoning Board of Appeals
From: Brian J. Augustine, Zoning Administrator
Re: 4233 Main St - Parking Variation

  General Information
  Location 4233 Main Street
  Request Variation in order to operate a dentist office and to provide 10
 off-street parking spaces
  Zoning Requirement 12 off-street parking spaces minimum
  Petitioner Minas Gharibian on behalf of Melvin and Jazmine Dillard
  Existing Zoning & B1 Service Commercial – Gallery
  Land Use
 North R2 Single-Family – Detached residence
 South R2 Single-Family – Detached residence
 East B1 Service Commercial – Office/retail
 West B1 Service Commercial – Office/retail
  Assigned to Nicholas Werth

SITE INFORMATION
  The building on site was constructed around 1966.
  The parking on site currently have driveways to Main St and Tripp Ave.

PETITIONER’S SUBMITTAL
The petitioner is requesting a variation in order operate a dentist office and provide 10
off-street parking spaces rather than the 12 as required per Village Code.

APPEARANCE COMMISSION

If the petitioner alters the exterior façade, they will be required to appear before the
Appearance Commission for a certificate of appropriateness.

STAFF ANALYSIS
Staff Comment and Review sheets were sent to all pertinent departments. The Fire
Department, Community Development Department and Traffic Engineering Division
were the only department/divisions to comment.


614969 v1
Fire Department
Most comments from the Fire Department related to the construction portion of the
project. The Fire Department noted the removal of the driveway to Main Street will
reduce access to the site, but with access from Tripp Ave and the public alley, access to
the site is no way prohibited.
Traffic Engineering Division
The Traffic Engineering Division normally recommends compliance with the code, but
the tenant is making improvements to add parking on site and add one additional
parking space on Main St. The closing of the driveway to Main St. will reduce a
vehicular/pedestrian intersection point.
Traffic Engineering had two additional notes. The first comment was when plans are
submitted, the sidewalk walk along Main St will need to get replaced per Village of
Skokie standards. The second comment was that the gravel area in the Main St right-
of-way will need to be replaced with grass (topsoil and seed or sod) to be consistent
with the right-of-way west of the subject site.
Community Development Department
The Community Development Department concurs with the Traffic Engineering
Division’s comments. Ideally staff would like to see compliance with the parking
requirement for new uses in town. In this case the plan is to add additional legal
parking spaces to the site, remove the driveway to Main Street which in turn will add an
additional on street parking space. Although not officially, with the addition of the
parking space on Main St, the use is really one parking space short.

Staff feels the overall parking demand will be met on a day-to-day basis on site. In the
event that there is overflow, parking is allowed on Main St. and Tripp Ave. The on-site
and nearby parking should ensure employees and customers will not be parking
throughout the neighborhood.

STAFF RECOMMENDATION
Based on the proposed Findings of Fact, Staff recommends that the petitioner’s request
to operate a dentist office be approved with the following conditions:
1) The sidewalk along Main St will need to get replaced per Village of Skokie standards.
2) The gravel area in the Main St right-of-way must (west of the existing driveway) be
replaced with grass (topsoil and seed or sod).
ATTACHMENTS
1. Proposed Findings of Fact




614969 v1
Proposed Findings of Fact 2023-02Z: Variation
Community Development Department Council Chambers, 7:30 PM, October 18, 2023


 1 Consideration Limitation on the use of the property due to physical, topographical, and
 geologic features.
 Finding There are no limitations on the property due to physical, topographical or
 geologic features.
 2 Consideration The applicant can demonstrate that without a variance there can be no
 reasonable use of the property.
 Finding Staff feels the applicant can most likely have a reasonable use of the
 property without a variation.
 3 Consideration The granting of the variance is not based solely on economic reasons.
 Finding The variance request appears to be based on the desire to operate a dentist
 office at an available commercial space on Main St.
 4 Consideration The necessity for the variance was not created by the property owner.
 Finding Staff feels the necessity for the variance is due to a lack of parking on site
 and site constraints.
 5 Consideration The variance requested is the minimum variance necessary to allow
 reasonable use of the property.
 Finding Based on the site constraints, staff feels the variance requested is most
 likely the minimum variance necessary to allow for a reasonable use of the
 property.
 6 Consideration The granting of the variance will not be injurious to the public health,
 safety, or welfare.
 Finding Staff feels the granting of the variance will not be injurious to public health
 or safety.
 7 Consideration The property subject to the variance request possesses one or more unique
 characteristics generally not applicable to similarly situated properties

 Finding There are no unique characteristics to the subject site.




614969 v1

Zoning Board of Appeals Meeting Minutes
 Date: October 18, 2023


ZBA MEMBERS PRESENT: Brian O’Donnell - Chair
 Richard Perlin - Vice-Chair
 Israel Pollack, Sean Arden, Nicholas Werth,
 Elaine Jacobson, Sharon Roos-Kirkpatrick,
 and David Solovy

ZBA MEMBER ABSENT: David Putrus

STAFF PRESENT: Tyler Kobylski, Asst Corporation Council,
 Brian Augustine, Zoning Administrator, and
 Marlene Bargamian, Administrative Assistant

(I) CALL TO ORDER
 A quorum being present, Chair O’Donnell called the meeting to order at 7:30 PM.

(II) APPROVAL OF MINUTES
 A motion to approve the minutes of the March 1, 2023 meeting was made by ZBA
 member Werth and seconded by ZBA member Jacobson.

 Ayes: Unanimous voice vote in unison

(III) CASE DESCRIPTION
 Case 2023-02Z – 4233 Main Street
 Minas Gharibian, on behalf of Melvin and Jazmine Dillard, request a variation in order to
 operate a dentist office resulting in 10 off-street parking spaces provided rather than 12
 off-street parking spaces required by Section 118-218(4) of the Zoning Chapter of the
 Skokie Village Code in a B1 Commercial district.

 PINs: 10-22-402-009-0000 and 10-22-402-010-0000

 ZBA member Werth summarized the staff report stating that the Fire Department, Traffic
 Engineering Division, and Community Development were the only departments to
 comment on the case.

 The Fire Department, in their written comments, noted that access to the site will be
 reduced with the removal of the driveway on Main Street, but with site access from Tripp
 Avenue and the alley, access is not prohibited.

 Traffic Engineering Division stated that the petitioner is making improvements to add parking
 on the site as well as adding an additional parking space on Main Street. A
 vehicular/pedestrian conflict point will be avoided with the removal of the driveway.

 Community Development concurs with Traffic Engineering comments. With the addition
 of the street parking space on Main Street, the use is only 1 parking space short. On a
 daily basis, staff considers the parking demand is met. In the event of any overflow, parking
 is allowed on Main Street and Tripp Avenue.



# 615098 Zoning Board of Appeals meeting minutes October 18, 2023
 Betsy Gensburg, architect, and Dr. Jazmine Dillard, pediatric dentist, presented the case.
 The dental practice is currently located in Evanston and they would like to expand to Skokie.
 Adding additional on-site parking and providing a medical service facility to the neighborhood
 will not be a detriment.

 ZBA member Werth asked about their capacity. John Maser, general contractor, estimated
 about 6; with 2 dentists (orthodontist, and pediatric), 3 operatories and 10 parking spaces.

 Staff recommended approval with the conditions to:
 1- replace the sidewalk along Main St. to Village standards and
 2- the gravel area in the Main Street right-of-way (west of the existing driveway) be replaced
 with topsoil and seed or sod.

 Staff also announced that at a recent Village Board meeting, a study was approved for
 the redevelopment of the Main Street commercial corridor west of Crawford Avenue to
 make it attractive to new businesses and more pedestrian-friendlier. It is possible that in
 discussing improvements to remove “Main Street clutter”, the existing ground and pole sign
 at the site could be affected.

 The petitioner has no objection and nothing further to add.


(IV) RECOMMENDATIONS AND VOTING
 A motion was made to grant a variance, with conditions, to operate a dentist office
 resulting in 10 off-street parking spaces provided rather than 12 off-street parking spaces
 as required by Section 118-218(4) at 4233 Main Street.

 Motion: Werth Second: Perlin Absent: Putrus

 Ayes: 8
 Nays: 0

 A covenant is not required.

(V) ITEMS FOR COMMUNICATION
 The next meeting on Nov. 1, 2023 has been cancelled due to lack of cases. There will
 be a meeting on Nov. 15, 2023.

 ZBA member Roos-Kirkpatrick announced that she will be out of town and not attending
 the Nov. 15, 2023 meeting.

(VI) ADJOURNMENT
 Chair O’Donnell adjourned the meeting at 7:55 PM.

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Assistant




# 615098 Zoning Board of Appeals meeting minutes October 18, 2023