Plan Commission — Skokie, IL
Date: 2024-12-05

Agenda for

 PLAN COMMISSION

 December 05, 2024 | 7:30 PM

 Meeting Rooms D & E – Village of Hall – 5127 Oakton Street, Skokie, IL 60077

 1) Call to Order Declaration of Quorum

 2) Roll Call

 3) Approval of November 21, 2024 Meeting Minutes

 4) Old Business

 5) New Business
 Plan Commission Workshop:
 Facilitated by APA-IL and the DePaul University and Chaddick Institute for Metropolitan
 Development, this workshop will review Roles, Responsibilities, Findings of Fact, and other
 matters related to municipal Plan Commission work.

 6) Public Comment

 6) Communications from Staff

 7) Adjournment




Individuals with questions or feedback about an agenda item may contact Johanna Nyden with the Community Development
Department at johanna.nyden@skokie.org or 847.933.8447
All emails and comments submitted will be made public and shared with this body.

The Village, in compliance with the Americans with Disabilities Act, requests that persons with disabilities who require certain
accommodations to allow them to observe or participate in this hearing, or who have questions about the accessibility of the
meeting facilities, contact the Village’s ADA coordinator Angel Schnur at angel.schnur@skokie.org or 847.933.8400.

The Village encourages individuals to sign-up for its eNews for important information from the City and its government
partners by visiting www.skokie.org

VOSDOCS-#609406-v23-Meeting_Agenda_-_Plan_Commission_
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 Plan Commission Meeting Minutes
 Date: November 21, 2024
 Skokie Village Hall, 5127 Oakton Street, Council Chambers


PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair
 Jeff Burman, Vice-Chair,
 Tali Gevaryahu, Scott Berman,
 Erica Crohn-Minchella Cindy Franklin,
 Vijai Gupta, and Ross Mathee


PLAN COMMISSION MEMBERS ABSENT: Sigalle Shpayher


STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel,
 Johanna Nyden, Comm Dev Director,
 Kate Portillo, Planning Manager,
 Jose Acosta, Planning Coordinator, and
 Marlene Bargamian, Admin Asst


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


(II) APPROVAL OF MINUTES
 A motion to approve the minutes of the November 7, 2024 meeting was made by
 Commissioner Jeff Burman and seconded by Commissioner Cindy Franklin.

 Ayes: Unanimous voice vote. The motion passes.

(III) RULING ON NOTICE
 Assistant Corporation Counsel Kobylski determined that notice was proper and
 correct for all cases.

(IV) CASE DESCRIPTIONS

 Case 2024-23P – Zoning Map Amendment: 5135 Golf Road
 Case 2024-24P – Site Plan Approval: 5135 Golf Road
 The applicant seeks conversion of an office building to a residential building with
 ground floor retail.

 As both cases are related, they were heard together but voted on separately.

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 Sara Gensburg and Gavin Sharp of Gensburg Ltd. Architecture Design,
 represented the applicants, Mr. & Mrs. Osman Gorgulu. Subsequent to the
 meeting of September 5, 2024, the request has been modified to now petition for
 a zoning change from B2 to B3 to be consistent with the neighboring property of
 5147 Golf Road (Jiffy Lube) rather than the original request of B2 to NX.

 The residential floor plans have also been revised to be (2) 3-bedroom units for
 each of the two upper levels (12 occupants on each floor) rather than each unit
 having 5 bedrooms with private bathrooms.

 By code, the use on the ground floor is considered retail but should be
 categorized as commercial. As a means to control 1st floor visitors, it would be a
 “by appointment only” showroom with, at the most, 10 people at a time. It was
 disclosed that the furniture store as the 1st floor tenant might not be interested in
 the site anymore but they are looking for another “appointment only” type of
 showroom use.

 The current parking lot configuration has 40 spaces but parking for the proposed
 project was reworked to safely offer 22 spaces, including 1 handicap space and a
 trash enclosure - accommodating a total of 34 people. After listening to neighbor
 concerns from the last meeting, a traffic study was completed and results
 showed that there would be minimal traffic impact with the closure of the 2
 existing driveways on Golf Road and adding a new driveway on Leamington.
 Avenue.

 Additional landscaping and trees will be put in on Leamington and the vacated
 alley.

 Scott Berman asked to see the proposed rendering and inquired about MWRD’s
 review of the underground sewer system. A letter from Bernie Bono, civil
 engineer, determined that MWRD would not require detention/filtration based on
 the site being less than ½ acre in size.

 Erica Minchella asked about what other uses are beyond the vacated alley. It
 was pointed out that single-family residential homes are located on the south
 side of the proposed site.

 Tali Gevaryahu wanted verification that these residential units are rentals.

 Kate Portillo, Planning Manager, requested that the staff report be accepted into
 the record as written. She gave a brief summary of the changes made to the
 requests and announced that the cases were re-noticed.



# 623431 Plan Commission meeting minutes November 21, 2024
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 Upper story residences in B3 over nonresidential uses are permitted in the
 district. There have been many ownership changes for this property over the last
 ten years and it has been vacant for almost 5 years. The proposed use offers an
 opportunity for an adaptive reuse of an older office building with a much less
 intensive use than a full commercial use.

 The height of the building at 35½ feet is what necessitates site plan approval as
 the maximum height for the district is 35 feet. The building footprint will stay the
 same.

 Two existing driveways on Golf Road will be removed while adding a new
 driveway on Leamington Avenue for ingress & egress. According to code, 2
 parking spaces per residential unit are required. The retail space will require 6
 spaces. Therefore, the parking requirement of 14 spaces for the site has been
 met & exceeded.

 Staff received numerous comments of concern from area residents regarding the
 curb cut on Leamington Avenue and offered the elimination of the commercial
 use on the ground floor through the relief process in order to continue access off
 of Golf Road.

 Jeff Burman commented about the bird strike mitigation ordinance put in place
 for glass buildings. He suggested they eliminate the large retail portion and put in
 2 smaller commercial uses on either side of the current entry. Staff stated that
 the structural support beams pose a challenge.

 Tali Gevaryahu asked if staff is supportive of the proposal without the retail
 portion. Community Director Nyden added that the staff recommendation is only
 a suggestion addressing the neighbor concerns.

 Scott Berman wanted clarification of the request they are voting on; the intended
 proposal with the “by appointment only” commercial use.

 He also asked if “No right turn” signs can be put up like at the Walgreens on
 Dempster and Harding. Director Nyden stated that putting up signs on private
 property is not enforceable by the Village.

 A signed petition was submitted by the Leamington neighbors to be entered into
 the record. Many Leamington Avenue residents attended and commented most
 with the same objection: a driveway on Leamington is unsafe.

 -Mitch Selig, 9551 Leamington Ave.: Jiffy Lube is a bad example because it is not
 adjacent to any residential leading out to Golf Road. There are a lot of little kids
 living on Leamington near this building.

# 623431 Plan Commission meeting minutes November 21, 2024
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 -Carlos Ruiz, 9535 Leamington: Just because Jiffy Lube is B3, the new building
 shouldn’t follow suit.

 -Werth Gowell, 9503 Leamington Ave.: 27-year resident, specifically searched
 out this neighborhood. The commissioners should follow best practices for all
 and maintain the integrity of the neighborhood.

 -Karen Ruiz, 9535 Leamington, the B3 district is for larger retail than B2 and this
 area is 2/3 residential. Only Jiffy Lube is B3 and Laramie is different than
 Leamington.
 .
 -Jennifer Seymour, 9520 Leamington: 38-yr resident, the atmosphere of this
 quiet street will change with activity from delivery trucks, Amazon, Fed Ex, and
 UPS trucks coming to the businesses in the building. This site cannot
 accommodate trucks. Also, there is not enough green space and the windows in
 the building do not open.

 -Anne Lowenthal, 9544 Leamington Ave: lives adjacent to the ½ vacated alley.
 She has safety concerns for her 3-yr old and the Leamington driveway. The
 showroom use “by appointment only” could change.

 The petitioners were called back to the podium and were asked if they would
 consider the staff recommendation of eliminating the proposed 1st floor use. They
 purchased the building 4 years ago and need the commercial use to pay the
 taxes; without it the project is not financially viable.

 Erica Minchella inquired how often do delivery trucks come to the showroom. The
 applicant stated every 3 months. Along those same lines, Jeff Burman
 commented that a semi-truck would have to turn in & then back out to maneuver
 the site.

 Scott Berman asked if they could put in ground floor residential. Staff stated that
 the zoning would have to be a different classification.

 Ross Mathee inquired if there were any other “appointment only” showroom
 businesses in the Village other than the bedding industry.

 Vijai Gupta voiced his concern that in 5 years the commercial use can change
 from an appointment only operation. Erica Minchella added that it could be
 difficult for businesses to locate at the site with limited parking.




# 623431 Plan Commission meeting minutes November 21, 2024
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 Tali Gevaryahu asked the property owners if they were interested in something
 other than this proposal that would leave access on Golf Road. They were open
 to a change of tenant but they needed a commercial use on the ground floor.

 Scott Berman asked them if they were ready to move forward with relief for the
 commercial space. They replied that without the commercial space they are not
 interested.

 Kate Portillo added that several public comments were submitted by email;
 copies passed on to the commissioners and included in the case file.

 Director Nyden clarified that the commission should make their motions based on
 the staff report and to vote on what was presented.

(V) RECOMMENDATIONS AND VOTING
 Case 2024-23P
 A motion was made to deny the request to amend the zoning map to change the
 zoning district for 5135 Golf Road from B2 Commercial to B3 Business.
 Motion: J. Burman Second: T. Gevaryahu

 Ayes: 8
 Nays: 0

 Case 2024-24P
 A motion was made to deny the request for site plan approval to convert an
 existing 3-story office building (35 ½ feet) that exceeds the maximum 35 feet
 building height into a mixed-use building with 4 residential units, 1st floor
 commercial, and surface parking at 5135 Golf Road.
 Motion: J. Burman Second: S. Berman

 Ayes: 8
 Nays: 0

(IV) CASE DESCRIPTIONS
 Case 2024-37P – Street Vacation: Keeney Street
 Case 2024-38P – Site Plan Approval: 8101 – 8107 Skokie Boulevard
 A request to vacate a 10’x10’ triangular portion of Keeney Street to construct a 5-
 story mixed-use building that exceeds the maximum 45’ permitted base building
 height with 20 residential units, first floor commercial with enclosed and surface
 parking at 8101-8107 Skokie Boulevard in a CX Core-Mixed-Use zoning district
 and 5 items of relief.



# 623431 Plan Commission meeting minutes November 21, 2024
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 As both cases are related, they were discussed together but voted on separately.

 Jose Acosta, Planning Coordinator, requested the staff report be accepted into
 the record as written.

 Case 2024-37P is a request for the vacation of a 10’ x 10’ triangular portion of
 land at the southwest corner of Keeney Street and Skokie Boulevard. The land is
 unimproved and as part of a previous case from 2015, the then petitioner was
 required to dedicate this corner piece of land to improve sight visibility at the
 intersection of Keeney & Skokie Boulevard but the project never moved forward.
 This current proposal will keep the building outside of the majority of the required
 sight distance triangle by using the air space above to construct the upper 4
 stories. The existing building at the site will be demolished. Staff has
 recommended approval of the request.

 In Case 2024-38P, a request for site plan approval, staff recommended approval
 to construct a 5-story mixed-use building with 20 residential units, ground floor
 commercial space with basement and surface parking off the alley.

 It was determined that 25 parking spaces are required for the development and
 24 are provided. The petitioner will need to pay into the parking fund for the 1
 space deficit as relief is not allowed in mixed-use districts.

 Staff is supportive of the 5 items of requested relief that are necessary for this
 project:
 - Construct the building within the required 15’ x 15’ site distance triangle
 - Provide a 0-foot rear side yard abutting an alley rather than the required 5
 feet
 - Provide an interior ramp grade of 16% rather than 10%
 - Provide an 18-foot wide 2-way driveway rather than the required 24’ wide
 minimum when 20 or more parking spaces are being served
 - Provide 3-foot wide sidewalks along a building when it abuts an off-street
 parking area

 This proposal is not subject to the inclusionary housing ordinance requirements
 as the application documents were submitted prior to ordinance adoption.
 However, the applicant will provide 1 unit of affordable housing which meets the
 5% requirement for a development of this size.

 Scott Berman asked if the 10% ramp grade is a recommendation or requirement.
 Director Nyden answered that 16% is acceptable to the Village’s Engineering
 staff.



# 623431 Plan Commission meeting minutes November 21, 2024
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 Jeff Burman recalled the previous case from 2015 where the existing building
 was to be re-developed. He inquired about the condition of the existing building.
 The building, previously used as a storage facility, was not structurally sound and
 has since been demolished.

 Tali Gevaryahu wanted confirmation that the proposal was submitted before the
 affordable housing adoption.

 Erica Minchella asked about required provisions for electric vehicles. Although
 not required, the property owner will supply space. The 4 spaces off the alley will
 be offered for the commercial uses.

 John Hanna, architect, and the property owner, Vu Trieu, were available to
 answer any questions.

 Kate Portillo added that there were no public comments regarding this case.

 Trustee Johnson questioned the inclusion of 1 unit at 100% AMI. Director Nyden
 offered to work with him and the Village Manager on the matter.

(V) RECOMMENDATIONS AND VOTING
 Case 2024-37P
 A motion was made to approve the request as presented for the portion of the
 street vacation of Keeney Street located to the southwest of 8101-8107 Skokie
 Boulevard.

 Motion: S. Berman Second: J. Burman

 Ayes: 8
 Nays: 0

 Case 2024-38P
 A motion was made to approve the request as presented for site plan approval
 of a 5-story mixed-use building with 20 residential units, 1st floor commercial, and
 enclosed and surface parking at 8101-8107 Skokie Boulevard plus adding a
 condition to provide 1 unit for affordable housing.

 Motion: S. Berman Second: J. Burman

 Ayes: 8
 Nays: 0




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 Case 2024-38P - Relief
 Five items of relief were accepted.

 Motion: Franklin Second: Gevaryahu

 Ayes: 8
 Nays: 0


(VI) ITEMS FOR COMMUNICATION
 The next Plan Commission meeting held on Thursday, December 5, 2024 at 7:30
 pm in Conference Rooms D+E will be a Plan Commission training workshop
 facilitated by APA-IL and DePaul University Chaddick Institute for Metropolitan
 Development. No cases will be heard.

 The next regular Plan Commission meeting will be held on Thursday, December
 19, 2024 in Council Chambers at 7:30 PM.

(VII) ADJOURNMENT
 Chair Luke adjourned the meeting at 9:23 PM.

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Asst.




# 623431 Plan Commission meeting minutes November 21, 2024

APPROVED 12/19/2024


 Plan Commission Meeting Minutes
 Date: December 5, 2024
 Skokie Village Hall, 5127 Oakton Street,
 Conference Room D+E

PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair
 Jeff Burman, Vice-Chair,
 Tali Gevaryahu, Scott Berman,
 Cindy Franklin, Vijai Gupta, and
 Ross Mathee


PLAN COMMISSION MEMBERS ABSENT: Erica Crohn-Minchella and
 Sigalle Shpayher


STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel,
 Johanna Nyden, Comm Dev Director,
 Kate Portillo, Planning Manager,
 Jose Acosta, Justin Malone,
 Mike Voitik, Rod Tonelli,
 Brian Augustine, and
 Marlene Bargamian


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


(II) APPROVAL OF MINUTES
 A motion to approve the minutes of the November 21, 2024 meeting was made
 by Commissioner Tali Gevaryahu and seconded by Commissioner Cindy
 Franklin.

 Ayes: Unanimous voice vote. The motion passes.

(III) NEW BUSINESS
 The Skokie Plan Commission participated in a training session presented by the
 Illinois Chapter of the American Planning Association and DePaul University
 Chaddick Institute for Metropolitan Development. The training was led by John
 Carlisle, a member of the Chapter’s professional development team and David
 Silverman, an attorney from Ancel Glink. The training was a workshop style
 meeting that covered review planning history, land use laws, the zoning code, the


# 623571 Plan Commission meeting minutes December 5, 2024
 APPROVED 12/19/2024


 role of the Plan Commission, findings of fact, and running a successful meeting.
 The meeting was recorded for later viewing.

 No current cases were reviewed or discussed.

(IV) ITEMS FOR COMMUNICATION
 The next regular Plan Commission meeting will be held at 7:30 pm on Thursday,
 December 19, 2024 in Council Chambers.

(VII) ADJOURNMENT
 Chair Luke adjourned the meeting at 10:00 PM.

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Asst.




# 623571 Plan Commission meeting minutes December 5, 2024