Zoning Board of Appeals — Skokie, IL
Date: 2026-06-17

Agenda for
 ZONING BOARD OF APPEALS
 June 17, 2026 7:30 PM
 Skokie Village Hall, 5127 Oakton Street - Council Chambers
 1) Call to Order/Declaration of Quorum

 2) Roll Call

 3) Approval of Meeting Minutes January 21, 2026

 4) Old Business

 5) New Business

 a. 8138 Keeler Avenue –
 • 2026-02Z: Air Conditioning condenser setback
 A request to maintain an air conditioning condenser unit 09.83-feet from
 the north lot line rather than the 6-foot minimum as required by §118-
 66(6)(2).

 6) Public Comment (up to 3 minutes for each speaker)

 7) Communications from Staff

 8) Adjournment


 Due to a lack of complete submittals, at this time there are no upcoming scheduled
 meetings.


Individuals with questions or feedback about an agenda item may contact Brian Augustine with the
Community Development Department by calling 847-933-8223 or by emailing publiccomments@skokie.org.
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.
 Draft



 Meeting Minutes for
 Zoning Board of Appeals
 January 21, 2026 | 7:30 PM
Skokie Village Hall | 5127 Oakton Street, Skokie IL 60077 | Council Chambers
 Members Present: Brian O’Donnell, Chair
 Nicholas Werth, Vice-Chair
 Sean Arden
 Elaine Jacobson
 David Putrus
 Sharon Roos-Kirkpatrick
 Daniel Strauss
 Jay Trivedi
 Members Absent: David Solovy
 Presiding Officer: Brian Augustine, Zoning Administrator
 Staff Present: Stewart Weiss, Corporation Counsel
 Others Present:

 1) Time Meeting was Called to Order/Declaration of Quorum

 A quorum being present, Chair O’Donnell called the meeting to order at 7:31 PM. Chair
 O’Donnell delivered the opening statement, outlining the purpose and procedures of the
 Zoning Board of Appeals, including the standards for granting relief, the role of
 Corporation Counsel Stuart Weiss in ruling on procedural and evidentiary matters, the
 covenant running with the land process, and the requirements for continuances. The Chair
 noted that the full complement of nine members was reduced to eight members present,
 making five affirmative votes necessary to decide any matter.

 2) Roll Call taken – all members present except Commissioner Solovy.

 3) Approval of Meeting Minutes

 A motion was made by Commissioner Jacobson to approve the minutes of the January 7,
 2026 Zoning Board of Appeals. The motion was seconded by Commissioner Trivedi. All
 present members voted aye with one absence.

 4) Old Business

 2025-08Z – 6900 Leclaire Avenue - Adoption of Findings and Final Decision in
 ZBA Case 2025-08Z Roman & Jaqueline Bujdei 10:40

 Corporation Counsel Stuart Weiss summarized the background of the case. At the
 January 7, 2026 hearing, the Board heard an appeal of the Zoning Administrator's
 interpretation of §118-21(C)(6) of the zoning ordinance as it applied to 6900 LeClaire


Doc 639561 – ZBA Meeting Minutes for January 21, 2026
 Draft


 Avenue, specifically concerning whether a public alley was to be considered "improved"
 for the purpose of establishing a new curb cut. Following deliberation, the Board had
 directed Corporation Counsel to prepare written findings and a final decision reversing
 the Zoning Administrator's interpretation in favor of the petitioner.

 Corporation Counsel presented the drafted order and noted a scrivener's error in
 paragraph 21(c): the phrase "fee use of the property" was to be corrected to read "free use
 of their property," and the word "and" was to be corrected to read "not." With those
 corrections noted, Corporation Counsel recommended the Board adopt the order.

 Motion to approve the Corporation Counsel's findings and final decision, with the noted
 scrivener's corrections, was made by Commissioner Jacobson and seconded by
 Commissioner Putras. Upon roll call, the motion carried 8-0 (Commissioners Putrus,
 Trivedi, Arden, Jacobson, Wirth, Kirkpatrick, Strauss, and the Chair all voting aye).

 Corporation Counsel advised that as a result of the decision, the alley at the subject
 property would be considered unimproved, and the petitioner could proceed to submit
 their plans through the normal permitting process. He clarified that the Board's decision
 did not guarantee issuance of a permit, and that no covenant running with the land was
 required, as the case involved a question of code interpretation rather than specific relief
 tied to the property.



 5) New Business
 2025-09Z – 10014 Lamon Avenue – Side Yard Variation
 Petitioner: Abdul Sandhu (sworn in)

 Mr. Sandhu appeared on behalf of himself and co-owner Shamim Sandhu. He explained
 that he is seeking a variation to construct a second-floor addition to his existing single-
 family home, which would continue the existing non-conforming south side yard
 setbacks of 3.28 to 3.92 feet. The property was purchased in 2019 as-is. He noted that
 failing to receive the variation would create aesthetic and structural difficulties, as the
 addition would need to follow the existing building's footprint.

 Staff presented the staff report, which was accepted into the record, and recommended
 approval. Staff noted that the petitioner did not create the hardship, as the existing
 substandard setback was established when the building was originally constructed under
 permit in 1959. Staff further noted that the substandard south side yard abuts a 16-foot-
 wide public alley rather than an adjacent residence, meaning the construction would not
 negatively impact neighboring properties. The north side yard, which does abut a
 neighboring residence, would remain at 10-plus feet and would continue to meet all
 zoning requirements.

 A Board member raised the broader observation that cases involving second-floor
 additions that simply continue an existing, grandfathered footprint impose unnecessary


Doc 639561 – ZBA Meeting Minutes for January 21, 2026
 Draft


 time and cost burdens on petitioners, and suggested that a code amendment might be
 appropriate. Staff acknowledged that this issue had already been raised internally and that
 a text amendment is being considered for later in the year. The Chair noted that a similar
 amendment had previously eliminated the need for the Board to hear fence-related cases.

 Staff confirmed that no correspondence was received from neighboring property owners.
 The addition will also require a Certificate of Appropriateness from the Appearance
 Commission.

 Motion to approve the petitioner's request for a side yard variation to construct a second-
 floor addition resulting in the continuation of the existing 3.28- to 3.92-foot south side
 yard, with all other Village codes and ordinances to be fully complied with, was made by
 Commissioner Kirkpatrick and seconded by Commissioner Putras. Upon roll call, the
 motion carried 8-0 (Commissioners Strauss, Kirkpatrick, Wirth, Jacobson, Arden,
 Trevetti, Putras, and the Chair all voting aye).

 Corporation Counsel and the Zoning Administrator confirmed that a covenant running
 with the land would be required consistent with standard Village practice for building-
 related variances. The petitioner was advised that staff would notify them when the
 covenant is prepared and ready for signature, and that no building permit can be issued
 until the covenant is executed.




 2025-10Z – 8041 Tripp Avenue –Floor to Area Ratio Variation
 Petitioner: Kevin Frampton (sworn in); Architect: Nathan Kriska (sworn in)

 Mr. Frampton explained that he and his wife wish to add dormers to their home, a
 Chicago-style bungalow built in 1928. The proposed addition would bring the property's
 floor to area ratio (FAR) to 0.75, exceeding the maximum of 0.60 permitted by §118-
 125(9). The primary driver of the elevated FAR is the home's basement, which sits
 approximately two inches above grade on average, causing it to count toward the FAR
 calculation under the zoning ordinance's definition.

 Staff presented the staff report, accepted into the record, and recommended approval.
 Staff explained that the zoning ordinance requires any basement that is more above grade
 than below grade, measured floor to ceiling, to be counted toward the FAR. The subject
 property's basement measures 3 feet 6 inches above grade and 3 feet 4 inches below
 grade, causing approximately 1,000 square feet of basement to count toward the ratio.
 Staff noted that if the basement were merely two inches deeper, it would not count
 toward the FAR, and the petitioner would not require a variation at all — and could, in
 fact, build a larger addition by right and still remain under the 0.60 maximum.

 Architect Nathan Kriska noted that the neighboring property to the subject address
 features a similar dormer addition, demonstrating that the proposal is consistent with the


Doc 639561 – ZBA Meeting Minutes for January 21, 2026
 Draft


 character of the neighborhood. The dormers are set back from the front of the structure.
 Staff confirmed that no correspondence objecting to the project was received from
 neighboring property owners, and that the posted notice sign was displayed in the front
 yard as required.

 Board members engaged in brief discussion regarding the FAR thresholds and whether
 there is an upper limit warranting denial, to which staff clarified that while applicants
 may request any level of variation, they must still satisfy the findings of fact. The Board
 acknowledged the somewhat ironic circumstance that a two-inch difference in the
 basement's depth creates the entire need for this proceeding. The addition will also
 require a Certificate of Appropriateness from the Appearance Commission.

 Motion to approve the petitioner's request for a floor to area ratio variation to construct a
 dormer addition resulting in a FAR of 0.75, with all other Village codes and ordinances
 to be fully complied with, was made by Commissioner Kirkpatrick and seconded by
 Commissioner Strauss. Upon roll call, the motion carried 8-0 (Commissioners Putrus,
 Trevedi, Arden, Jacobson, Wirth, Kirkpatrick, Strauss, and the Chair all voting aye).

 Staff confirmed that a covenant running with the land would be required and that the
 petitioner would be notified when it is ready for signature. The petitioner was advised
 that the Appearance Commission process may be initiated concurrently.



 6) Public Comment

 There were no public comments

 7) Communications from Staff

 Staff reported that due to a lack of complete submittals, there are no upcoming meetings
 currently scheduled. The Chair noted that the notice deadline for the first February
 meeting had already passed, and that the next possible hearing date, if timely notice were
 given, would be February 18, 2026.


 8) Adjournment
 Meeting adjourned at 7:37 PM

Respectfully Submitted

Brian Augustine,
Zoning Administrator




Doc 639561 – ZBA Meeting Minutes for January 21, 2026
STAFF REPORT 8138 Keeler Avenue
Community Development Department Council Chambers, 7:30 PM, June 17, 2026


To: Brian O’Donnell, Chairman, Zoning Board of Appeals
From: Brian J. Augustine, Zoning Administrator
Re: 2026-02Z – Air conditioning condenser setback

  General Information
  Location 8138 Keeler Avenue
  Petitioner Kelly Sather and Colleen Toole
  Request Variation in order to replace an air conditioning condenser unit
 0.83-feet from the north side lot line.
  Zoning Requirement 6-foot minimum setback from side lot line (118-66(c)(2)
  Zoning Map




  Existing Zoning & R2 Single-Family – Detached residence
  Land Use

SITE INFORMATION
 • The detached residence was constructed in 1953.




DOC 640323 – Staff Report for 2026-02Z – 8138 Keeler Ave AC Setback
 Page 1 of 5
 Figure 1. View of Existing Air Conditioning Condenser Unit In Side Yard




 Figure 2. View of Rear Yard




DOC 640323 – Staff Report for 2026-02Z – 8138 Keeler Ave AC Setback
 Page 2 of 5
 Figure 3. Aerial View of the Subject Site



PETITIONER’S SUBMITTAL
The petitioner is requesting a variation in order to replace an air conditioning condenser unit
0.83-feet from the north side lot line. The ac unit has been in the current location for a
number of years.

STAFF ANALYSIS
The owners obtained a permit in 2010 to replace a furnace and ac unit. Staff has no record
of a final inspection for this permit on file. When the permit was issued, these permits were
issued without a site plan as long as the contractor was registered with the Village of
Skokie.

An aerial photograph of the subject site from 1998 is difficult to read and does not clearly
show an ac unit in the rear or side yard. Aerial photographs from 2011 and 2014 to 2026
appear to show the ac unt in its current location.

Staff defers to the Zoning Board of Appeals to make a recommendation on this request
based on the information provided and the Proposed Findings of Fact.

APPEARANCE COMMISSION
This request is not required to obtain a Certificate of Appropriateness from the Appearance
Commission.


DOC 640323 – Staff Report for 2026-02Z – 8138 Keeler Ave AC Setback
 Page 3 of 5
ATTACHMENTS
1. Proposed Findings of Fact
2. Variation Application
3. Petitioner Statement
4. Plat of Survey
5. Site Plan showing ac unit location
6. Photographs of Subject Site
7. Affidavit of Public Notice
8. Certificate of Publication
9. Photograph of Sign on Property




DOC 640323 – Staff Report for 2026-02Z – 8138 Keeler Ave AC Setback
 Page 4 of 5
Proposed Findings of Fact 2026-02Z: Variation
Community Development Department Council Chambers, 7:30 PM, June 17, 2026


 1 Consideration Limitation on the use of the property due to physical, topographical, and
 geologic features.
 Finding There are no limitations on the property that would prevent the ac unit from
 being installed 6 feet from the property line.
 2 Consideration The applicant can demonstrate that without a variance there can be no
 reasonable use of the property.
 Finding The applicant cannot demonstrate that without a variance there can be no
 reasonable use of the property.
 3 Consideration The granting of the variance is not based solely on economic reasons.
 Finding The granting of the variance does not appear to be based solely on
 economic reasons.
 4 Consideration The necessity for the variance was not created by the property owner.
 Finding The necessity for the variance was created by whoever installed the ac unit
 its current location.
 5 Consideration The variance requested is the minimum variance necessary to allow
 reasonable use of the property.
 Finding The request is the minimum necessary to maintain the existing ac unit in its
 current location.
 6 Consideration The granting of the variance will not be injurious to the public health,
 safety, or welfare.
 Finding The granting of the variance will not be injurious to public health, safety or
 welfare. The ac unit has existed in this location for a number of years and
 staff has no record of complaints regarding the noise from the unit.
 7 Consideration The property subject to the variance request possesses one or more unique
 characteristics generally not applicable to similarly situated properties

 Finding The property has no unique characteristics preventing the ac unit from
 being installed 6 feet from the side lot line.




DOC 640323 – Staff Report for 2026-02Z – 8138 Keeler Ave AC Setback
 Page 5 of 5
Brian Augustine

From: noreply@civicplus.com
Sent: Wednesday, November 26, 2025 3:35 PM
To: Brian Augustine; Jose Acosta; Zoning
Subject: Online Form Submittal: Petition for Variance



 Petition for Variance

 Village of Skokie
 Zoning Board of Appeals - Community Development Department - Building and
 Zoning Division 5127 Oakton Street • Skokie, IL 60077 Phone (847) 933-8223 • Fax
 (847) 933-8230

 ALL ITEMS MUST BE COMPLETE TO PROCESS APPLICATION

 Address of property: 8138 Keeler Ave

 Zoning: residential?

 Owners of Property: Colleen Toole, Kelly Sather

 Petitioners (if other than Owners
 owners):

 Petitioners (if other than Owners
 owners):

 Phone:

 City, State, Zip: Skokie, IL 60076

 Fax: Field not completed.

 Email:

 Existing Use of Lot: residential

 Proposed Request: variance for air conditioner

 All P.I.N. #: 10-22-419-045-0000

 (Section Break)

 Please attach a legal Field not completed.
 description of the property
 (from Title Policy or Plat of
 Survey)



 1
 (Section Break)

List all aspects of the proposed development that do not conform to the
requirements of the Village of Skokie Code.

Code Section

Code Requirement

Requested Variation

 Field not completed.

 (Section Break)

PETITIONER STATEMENT (please type on a separate sheet of paper and upload
it below)
In order to be granted a variance your request must be consistent with the following
findings:

1. There is a limitation on use of the property due to physical, topographical, and
geologic features.

2. Without a variance there can be no reasonable use of the property.

3. The request is not based solely on economic reasons.

4. The property owner did not create the necessity for the variance.

5. The request is the minimum variance necessary to allow reasonable use of the
property.

6. The request will not be injurious to public health, safety or welfare.

7. The subject site possesses one or more unique characteristics generally not
applicable to similarly situated properties.

Upload statement here: Petitioner Statement - Sather variance.docx

 (Section Break)

THE LEGAL TITLEHOLDER MUST SIGN THIS PETITION. Where the property is
held in trust, the trust officer must sign the petition and include a letter naming all
beneficiaries of the trust and authorizing the beneficiaries to act on the matters
related to this petition. The undersigned acknowledges and agrees that all
documentation submitted with this application become public records and may be
viewed by the public. The undersigned understands and agrees that if a Variance is
granted to this application, the building permit, where applicable, must be issued in
the name of the Owner(s) listed below, the Variation and any conditions contained
therein, will be recorded at the petitioner’s expense in the Office of the Recorder of
Deeds for Cook County, and failure to comply with any and all terms and conditions
of the Variation will cause to initiate hearings to consider revocation of the
Variation, as well as any related occupancy permit and /or business license, as
provided for in the Village of Skokie Code.

 2
Owner's Name(s): Kelly Sather/Colleen Toole

Address(es): 8138 Keeler Ave Skokie

Phone:

Fax: Field not completed.

Electronic Signature I agree.
Agreement

Dated signature(s): Kelly Sather

Agent or Attorney Information

Name: Field not completed.

Address: Field not completed.

Firm: Field not completed.

Phone: Field not completed.

Fax: Field not completed.

Any required fees or monies owed by the applicant to the Village must be paid as a
condition of approval.

 (Section Break)

SUBMITTAL REQUIREMENTS
The below documents must be mailed and/or delivered to the Community
Development Department, Planning Division 5127 Oakton Street • Skokie, IL 60077

1. Current proof of Field not completed.
ownership – current title
policy or tract search AND
last paid property tax bill

2. Letter of authorization from the titleholder – when someone other than the
titleholder (or beneficiaries) or the titleholder’s attorney presents the principle
testimony at the public hearing

3. Petitioner Statement

4. Photographs of the general area or parcel

5. Check made payable to "Village of Skokie" for current recording fee plus $400 for
each variation requested
Case Continuation fee: 50% of original fee, if requested by or due to petitioner’s
lack of preparation




 3
 6. Zoning Information Worksheet (if variation involves building coverage,
 impermeable surfaces or FAR)

 7. Parking evaluation from the Engineering Division (parking variations only)

 8. Proof that all principal and accessory buildings are on one lot with one single tax
 property identification number (PIN) or that tax consolidation has been applied for.

 9. 3 - 11”x17” (or smaller) Field not completed.
 copies of the following:

 10. 1 full size plan and 3 - 11”x17” of the following:
 Landscape plan showing location, types, and sizes of all existing and proposed
 landscape items (Required for all variations except variations at detached or 2-unit
 multifamily residences)

 NOTE: Evidence of notice to surrounding taxpayers of record within 250 feet of the
 subject site and other occupants of the subject site will be required by Zoning Board
 of Appeals hearing. The notice shall be delivered not more than 45 days nor less
 than 15 days prior to the hearing. It is recommended that the notice list be reviewed
 by Staff at least 17 days prior to the public hearing. Skokie is not responsible for an
 incomplete or incorrect notice.

 Please call the Community Development Department with any questions (847/933-
 8447)


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 4
 1. Limitation on Use of Property
 The property is subject to physical, topographical, and geologic features that limit its
 reasonable use under the current zoning requirements. These conditions make strict
 compliance impractical.

 2. Necessity of Variance for Reasonable Use
 Without the requested variance, the property cannot be put to reasonable use
 consistent with its intended residential purpose.

 3. Request Not Based Solely on Economic Reasons
 The variance is sought to allow functional use of the property, not for financial gain or
 economic convenience.

 4. Necessity Not Created by Property Owner
 The need for this variance arises from the inherent characteristics of the property itself,
 not from any action or decision made by the property owner.

 5. Minimum Variance Necessary
 The request represents the minimum relief required to permit reasonable use of the
 property. It does not exceed what is necessary to address the limitations.

 6. No Injury to Public Health, Safety, or Welfare
 Granting this variance will not be injurious to public health, safety, or welfare. The
 proposed use is consistent with the surrounding neighborhood and poses no adverse
 impacts.

 7. Unique Characteristics of the Site
 The subject property possesses unique characteristics not generally applicable to
 similarly situated properties, which justifies the need for this variance.

For these reasons, I respectfully request that the board approve the variance
Sold To:
Village of Skokie - 101826
5127 Oakton St
Skokie, IL 60077-3633


Bill To:
Village of Skokie - 101826
5127 Oakton St
Skokie, IL 60077-3633


 Certificate of Publication:


Order Number: 79524
Purchase Order: 8138 Keeler Ave, Skokie, IL 60076

State of Illinois - Cook

Chicago Tribune Media Group does hereby certify that it is the publisher of the Skokie Review. The Skokie Review is a secular
newspaper, has been continuously published Weekly for more than fifty (50) weeks prior to the first publication of the attached notice,
is published in the City of Skokie, Township of Niles, State of Illinois, is of general circulation throughout that county and surrounding
area, and is a newspaper as defined by 715 IL CS 5/5.

This is to certify that a notice, a true copy of which is attached, was published 1 time(s) in the Skokie Review. The first publication of
the notice was made in the newspaper, dated and published on 5/28/2026, and the last publication of the notice was made in the
newspaper dated and published on 5/28/2026.

This notice was also placed on a statewide public notice website as required by 715 ILCS 5/2. 1.

PUBLICATION DATES: 28 May 2026.


Skokie Review
In witness, an authorized agent of The Chicago Tribune Media Group has signed this certificate executed in Chicago, Illinois on this

29 May 2026, by

Chicago Tribune Company




_________________________________________
 Jeremy Gates




 Page 1 of 2
Page 2 of 2
 NOTICE OF PUBLIC HEARING
 VILLAGE OF SKOKIE


Notice is hereby given that the Village of Skokie Zoning Board of Appeals will hold a Public
Hearing on Wednesday, June 17, 2026 at 7:30 P.M. in the Skokie Village Hall Chambers
located at 5127 Oakton Street, Skokie, Illinois 60077, to consider a request from Kelly Sather
and Colleen Toole of 8138 Keeler Avenue in a R2 Single-Family zoning district:

Variation in order to replace an air condition condenser unit 0.83-feet from the north side lot
lines rather than the 6-foot minimum as required by §118-66(c)(2).

SUBJECT PROPERTY: 8138 Keeler Ave, Skokie, IL 60076
PINs: 10-22-419-045-0000

Legal Description:
LOT 104 (EXCEPT THE SOUTH 12 FEET THEREOF) AND THE SOUTH 19 FEET OF LOT
105 IN ACKVA CHANOCK’S OAKTON STREET AND KEELER AVENUE “L” SUBDIVISION,
BEING SUBDIVISION OF THE SOUTH ½ OF THE EAST ½ OF THE OF THE EAST ½ OF
THE SOUTHWEST ¼ OF THE SOUTH EAST ¼ OF SECTION 22. TOWNSHIP 41 NORTH,
RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN ALSO THE NORTH ½ OF THE
EAST ½ OF SAID SOUTHWEST ¼ OF THE SOUTH EAST ¼ OF SECTION 22 AFORESAID
IN COOK COUNTY, ILLINOIS.

The public is invited to attend the hearing and will be given an opportunity to be heard. The
application is available to view at the Planning Division office at Village Hall during normal
business hours. Written comment can be submitted by email to publiccomments@skokie.org,
by mail to Village of Skokie, Attn: Zoning Administrator, 5127 Oakton Street, Skokie, Illinois,
60077, or via the Village’s drop box located by the public entry to Village Hall. Please
reference case 2026-02Z.

Individuals with disabilities requiring accommodation to participate in any meeting should
contact Angel Schnur, ADA Coordinator, at 847-673-0500 or Angel.Schnur@skokie.org prior to
the meeting.

A public hearing may be continued from time to time without further public notice.
Brian O’Donnell, Zoning Board of Appeals Chair




#639556 Legal Notice of Public Hearing for Zoning Board of Appeals meeting of 2026-6-17 Case 2026-02Z