Plan Commission — Skokie, IL
Date: 2023-03-16

Meeting Agenda
 Plan Commission Meeting
 Thursday, March 16, 2023 at 7:30 P.M.
 Village of Skokie
 Council Chambers
 5127 Oakton Street
 Skokie, IL 60077

 I. Call to Order/Declaration of Quorum

 II. Roll Call

 III. Approval of Minutes of March 2, 2023 Plan Commission meeting

 IV. New Business

 2023-03P Site Plan Approval: 3301 & 3321 Howard Street
 ZAZ Holdings, LLC, requests site plan approval for an automotive fuel station and a car Staff Report
 wash in an M3 Industrial zoning district to allow two principal buildings on one lot, and
 any other relief that may be discovered during the review of this case.
 2023-04P – Special Use Permit: 3301 Howard Street
 ZAZ Holdings, LLC requests to amend an existing special use permit for an automotive
 fuel station in an M3 Industrial zoning district to modify the existing site plan and Staff Report
 landscape plan, and any other relief that may be discovered during the review of this
 case.
 2023-05P – Special Use Permit: 3321 Howard Street
 ZAZ Holdings, LLC requests a special use permit for a car wash in an M3 Industrial Staff Report
 zoning district, and any other relief that may be discovered during the review of this
 case.
 Discussion on Affordable Housing Policy Recommendation
 Continued discussion regarding the formation of an affordable housing policy Memorandum
 recommendation to the Board of Trustees.
 Discussion of Drive-Thru Policy
 Memorandum
 Discussion of potential policy changes to address and mitigate impact for drive-thrus.

 V. Old Business

 VI. Public Comment (for non-agenda items)

 Next Meeting will be April 20, 2023 at 7:30 P.M.

 VII. Adjournment


Written comments can be submitted by email to publiccomments@skokie.org or by mail to Village of
Skokie, Attn: Johanna L. Nyden, Community Development Director, 5127 Oakton Street, Skokie, Illinois,
6077; or via the Village’s drop box located by the public entry to Village Hall.




Meeting Agenda
 Draft Plan Commission Summary Meeting Minutes
 Date: March 2, 2023

A motion to approve the minutes of the Plan Commission meeting of February 16, 2023
was made by Commissioner Burman and seconded by Commissioner Mathee.


Case Description: Affordable Housing Policy
Discussion regarding the formation of an affordable housing policy recommendation to
the Board of Trustees.

Discussion and Interested Parties
Staff led the discussion focusing on a series of updated goals taken from the
Consolidated Plan for Community Block Grant funding which ensures that housing is
affordable, accessible, and sustainable.

The commissioners agreed that work needs to continue on improving, preserving, and
protecting the existing housing stock so that Skokie can be the best community
possible. This includes revising code enforcement where and when needed so that it is
not over-burdening to homeowners and renters. (Goal A)

There needs to be a good mix of jobs and housing so that housing is available to all
Skokie workers. Transportation costs cannot be overlooked as they effect the imbalance
as well. It was suggested to get large employers involved in understanding the
job/housing “mismatch”, so they can add their resources to help place more workers
locally. (Goal B)

Skokie is land-locked; we need to look inward. Modifying the current housing supply so
that accessory dwelling units or “ADUs” can be used as a housing option. These units
can benefit caregivers or extended family or be leased to bring in income to property
owners keeping homes affordable.

Other options are: looking to developers to assist in re-purposing under-utilized parcels
to spur redevelopment; requiring affordable units in all new developments or paying
into an outside fund when providing units at a development is not feasible. The fund is
used to create units at other developments (Goal C).

To promote fair housing efforts (Goal D), Skokie is covered by the Cook County
Residential Tenant-Landlord Ordinance (RTLO) which deals with tenant/landlord issues.
Beyond that, Skokie has also added a crime free addendum integrity ordinance which is
reviewed with residential landlords at monthly training sessions.



609359 - Plan Commission meeting minutes – March 2, 2023
Suggestions made by several commissioners include engaging with community groups
to describe how real estate taxes and homeowners’ insurance impair affordable
housing; explain the available options to property owners for proper exemptions to help
make property affordable; create a survey in various languages so that input from the
whole community regarding housing concerns and opinions are brought to the forefront
before any policy recommendations.

Goal E promotes updating the Comprehensive Plan, understanding how Skokie’s
demographics have changed over time and enlisting the help of professional housing
experts for support and ideas for best practices.

It was offered that when a new development on Touhy and Linder was discussed, the
local school board stated that they could not afford the additional students that possibly
would result from a 300-unit development and asked that the developer reduce the
number of 2-bedroom units.

Comments from interested parties included:

 - housing policies should be put in place for all types and all price points – current
 workers need to be able to afford to live in Skokie up to the seniors aging in
 place.

 - consider additional subsidies to the Skokie residents who use more than ½ their
 earnings on rent.

 - prompted by Westfield’s idea for a self-contained up-scaled rental community;
 Skokie needs more than luxury housing and should use their leverage to create
 inclusionary housing, a unified housing plan, and a Housing Commission. The last
 development discussed at the Plan Commission will cater to studio, 1- & 2-
 bedroom units.

 - create a multi-language community survey to reach Skokie citizens who are most
 affected.

 - the language of Goal D that links to the Crime Free ordinance is offensive and
 discriminating against low-income and elderly renters.

 - commit to reforming the zoning ordinance - converting single family residences
 to 2-flats.

 - concerned about how Skokie “vets” people - drawing Section 8 people into
 Skokie will add to the crime rate. There is enough affordable housing in Skokie.


609359 - Plan Commission meeting minutes – March 2, 2023
 - residents need to know the processes (Appearance Commission, Plan
 Commission) when new development is in discussion stages so there can be
 public input beforehand instead of after building gets underway.

 - Goal C should be Goal A

 - property tax increases are passed on to renters – design programs to maintain
 properties at a fixed rate.

 - incorporate Goal E into Goal A

Many of the commissioners agreed that they do not have enough knowledge to put
forth recommendations for affordable housing just yet especially when economic
development gets factored in the equation. Some suggested reviewing what other
communities are doing, while others thought guidance from a professional consultant
would be most helpful. The consensus was that more time and information was
needed.


Recommendations and Voting
A motion was made to continue the discussion to the March 16, 2023 meeting.

Motion: Luke Second: Ousley Resigned: Lakhani

Ayes: 8
Nays: 0

1 vacancy




609359 - Plan Commission meeting minutes – March 2, 2023
 LEGAL NOTICE OF PUBLIC HEARING

Skokie Plan Commission, Thursday, March 16, 2023, Village of Skokie, 5127 Oakton Street, Skokie, Illinois
60077, at 7:30 P.M., to consider the following:

 NEW ACTION TAKEN

 2023-03P - Site Plan Approval: 3301 & 3321 Howard Street
 Continued to
 ZAZ Holdings, LLC, requests site plan approval for an automotive fuel station and a
 May 4, 2023
 car wash in an M3 Industrial zoning district to allow two principal buildings on one
 lot, and any other relief that may be discovered during the review of this case. Lack of notice
 PINs: 10-26-401-078-0000 and 10-26-401-079-0000
 2023-04P – Special Use Permit: 3301 Howard Street
 Continued to
 ZAZ Holdings, LLC requests to amend an existing special use permit for an
 May 4, 2023
 automotive fuel station in an M3 Industrial zoning district to modify the existing site
 plan and landscape plan, and any other relief that may be discovered during the Lack of notice
 review of this case.
 PINs: 10-26-401-078-0000 and 10-26-401-079-0000
 2023-05P – Special Use Permit: 3321 Howard Street
 Continued to
 ZAZ Holdings, LLC requests a special use permit for a car wash in an M3 Industrial
 May 4, 2023
 zoning district, and any other relief that may be discovered during the review of
 this case. Lack of notice
 PINs: 10-26-401-078-0000 and 10-26-401-079-0000
 Discussion of Drive-Thru Policy
 Comments &
 Discussion of potential policy changes to address and mitigate impact for drive-
 feedback accepted
 thrus. from
 commissioners
 and interested
 parties

 REVIEW
 Affordable Housing Policy
 Approved the
 Discussion regarding the formation of an affordable housing policy
 packet of
 recommendation to the Board of Trustees. recommendations
 and comments for
 presentation to
 Village Board

 7-0-2

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.

This notice is for information purposes only. Published in the Chicago Tribune on February 24, 2023.

 Paul Luke, Chairman

VOSDOCS-#606284-v1-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_of_2023-03-16
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-#606284-v1-Legal_Notice_of_Public_Hearing_for_Plan_Commission_Meeting_of_2023-03-16
STAFF REPORT 2023-03P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, May 4, 2023


To: Paul Luke, Chairman, Skokie Plan Commission
From: Paul Reise, AICP, Planning Manager
Re: 2023-03P: Site Plan Approval
 3301 and 3321 Howard Street

 Related Cases – 2023-04P: Special Use Permit
 2023-05P: Special Use Permit

General Information
Location 3301 and 3321 Howard Street
Purpose A request for site plan approval for an automotive fuel station
 and a car wash in an M3 Industrial zoning district to allow two
 principal buildings on one lot, and any other relief that may be
 discovered during the review of this case.
Petitioner ZAZ Holdings, LLC
Size of Site 52,285 square feet (1.20 acres) with frontage on Howard Street
 and McCormick Boulevard.
Existing Zoning & M3 Industrial – automotive fuel station, convenience store, car
Land Use wash, vacant automotive fuel station, vacant convenience store,
 vacant office
Adjacent Zoning & North M3 Industrial – sewage treatment plant
Land Use
 South M3 Industrial – self-service storage facility
 East M3 Industrial – public park
 West M3 Industrial – automobile parts manufacturing
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
• The site consists of two separate properties that are currently not internally
 connected to each other. The property at 3300 Howard Street contains a Shell gas
 station, convenience store, and car wash. The property at 3325-3327 Howard
 Street contains a vacant gas station, vacant convenience store, and vacant office
 space.
• Overhead utilities run along a portion of the west side of the 3301 Howard Street
 property and also run in a north-south direction to the west of the 3325-3327
 Howard Street property.

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• Two driveways on Howard Street and 2 driveways on McCormick Boulevard provide
 access to the existing property at 3301 Howard Street.
• One driveway on Howard Street provides access to the existing property at 3325-
 3327 Howard Street.




 Complete Streets
  Public sidewalks run along Howard Street and McCormick Boulevard.
  The nearest formal bicycle facility is the North Shore Channel Trail, which runs
 along the east side of McCormick Boulevard.
  The site is directly served by the Pace 215 Crawford-Howard bus. The CTA 11
 Lincoln bus route terminates at the southeast corner of Howard Street and
 McCormick Boulevard.
  Access to the buildings is available from Howard Street and McCormick
 Boulevard.


PETITIONER’S SUBMITTAL
The petitioner is requesting site plan approval for an automotive fuel station and a car
wash at 3301 and 3321 Howard Street in an M3 Industrial zoning district to allow two
principal buildings on one lot. The site presently contains a Shell gas station with an
attached car wash (3301 Howard Street) and a vacant Grand Prix gas station (3325
Howard Street) with an adjacent vacant office space (3327 Howard Street).
The petitioner states in their submittal that:
 The Shell fuel center site will be expanded to include the parcel located directly
 west of the Shell fuel center. Currently, the subject parcel contains the closed
 Grand Prix fuel center, which had 12 fueling positions and a small convenience
 store. Access to the Grand Prix fuel center was provided via one large drive on
 Howard Street. The two sites are proposed to be consolidated into one site with
 the former Grand Prix fuel center replaced with a tunnel car wash that will
 include 20 vacuum stations and will have shared/cross-access with the Shell fuel
 center. Further, the existing Shell fuel center car wash will be removed and the
 space will be repurposed as storage/hallways for the existing convenience store.
 No changes are proposed to the number of fuel positions and or the size of the
 retail space within the convenience store serving the Shell fuel center. Access to
 the Shell fuel center and proposed car wash will be provided via the two existing
 restricted access drives on McCormick Boulevard and one full access drive and
 one restricted access drive on Howard Street.




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The petitioner intends to file a parcel division that will place the car wash building and
its accessory functions within a separate parcel from the Shell gas station. Access and
parking easements will be established to allow both facilities the ability to utilize each
other’s parking spaces and driveways.
The petitioner is also requesting to amend the existing special use permit to modify the
existing site plan and landscape plan for the Shell gas station at 3301 Howard Street
(2023-04P) and a special use permit for a car wash at 3321 Howard Street (2023-05P).

STAFF ANALYSIS
All pertinent departments and divisions were offered an opportunity to comment on this
case. The Engineering, Forestry, Fire Prevention, and Planning Divisions provided
comments on the subject case.
 Engineering Division
 The site plan must be revised to label the dimensions of the handicapped parking
 spaces. The spaces should be 8’ wide with an 8’-wide access aisle. R7-8 and R7-
 I101 signs must be provided in front of the accessible parking spaces.
 The written statement provided contains information regarding square footage of
 the proposed developments, parking provided, number of employees per facility,
 employee peak shift, vehicle stacking and other traffic related items. These
 statements must be consistent with the provided traffic report by KLOA. All parking
 evaluations, vehicle stacking, and other traffic information must be centralized in the
 report by KLOA. The report must determine if the car wash drive-through will
 provide enough capacity for a peak queue, sufficient parking for the 2 sites, and any
 other impacts to traffic circulation. It is important to note that 10 parking spaces are
 mentioned in the written statement but only 9 are shown in the plans. As it stands,
 10 parking spaces are required for the Automotive Fuel Station and Convenience
 Store. Parking must also be provided for employees of the car wash and should be
 determined in the traffic report by KLOA.
 The petitioner must obtain an MWRD determination letter to determine if an MWRD
 permit is required for the proposal. Any existing or proposed overhead
 telecommunication, fiber optic, electric, etc. services shall be buried or installed
 underground.
 Forestry Division
 Forestry staff requires that the petitioner install protection fencing around all
 existing trees at the subject site. The fencing must remain in place for the duration
 of the construction project.
 A tree removal permit is required for the 4 trees requiring removal prior to
 commencement of demolition and construction at the subject site. Forestry staff will
 accept a reduced permit fee of $1,200 total for the 2 hawthorn trees and the
 Austrian pine. No fee will be charged for the removal of the flowering crabapple
 tree.


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 Forestry staff also requests that the landscape plan be revised to show the
 following:
 • The planting of a hackberry or other Village-approved shade tree within the
 landscaped area adjacent to the public sidewalk on Howard Street and
 located directly north of the proposed parking space for the air machine.
 • The planting of a hackberry or other Village-approved shade tree centered
 midway in the landscaped area between the driveways on McCormick
 Boulevard and located adjacent to the public sidewalk.
 Fire Prevention Division
 The Fire Prevention Division has the following requests of the petitioner for the
 proposal:
 • Identify the IBC class property use code for the project.
 • Identify the construction type of the building.
 • Identify what codes were used when the plans were designed.
 • All plan sheets shall be signed and stamped by a licensed architect.
 • Roof access shall be a minimum of sixteen (16) square feet in area and have
 a minimum of two (2) feet per IBC Sect. 1011.12.2.
 • Additional comments and requirements shall be based on additional plans and
 documents that are submitted.
 • To complete a comprehensive review of the height and area requirements,
 please provide the construction type for this project.
 • On page A-4, identify the travel distance for the most remote corner of the
 mezzanine to the exit door.
 • Submit plans for fire alarm installation for approval.
 • Provide a Fire Alarm Operations Matrix for review.
 • Provide device descriptions (cut sheets) for review.
 Planning Division
 The Planning Division supports the proposed site plan approval request. The
 proposal will revitalize a portion of the subject site that has been vacant for several
 years and provide a larger car wash facility than what is currently offered by the
 existing Shell gas station.
 The proposed bike rack next to the trash corral is not located in a visible or
 convenient location and needs to be relocated and constructed on a second 4 foot
 by 6 foot pad north of the bike rack shown near the northwest corner of the gas
 station building.
 Outdoor waste receptacles for use by the public must be placed within the car wash
 vacuum station area as well as on the north side of the Shell convenience store
 building, near its northeast corner, where the sidewalk is at its widest point. A
 minimum 5’-wide unobstructed walkway must be provided between the curb and the
 waste receptacle next to the Shell convenience store building. The locations of all
 receptacles must be depicted on the site plan.



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 The proposed decorative fencing is not permitted under Village Code and must be
 removed from the site plan. Per Section 118-61(c)(1) of the Village Code,
 decorative fencing is only allowed in the front yard of a non-residence use in a
 residential zoning district with site plan approval.

APPEARANCE COMMISSION
The petitioner received approval for the proposal at the June 8, 2022 Appearance
Commission meeting. The commissioners noted that the north and east elevations of
the existing Shell building must be re-cladded.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for site plan approval for an automotive
fuel station and a car wash at 3301 and 3321 Howard Street in an M3 Industrial zoning
district to allow two principal buildings on one lot be APPROVED based upon the
Proposed Positive Findings of Fact for the site plan approval and subject to the
recommended site plan approval conditions listed below.


RECOMMENDED SITE PLAN APPROVAL CONDITIONS
 1. Prior to the hearing of the subject case before the Board of Trustees, the
 petitioner must:
 a. Revise the site plan to show the relocation of the bike rack from the
 area next to the trash corral to the area north of the proposed bike
 rack shown near the northwest corner of the convenience store.
 b. Revise the site plan to show the placement of trash receptacles within
 the car wash vacuum station area as well as on the north side of the
 Shell convenience store building, near its northeast corner, where the
 sidewalk is at its widest point.
 c. Revise the site plan to show the removal of the decorative fencing
 along Howard Street and McCormick Boulevard.
 d. Revise the site plan to label the dimensions of all handicapped parking
 spaces.
 e. Revise the landscape plan to show the planting of a hackberry or other
 Village-approved shade tree within the landscaped area adjacent to
 the public sidewalk on Howard Street and located directly north of the
 proposed parking space for the air machine.
 f. Revise the landscape plan to show the planting of a hackberry or other
 Village-approved shade tree centered midway in the landscaped area
 between the driveways on McCormick Boulevard and located adjacent
 to the public sidewalk.



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 g. Revise the proposed first/mezzanine floor plan of the car wash to
 identify the travel distance for the most remote corner of the
 mezzanine to the exit door.
 h. Resubmit a traffic study that:
 • Includes a parking analysis/evaluation which details parking
 studies measuring real parking demand, the number of
 employees at the location throughout the day, peak use
 periods, parking spaces needed for special functions, occupancy
 of different spaces, and usage of different areas within the
 location.
 • Determines if the site provides adequate car wash stacking.
 The analysis should include peak hours and maximum number
 of vehicles stacking.
 2. The petitioner must install protection fencing around all existing trees at the
 subject site. The fencing must remain in place for the duration of the
 construction project.
 3. Prior to the issuance of a building permit, the petitioner must obtain an MWRD
 determination letter to determine if an MWRD permit is required for the proposal.
 4. The petitioners shall develop the Subject Property in substantial conformance
 with the final Village approved site plan, dated <insert date of final approved
 plan>, landscape & tree preservation plan, dated <insert date of final approved
 plan>, floor plan, dated <insert date of final approved plan>, mezzanine plan,
 dated <insert date of final approved plan>, and elevations, dated <insert date of
 final approved plan>.
 5. Parking lot and exterior lighting shall meet Illuminating Engineering Society of
 North America (IES) standards, be full cut-off design, and be directed away from
 adjacent properties, subject to the approval of the Engineering Division.
 (Standard)
 6. All existing damaged public sidewalks or public sidewalks damaged due to the
 implementation of this plan shall be replaced. (Standard)
 7. No objects are allowed within a 15-foot sight distance triangle between 30” and
 84” from grade except traffic control devices listed in the Manual on Uniform
 Traffic Control Devices. (Standard)
 8. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas,
 signage, landscaping, structures, and any other facilities or infrastructure on the
 Subject Property shall be maintained in a good state of repair, and when needed,
 be repaired or replaced in a timely manner. (Standard)
 9. All private and public sidewalks shall be maintained free of snow, ice, sleet, or
 other objects that may impede travel. (Standard)
 10. Trash shall only be allowed within a designated trash enclosure and shall be


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 screened from public view in an enclosure approved by the Appearance
 Commission. All trash shall be contained in such a way as to remain out of sight
 at all times. (Standard)
 11. All off-street parking spaces shall be legibly striped and maintained. (Standard)
 12. Any plan to modify parking lot striping must be approved by the Director of
 Engineering. (Standard)
 13. The proposed development shall have a minimum of XX on-site off-street vehicle
 parking spaces. (Standard)
 14. The handicapped parking spaces shall be installed and maintained in compliance
 with State of Illinois Accessibility Standards and the Skokie Village Code,
 including required signage. (Standard)
 15. Vehicles shall not be allowed to be parked in or otherwise block common
 driveways, sidewalks, aisles, or other points of access at any time, shall only be
 parked in designated parking spaces, and shall not overlap the striped lines of
 designated parking spaces. (Standard)
 16. The owner of the Subject Property shall ensure that employees park on the
 Subject Property or in approved off-site parking spaces approved by the
 Engineering Division. (Standard)
 17. All overhead new utilities on the Subject Property shall be placed or relocated
 underground. The petitioner shall bear the full cost of any utility relocation
 and/or conflicts. (Standard)
 18. The petitioner shall sign an "Agreement for Installation and Maintenance of
 Landscaping" to assure that the Subject Property and parkway landscaping is
 completed and maintained, including trimming, watering, and replacing of dead
 plant materials in a timely manner in accordance with the final approved
 landscape plan. A copy of said Agreement is attached hereto, marked Exhibit
 “A” and hereby made part of this Ordinance. This “Agreement for Installation
 and Maintenance of Landscaping" shall be recorded at the petitioner’s expense.
 (Standard)
 19. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended. (Standard)
 20. The petitioner shall obtain all required permits and approvals for improvements
 to County, State, or Federal rights-of-way from the governing jurisdiction.
 (Standard)
 21. The Subject Property must conform to the Village's storm water control
 requirements as contained in the Skokie Village Code, including the
 disconnection of any downspouts. (Standard)
 22. All signage shall conform to the Skokie Village Code, except as provided in this
 ordinance. (Standard)
 23. The petitioner shall submit to the Planning Division electronic files of the plat of


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 survey, site plan, and landscape plan in their approved and finalized form. The
 files shall be scaled 2-dimensional drawing files on non-compressed, non-read
 only CD-ROM *.dwg AutoCAD format. (Standard)
 24. Prior to the issuance of building permits, the petitioner shall submit to the
 Planning Division of the Community Development Department the name,
 property address, email address, and telephone number of the company and
 contact person responsible for site maintenance in compliance with this <special
 use permit or site plan approval>. (Standard)
 25. If work is to be performed on public property or if public property is utilized or
 impacted during construction and/or development, the owner shall provide, or
 shall cause the developer and/or contractor to provide, the Village of Skokie with
 a certificate of insurance naming the Village of Skokie as additionally insured for
 any and all claims related to any and all work. The owner shall hold, and shall
 cause the developer and/or contractor to hold, the Village of Skokie harmless
 and indemnify the Village for any and all claims for property damage or personal
 injury related to work on or use of public property. (Standard)
 26. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
 27. Failure to abide by any and all terms of this Ordinance shall be cause for the
 Village to initiate hearings to determine whether the subject Ordinance, as well
 as any applicable business licenses, should be revised or revoked. The petitioner
 shall pay all costs related to any hearings conducted as a result of non-
 compliance with any of the provisions of the enabling ordinance. The costs shall
 include but not be limited to court reporter fees, attorney fees, and staff time
 required researching and conducting said hearing. (Standard)


ATTACHMENTS
1. Proposed Positive Findings of Fact for Site Plan Approval for 2023-03P
2. Site Plan, dated February 3, 2022
3. Landscape & Tree Preservation Plan, dated February 3, 2023
4. 3301 and 3321 Howard Street Renderings, submitted February 21, 2023
5. ALTA/NSPS Land Title Survey, dated July 11, 2019
6. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2023-03P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, May 4, 2023


Consideration Finding
The request is harmonious with and does The request will be harmonious with and
not adversely affect adjacent properties. will not adversely affect adjacent
 properties as long as the conditions of the
 planned development for site plan
 approval are met.

The request can demonstrate that The request will be harmonious with and
adequate public facilities, including roads, will not adversely affect adjacent
drainage, utilities, and police and fire properties as long as the conditions of the
protection exist or will exist to serve the planned development for site plan
requested use at the time such facilities are approval are met.
needed.
The request demonstrates adequate The request will have adequate provision
provision for maintenance of the associated for maintenance of the associated
structures. structures.
The request has considered and, to the No adverse effects on the natural
degree possible, addressed the adverse environment are anticipated.
effects on the natural environment.
The request will not create undue traffic The request will not create undue traffic
congestion. congestion as long as the conditions of
 the site plan approval are met.
The request will not adversely affect public The request will not adversely affect
health, safety, and welfare. public health, safety, and welfare.

The request conforms to all applicable The request conforms to all applicable
provisions of this code, except where relief provisions of this code
is granted with the request.




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STAFF REPORT 2023-04P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, May 4, 2023


To: Paul Luke, Chairman, Skokie Plan Commission
From: Paul Reise, AICP, Planning Manager
Re: 2023-04P: Special Use Permit
 3301 Howard Street

 Related Cases – 2023-03P: Site Plan Approval
 2023-05P: Special Use Permit

General Information
Location 3301 Howard Street
Purpose A request to amend an existing special use permit for an
 automotive fuel station an in M3 Industrial zoning district to
 modify the existing site plan and landscape plan, and any other
 relief that may be discovered during the review of this case.
Petitioner ZAZ Holdings, LLC
Size of Site 25,168 square feet (0.58 acres) with frontage on Howard Street
 and McCormick Boulevard.
Existing Zoning & M3 Industrial – automotive fuel station, car wash
Land Use
Adjacent Zoning & North M3 Industrial – sewage treatment plant
Land Use
 South M3 Industrial – self-service storage facility
 East M3 Industrial – public park
 West M3 Industrial – vacant automotive fuel station, vacant
 convenience store, vacant office
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
• The site consists of two separate properties that are currently not internally
 connected to each other. The property at 3300 Howard Street contains a Shell gas
 station, convenience store, and car wash. The property at 3325-3327 Howard
 Street contains a vacant gas station, vacant convenience store, and vacant office
 space.




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• Overhead utilities run along a portion of the west side of the 3301 Howard Street
 property and also run in a north-south direction to the west of the 3325-3327
 Howard Street property.
• Two driveways on Howard Street and 2 driveways on McCormick Boulevard provide
 access to the existing property at 3301 Howard Street.
• One driveway on Howard Street provides access to the existing property at 3325-
 3327 Howard Street.




 Complete Streets
  Public sidewalks run along Howard Street and McCormick Boulevard.
  The nearest formal bicycle facility is the North Shore Channel Trail, which runs
 along the east side of McCormick Boulevard.
  The site is directly served by the Pace 215 Crawford-Howard bus. The CTA 11
 Lincoln bus route terminates at the southeast corner of Howard Street and
 McCormick Boulevard.
  Access to the buildings is available from Howard Street and McCormick
 Boulevard.
PETITIONER’S SUBMITTAL
The petitioner is requesting to amend an existing special use permit for an automotive
fuel station an in M3 Industrial zoning district to modify the existing site plan and
landscape plan, and any other relief that may be discovered during the review of this
case. In companion cases 2023-03P and 2023-05P, the petitioner intends to combine
the existing gas station properties at 3301 Howard Street and 3325-3327 Howard Street
into a single site plan that will contain the existing Shell gas station and a new, larger
tunnel car wash with vacuums. The existing car wash at the Shell gas station will be
removed and the space will be repurposed as storage/hallways for the existing
convenience store.
The petitioner states in their submittal that:
 [They] will abandon the car wash, remove the unroofed car wash extension,
 convert the car wash area to hallway and equipment areas, consolidate two
 access driveways on Howard Street, relocate tire inflation service, relocate
 parking spaces and install a bike rack…3301 Howard Street will host a centralized
 waste enclosure as well as one vacuum pump for the benefit of the use at
 [3321] Howard Street.
 The Shell gasoline service station will continue to have twelve (12) pump
 locations. [The petitioner] is not remodeling the Shell convenience store. The
 car wash area within the 2,579 [square]-foot building footprint will be a hallway

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 area and equipment room. [The petitioner] will convert the parking spaces
 south of the Shell convenience store so that it can host a second loading area
 and centralized waste enclosure (eliminating current unscreened waste
 containers) as well as a bike rack. Applicant will eliminate the unstriped tire
 inflation area and relocate the tire inflation machine to the northwest parking
 space. The area immediately north of the building will be converted to a drive
 aisle. A sidewalk will surround the Shell building.


STAFF ANALYSIS
All pertinent departments and divisions were offered an opportunity to comment on this
case. The Engineering, Forestry, Fire Prevention, and Planning Divisions provided
comments on the subject case.
 Engineering Division
 The written statement provided contains information regarding square footage of
 the proposed developments, parking provided, number of employees per facility,
 employee peak shift, vehicle stacking and other traffic related items. These
 statements must be consistent with the provided traffic report by KLOA. All parking
 evaluations, vehicle stacking, and other traffic information must be centralized in the
 report by KLOA. The report must determine if the car wash drive-through will
 provide enough capacity for a peak queue, sufficient parking for the 2 sites, and any
 other impacts to traffic circulation. It is important to note that 10 parking spaces are
 mentioned in the written statement but only 9 are shown in the plans. As it stands,
 10 parking spaces are required for the Automotive Fuel Station and Convenience
 Store. Parking must also be provided for employees of the car wash and should be
 determined in the traffic report by KLOA.
 Forestry Division
 Forestry staff requires that the petitioner install protection fencing around all
 existing trees at the subject site. The fencing must remain in place for the duration
 of the construction project.
 A tree removal permit is required for the 4 trees requiring removal prior to
 commencement of demolition and construction at the subject site. Forestry staff will
 accept a reduced permit fee of $1,200 total for the 2 hawthorn trees and the
 Austrian pine. No fee will be charged for the removal of the flowering crabapple
 tree.
 Forestry staff also requests that the landscape plan be revised to show the
 following:
 • The planting of a hackberry or other Village-approved shade tree within the
 landscaped area adjacent to the public sidewalk on Howard Street and
 located directly north of the proposed parking space for the air machine.


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 • The planting of a hackberry or other Village-approved shade tree centered
 midway in the landscaped area between the driveways on McCormick
 Boulevard and located adjacent to the public sidewalk.




Planning Division
The Planning Division has reviewed the submitted materials and supports the proposed
special use permit. The proposed use is consistent with the land use designation in the
Comprehensive Plan. Access to the subject site will use the existing curb cuts on
Howard and as well as McCormick. An existing curb cut along Howard will be removed.
APPEARANCE COMMISSION
The petitioner received approval for the proposal at the June 8, 2022 Appearance
Commission meeting. The commissioners noted that the north and east elevations of
the existing Shell building must be re-cladded.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request to amend an existing special use permit
for an automotive fuel station an in M3 Industrial zoning district to modify the existing
site plan and landscape plan be APPROVED, based upon the Proposed Positive
Findings of Fact and subject to the recommended and standard special use permit
conditions listed below, and that the current special use permit V.O. #89-10-Z-2089
and V.O. #00-4-Z-2889 be repealed.


RECOMMENDED SPECIAL USE CONDITIONS
Site and Use
1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated <insert date of final approved plan>,
 engineering plans dated <insert date of final approved plan>, landscape plans dated
 <insert date of final approved plan>, sign plans dated <insert date of final approved
 plan>, and building elevations dated <insert date of final approved plan>. (Standard)
2. Prior to the issuance of building permits, the petitioner shall submit for approval a
 lighting photometrics plan, fully developed civil engineering plans that comply with
 the county WMO requirements and Village’s stormwater control provisions, and
 redevelopment engineering plans to address all aspects of private and public utility
 services. Any reconfigurations within state ROW will require an IDOT highway/utility
 permit. (Standard)
3. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Skokie Village Code. (Standard)

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4. All existing damaged public sidewalks or public sidewalks damaged due to the
 implementation of this plan shall be replaced. (Standard)
5. No objects are allowed within a 10' sight distance triangle in R1, R2, R3, and R4
 districts, or within a 15' sight distance triangle in all other districts, between 30" and
 84" in height from grade except traffic control devices listed in the Manual on
 Uniform Traffic Control Devices. (Standard)
Maintenance
6. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage,
 landscaping, structures, and any other facilities or infrastructure on the Subject
 Property shall be maintained in a good state of repair, and when needed, be
 repaired or replaced in a timely manner. (Standard)
7. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other
 objects that may impede travel. (Standard)
8. Trash shall only be allowed within a designated trash enclosure and shall be
 screened from public view in an enclosure approved by the Appearance Commission.
 All trash shall be contained in such a way as to remain out of sight at all times.
 (Standard)

Parking
9. All off-street parking spaces shall be legibly striped and maintained. (Standard)
10. Any plan to modify parking lot striping must be approved by the Director of
 Engineering. (Standard)
11. The handicapped parking spaces shall be installed and maintained in compliance with
 State of Illinois Accessibility Standards and the Skokie Village Code, including required
 signage. (Standard)
12. Vehicles shall not be allowed to be parked in or otherwise block common driveways,
 sidewalks, aisles, or other points of access at any time, shall only be parked in
 designated parking spaces, and shall not overlap the striped lines of designated
 parking spaces. (Standard)
13. No required parking space on the site may be for the exclusive use of any tenant.
 (Standard)

14. All parking areas must be paved, drained, curbed, and landscaped to Village
 standards. (Standard)
Utilities
15. Prior to issuance of building permits, the petitioner shall submit evidence of issuance
 of permits for the construction and operation of the water main and associated
 equipment by the Illinois Environmental Protection Agency (IEPA) or provide a
 determination by IEPA that such permits are not required. Water mains that feed
 multiple building structures and/or create a "looped" system that require an IEPA
 permit will also require an easement and custodial agreement with the Village.

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 (Standard)

Landscaping
16. The petitioner shall sign an "Agreement for Installation and Maintenance of
 Landscaping" to assure that the Subject Property and parkway landscaping is
 completed and maintained, including trimming, watering, and replacing of dead
 plant materials in a timely manner in accordance with the final approved landscape
 plan. A copy of said Agreement is attached hereto, marked Exhibit “A” and hereby
 made part of this Ordinance. This “Agreement for Installation and Maintenance of
 Landscaping" shall be recorded at the petitioner’s expense. (Standard)
Governance
17. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended. (Standard)
18. The petitioner shall obtain all required permits and approvals for improvements to
 County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)
19. Prior to the issuance of building permits, the petitioner shall submit to the Village of
 Skokie Community Development Department a Cook County Assessor's Office
 Petition for Consolidation of Property with associated fees to consolidate property
 identification numbers XXX, XXX, and XXX into a single tax parcel or provide
 evidence that the petition was submitted to Cook County. (Standard)
20. The Subject Property must conform to the Village's storm water control requirements
 as contained in the Skokie Village Code, including the disconnection of any
 downspouts. (Standard)
21. All signage shall conform to the Skokie Village Code. Any sign on the Subject
 Property that is in violation of that Code must be removed or modified to conform
 with the Village Code prior to the issuance of an occupancy permit. (Standard)
22. All modifications to building elevations, signage, and landscaping shall be subject to
 the review and approval of the Skokie Appearance Commission. (Standard)
23. The petitioner shall submit to the Planning Division electronic files of the site plan
 and landscape plan in their approved and finalized form. (Standard)
24. Prior to the issuance of building permits, the petitioner shall submit to the Planning
 Division of the Community Development Department the name, property address,
 email address, and telephone number of the company and contact person
 responsible for site maintenance in compliance with this special use permit. (Standard)
25. If work is to be performed on public property or if public property is utilized or
 impacted during construction and/or development, the owner shall provide, or shall
 cause the developer and/or contractor to provide, the Village of Skokie with a
 certificate of insurance naming the Village of Skokie as additionally insured for any
 and all claims related to any and all work. The owner shall hold, and shall cause the
 developer and/or contractor to hold, the Village of Skokie harmless and indemnify
 the Village for any and all claims for property damage or personal injury related to
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 work on or use of public property. (Standard)
26. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
27. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing. (Standard)


Automotive fuel stations §118-92(b)
28. At least 1 employee must be at the fuel control console at all times that self-serve
 fuel is being dispensed. At least 2 employees shall be on the premises from 7:00
 a.m. to 9:00 p.m. when a convenience store or any other use over 1,000 ft 2 is
 collocated with the automotive fuel station.
29. The attendant must always have a clear view of the fuel dispensing area.
30. A system that allows communication between persons at each dispensing area and
 the employee at the fuel control console must be provided.
31. During the hours of operation, air and use of equipment for tire inflation, use of a
 tire pressure gauge, fluid and equipment for washing vehicle windows, water and
 use of a water container for filling radiators, and rest room facilities must be
 provided free of charge. Charging a fee for these services is prohibited.
32. A canopy must be provided over all fuel dispensing areas.
33. The pump islands and fuel tanks shall be removed upon closing of the automotive
 fuel station in accordance with the requirements of the State Fire Marshal.
34. A minimum lot size of 30,000 ft2 is required when a car wash or hand car wash is
 collocated with the automotive fuel station.


ATTACHMENTS
1. Proposed Positive Findings of Fact for Special Use Permit for 2023-04P
2. Site Plan, dated February 3, 2022
3. Landscape & Tree Preservation Plan, dated February 3, 2023
4. 3301 and 3321 Howard Street Renderings, submitted February 21, 2023
5. ALTA/NSPS Land Title Survey, dated July 11, 2019
6. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2023-04P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, May 4, 2023


Consideration Finding
The request is consistent with the intent of The drive-through portion of the existing
the Comprehensive Plan. use does not meet the intent of the
 pedestrian oriented mix designation for
 the subject site Comprehensive Plan;
 however, the use predates that
 designation.

The request will not adversely affect The proposed modifications to the site
adjacent properties. plan will not adversely affect adjacent
 properties.
The request is compatible with the existing The proposed modifications to the site
or allowable uses of adjacent properties. plan are compatible with the existing or
 allowable uses of adjacent properties.
The request demonstrates that adequate Adequate public facilities, roads,
public facilities, including roads, drainage, drainage, utilities, and police and fire
utilities, and police and fire protection exist protection exist at this time.
or will exist to serve the requested use at
the time such facilities are needed.
The request demonstrates adequate The request demonstrates adequate
provision for maintenance and use of the provision for maintenance and use of the
associated structures. associated structures.
The request has considered and, to the There should be no adverse effects on
degree possible, addressed the adverse the natural environment from the
effects on the natural environment. request.
The request will not create undue traffic The proposed modifications to the site
congestion. plan are not expected to create undue
 traffic congestion.
The request will not adversely affect public The request will not adversely affect the
health, safety, and welfare. public health, safety, or general welfare.
The request conforms to all applicable The request conforms to all applicable
provisions of this code, except where relief provisions of this code.
is granted with the request.




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STAFF REPORT 2023-05P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, May 4, 2023


To: Paul Luke, Chairman, Skokie Plan Commission
From: Paul Reise, AICP, Planning Manager
Re: 2023-05P: Special Use Permit
 3321 Howard Street

 Related Cases – 2023-03P: Site Plan Approval
 2023-04P: Special Use Permit

General Information
Location 3321 Howard Street
Purpose A request for a special use permit for a car wash in an M3
 Industrial zoning district, and any other relief that may be
 discovered during the review of this case.
Petitioner ZAZ Holdings, LLC
Size of Site 52,285 square feet (1.20 acres) with frontage on Howard Street
 and McCormick Boulevard.
Existing Zoning & M3 Industrial – automotive fuel station, convenience store, car
Land Use wash, vacant automotive fuel station, vacant convenience store,
 vacant office
Adjacent Zoning & North M3 Industrial – sewage treatment plant
Land Use
 South M3 Industrial – self-service storage facility
 East M3 Industrial – public park
 West M3 Industrial – automobile parts manufacturing
Comprehensive Plan The site is designated as manufacturing/service employment.


SITE INFORMATION
• The site consists of two separate properties that are currently not internally
 connected to each other. The property at 3300 Howard Street contains a Shell gas
 station, convenience store, and car wash. The property at 3325-3327 Howard
 Street contains a vacant gas station, vacant convenience store, and vacant office
 space.
• Overhead utilities run along a portion of the west side of the 3301 Howard Street
 property and also run in a north-south direction to the west of the 3325-3327
 Howard Street property.

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• Two driveways on Howard Street and 2 driveways on McCormick Boulevard provide
 access to the existing property at 3301 Howard Street.
• One driveway on Howard Street provides access to the existing property at 3325-
 3327 Howard Street.




 Complete Streets
  Public sidewalks run along Howard Street and McCormick Boulevard.
  The nearest formal bicycle facility is the North Shore Channel Trail, which runs
 along the east side of McCormick Boulevard.
  The site is directly served by the Pace 215 Crawford-Howard bus. The CTA 11
 Lincoln bus route terminates at the southeast corner of Howard Street and
 McCormick Boulevard.
  Access to the buildings is available from Howard Street and McCormick
 Boulevard.
PETITIONER’S SUBMITTAL
The petitioner is requesting special use permit for a car wash in an M3 Industrial zoning
district, and any other relief that may be discovered during the review of this case. In
companion cases 2023-03P and 2023-04P, the petitioner intends to combine the
existing gas station properties at 3301 Howard Street and 3325-3327 Howard Street
into a single site plan that will contain the existing Shell gas station and a new, larger
tunnel car wash with vacuums. The existing car wash at the Shell gas station will be
removed and the space will be repurposed as storage/hallways for the existing
convenience store.
The petitioner states in their submittal that:
 The car wash involves a single bay drive-through conveyor system that
 accomplishes pre-washing, washing, waxing, and drying in an automated
 fashion. Accessory canopies will cover the front portion of the twenty vacuum
 stations and three pay stations. Three directional signs will instruct drivers to
 vacuum before using the car wash. Upon exiting the car wash, directional signs
 will prohibit a U-turn and restrict McCormick Boulevard exiting traffic to right turn
 only.


STAFF ANALYSIS
All pertinent departments and divisions were offered an opportunity to comment on this
case. The Engineering, Forestry, Fire Prevention, and Planning Divisions provided
comments on the subject case.


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 Engineering Division
 The written statement provided contains information regarding square footage of
 the proposed developments, parking provided, number of employees per facility,
 employee peak shift, vehicle stacking and other traffic related items. These
 statements must be consistent with the provided traffic report by KLOA. All parking
 evaluations, vehicle stacking, and other traffic information must be centralized in the
 report by KLOA. The report must determine if the car wash drive-through will
 provide enough capacity for a peak queue, sufficient parking for the 2 sites, and any
 other impacts to traffic circulation. It is important to note that 10 parking spaces are
 mentioned in the written statement but only 9 are shown in the plans. As it stands,
 10 parking spaces are required for the Automotive Fuel Station and Convenience
 Store. Parking must also be provided for employees of the car wash and should be
 determined in the traffic report by KLOA.
 Forestry Division
 Forestry staff requires that the petitioner install protection fencing around all
 existing trees at the subject site. The fencing must remain in place for the duration
 of the construction project.
 A tree removal permit is required for the 4 trees requiring removal prior to
 commencement of demolition and construction at the subject site. Forestry staff will
 accept a reduced permit fee of $1,200 total for the 2 hawthorn trees and the
 Austrian pine. No fee will be charged for the removal of the flowering crabapple
 tree.
 Forestry staff also requests that the landscape plan be revised to show the
 following:
 • The planting of a hackberry or other Village-approved shade tree within the
 landscaped area adjacent to the public sidewalk on Howard Street and
 located directly north of the proposed parking space for the air machine.
 • The planting of a hackberry or other Village-approved shade tree centered
 midway in the landscaped area between the driveways on McCormick
 Boulevard and located adjacent to the public sidewalk.
 Planning Division
 The Planning Division has reviewed the submitted materials and supports the
 proposed special use permit. The proposed use is consistent with the land use
 designation in the Comprehensive Plan. Access to the subject site will use the
 existing curb cuts on Howard and as well as McCormick. An existing curb cut along
 Howard will be removed.


APPEARANCE COMMISSION



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The petitioner received approval for the proposal at the June 8, 2022 Appearance
Commission meeting. The commissioners noted that the north and east elevations of
the existing Shell building must be re-cladded.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for a car wash in
an M3 Industrial zoning district be APPROVED, based upon the Proposed Positive
Findings of Fact and subject to the recommended and standard special use permit
conditions listed below
RECOMMENDED SPECIAL USE CONDITIONS
Site and Use
1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated <insert date of final approved plan>,
 engineering plans dated <insert date of final approved plan>, landscape plans dated
 <insert date of final approved plan>, sign plans dated <insert date of final approved
 plan>, and building elevations dated <insert date of final approved plan>. (Standard)
2. Prior to the issuance of building permits, the petitioner shall submit for approval a
 lighting photometrics plan, fully developed civil engineering plans that comply with
 the county WMO requirements and Village’s stormwater control provisions, and
 redevelopment engineering plans to address all aspects of private and public utility
 services. Any reconfigurations within state ROW will require an IDOT highway/utility
 permit. (Standard)
3. Any outdoor sound systems shall at all times maintain audio levels that are
 compliant with the Skokie Village Code. (Standard)
4. All existing damaged public sidewalks or public sidewalks damaged due to the
 implementation of this plan shall be replaced. (Standard)
5. No objects are allowed within a 10' sight distance triangle in R1, R2, R3, and R4
 districts, or within a 15' sight distance triangle in all other districts, between 30" and
 84" in height from grade except traffic control devices listed in the Manual on
 Uniform Traffic Control Devices. (Standard)
Maintenance
6. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage,
 landscaping, structures, and any other facilities or infrastructure on the Subject
 Property shall be maintained in a good state of repair, and when needed, be
 repaired or replaced in a timely manner. (Standard)
7. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other
 objects that may impede travel. (Standard)
8. Trash shall only be allowed within a designated trash enclosure and shall be
 screened from public view in an enclosure approved by the Appearance Commission.

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 All trash shall be contained in such a way as to remain out of sight at all times.
 (Standard)

Parking
9. All off-street parking spaces shall be legibly striped and maintained. (Standard)
10. Any plan to modify parking lot striping must be approved by the Director of
 Engineering. (Standard)
11. The handicapped parking spaces shall be installed and maintained in compliance with
 State of Illinois Accessibility Standards and the Skokie Village Code, including required
 signage. (Standard)
12. Vehicles shall not be allowed to be parked in or otherwise block common driveways,
 sidewalks, aisles, or other points of access at any time, shall only be parked in
 designated parking spaces, and shall not overlap the striped lines of designated
 parking spaces. (Standard)
13. No required parking space on the site may be for the exclusive use of any tenant.
 (Standard)

14. All parking areas must be paved, drained, curbed, and landscaped to Village
 standards. (Standard)
Utilities
15. Prior to issuance of building permits, the petitioner shall submit evidence of issuance
 of permits for the construction and operation of the water main and associated
 equipment by the Illinois Environmental Protection Agency (IEPA) or provide a
 determination by IEPA that such permits are not required. Water mains that feed
 multiple building structures and/or create a "looped" system that require an IEPA
 permit will also require an easement and custodial agreement with the Village.
 (Standard)

Landscaping
16. The petitioner shall sign an "Agreement for Installation and Maintenance of
 Landscaping" to assure that the Subject Property and parkway landscaping is
 completed and maintained, including trimming, watering, and replacing of dead
 plant materials in a timely manner in accordance with the final approved landscape
 plan. A copy of said Agreement is attached hereto, marked Exhibit “A” and hereby
 made part of this Ordinance. This “Agreement for Installation and Maintenance of
 Landscaping" shall be recorded at the petitioner’s expense. (Standard)
Governance
17. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended. (Standard)
18. The petitioner shall obtain all required permits and approvals for improvements to
 County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)
19. Prior to the issuance of building permits, the petitioner shall submit to the Village of

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 Skokie Community Development Department a Cook County Assessor's Office
 Petition for Consolidation of Property with associated fees to consolidate property
 identification numbers XXX, XXX, and XXX into a single tax parcel or provide
 evidence that the petition was submitted to Cook County. (Standard)
20. The Subject Property must conform to the Village's storm water control requirements
 as contained in the Skokie Village Code, including the disconnection of any
 downspouts. (Standard)
21. All signage shall conform to the Skokie Village Code. Any sign on the Subject
 Property that is in violation of that Code must be removed or modified to conform
 with the Village Code prior to the issuance of an occupancy permit. (Standard)
22. All modifications to building elevations, signage, and landscaping shall be subject to
 the review and approval of the Skokie Appearance Commission. (Standard)
23. The petitioner shall submit to the Planning Division electronic files of the site plan
 and landscape plan in their approved and finalized form. (Standard)
24. Prior to the issuance of building permits, the petitioner shall submit to the Planning
 Division of the Community Development Department the name, property address,
 email address, and telephone number of the company and contact person
 responsible for site maintenance in compliance with this special use permit. (Standard)
25. If work is to be performed on public property or if public property is utilized or
 impacted during construction and/or development, the owner shall provide, or shall
 cause the developer and/or contractor to provide, the Village of Skokie with a
 certificate of insurance naming the Village of Skokie as additionally insured for any
 and all claims related to any and all work. The owner shall hold, and shall cause the
 developer and/or contractor to hold, the Village of Skokie harmless and indemnify
 the Village for any and all claims for property damage or personal injury related to
 work on or use of public property. (Standard)
26. The petitioner shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations. (Standard)
27. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees, attorney fees, and staff time required researching and
 conducting said hearing. (Standard)
Car washes and hand car washes §118-92(c)
28. The Plan Commission will determine the appropriate number and location of drying
 spaces.



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29. A traffic study must be included with the special use permit petition indicating
 needed vehicle stacking and site circulation that does not constitute a traffic hazard
 or create on- or off-site congestion.
30. Openings to a wash bay must not face any residentially zoned property unless the
 opening is located more than 50’ from such property.
31. The operation of the use must minimize excessive water from collecting outside the
 building openings to a wash bay.




ATTACHMENTS
1. Proposed Positive Findings of Fact for Special Use Permit for 2023-04P
2. Site Plan, dated February 3, 2022
3. Landscape & Tree Preservation Plan, dated February 3, 2023
4. 3301 and 3321 Howard Street Renderings, submitted February 21, 2023
5. ALTA/NSPS Land Title Survey, dated July 11, 2019
6. Land Use and Zoning Map




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Proposed Positive Findings of Fact 2023-05P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, May 4, 2023


Consideration Finding
The request is consistent with the intent of The drive-through portion of the existing
the Comprehensive Plan. use does not meet the intent of the
 pedestrian oriented mix designation for
 the subject site Comprehensive Plan;
 however, the use predates that
 designation.

The request will not adversely affect The proposed modifications to the site
adjacent properties. plan will not adversely affect adjacent
 properties.
The request is compatible with the existing The proposed modifications to the site
or allowable uses of adjacent properties. plan are compatible with the existing or
 allowable uses of adjacent properties.
The request demonstrates that adequate Adequate public facilities, roads,
public facilities, including roads, drainage, drainage, utilities, and police and fire
utilities, and police and fire protection exist protection exist at this time.
or will exist to serve the requested use at
the time such facilities are needed.
The request demonstrates adequate The request demonstrates adequate
provision for maintenance and use of the provision for maintenance and use of the
associated structures. associated structures.
The request has considered and, to the There should be no adverse effects on
degree possible, addressed the adverse the natural environment from the
effects on the natural environment. request.
The request will not create undue traffic The proposed modifications to the site
congestion. plan are not expected to create undue
 traffic congestion.
The request will not adversely affect public The request will not adversely affect the
health, safety, and welfare. public health, safety, or general welfare.
The request conforms to all applicable The request conforms to all applicable
provisions of this code, except where relief provisions of this code.
is granted with the request.




VOSDOCS-#610693-v1-Staff_Report_-_2023-05P_-_Special_Use_Permit__3321_Howard_Street
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Draft Plan Commission Summary Meeting Minutes
 Date: March 16, 2023

The Chairman called the roll recognizing that there was a quorum present with 2 commissioners
absent. He introduced and welcomed back Scott Berman to the dais as the commission’s
newest member.

Absent: Commissioners J. Burman and T. Gevaryahu

A motion to approve the minutes of the Plan Commission meeting of March 2, 2023 was made
by Commissioner Ousley and seconded by voice vote. Commissioner Berman abstained as he
was not a member of the commission yet.

Case Descriptions:

2023-03P: Site Plan Approval: 3301 & 3321 Howard Street
ZAZ Holdings, LLC, requests site plan approval for an automotive fuel station and a car wash in
an M3 Industrial zoning district to allow two principal buildings on one lot, and any other relief
that may be discovered during the review of this case.

2023-04P: Special Use Permit: 3301 Howard Street
ZAZ Holdings, LLC, requests to amend an existing special use permit for an automotive fuel
station in an M3 Industrial zoning district to modify the existing site plan and landscape plan,
and any other relief that may be discovered during the review of this case.

2023-05P: Special Use Permit: 3321 Howard Street
ZAZ Holdings, LLC, requests a special use permit for a car wash in an M3 Industrial zoning
district, and any other relief that may be discovered during the review of this case.

PINs: 10-26-401-078-0000 and 10-26-401-079-0000

Discussion and Interested Parties

Legal notice was advertised and posted as prescribed by the Zoning Chapter. Corporation
Counsel noted that the completed affidavit was not submitted for review. Therefore, he
announced that notice was improper.

Staff informed the commission that the petitioner sent an email stating that notice was not
prepared and requests a continuance to the May 4, 2023 Plan Commission meeting.

Recommendations and Voting
The cases were continued to the May 4, 2023 meeting. No vote taken.




609614 - Plan Commission meeting minutes – March 16, 2023 ZAZ Holdings, LLC
 Draft Plan Commission Summary Meeting Minutes
 Date: March 16, 2023

The Chairman called the roll recognizing that there was a quorum present with 2 commissioners
absent. He introduced and welcomed back Scott Berman to the dais as the commission’s
newest member.

A motion to approve the minutes of the Plan Commission meeting of March 2, 2023 was made
by Commissioner Ousley and seconded by voice vote. Commissioner Berman abstained as he
was not a member of the commission yet.

Affordable Housing Policy Recommendation

Staff displayed a tweaked power point presentation based on comments from the previous
meetings. These are the first steps to be recommended to the Trustees at the April 17, 2023
Village Board meeting.

 Goal A - to understand Skokie’s changing demographics; study & assess the current
 available housing supply and the demand for inclusionary housing

 Goal B – bolster existing affordable housing repair programs; create a feasibility study
 for establishing a Skokie Land Trust; prepare a vacant home registry;
 working with rental property owners to improve rental units

 Goal C – getting the major employers to understand the job/housing mismatch and
 become vested in the cause

 Goal D – prepare an Inclusionary Housing Ordinance that will require new developments
 to include affordable housing units on-site as well as “fee in lieu” for affordable
 units in other developments; update the Zoning Code to allow “ADUs” -
 creating smaller housing units on a principle lot for care-givers or extended
 family or to be leased to keep homes affordable for property owners;
 the demolition of affordable housing stock which are replaced with homes that
 the low to moderate income workers cannot afford; identifying under-utilized
 paved parcels and incentivizing the conversion to sustainable green space or
 to be redeveloped into new housing

 Goal E – promote the protection and rights of Skokie’s landlords and rental tenants
 by reviewing the rules of the rental agreement

Discussion and Interested Parties
Commissioners had many questions about the “fee in lieu” ranging from how it is calculated;
would it be a percentage of project; a per unit fee; a fixed fee that the Village would control; is
it determined by location of the development; available only for cash-rich developers; use of the
funds by other developers; and if the funds can be used to support home improvement grants.



609556 - Plan Commission meeting minutes – Mar. 16, 2023
Another commissioner spoke about “ADU’s” as a national trend. He questioned if the Village
would allow one to be built on a 40-ft lot or would a garage have to be removed. He also
asked if the Village would adjust codes so that people can live in basements. Another
commissioner commented that some communities allow a detached garage to become an ADU
but that would affect changes to street parking. Bumping out a back room could be considered
an internal ADU.

Comments from interested parties included:

 - can an ADU be built over a garage
 - demo fees should be steep for teardowns of 2 houses to build a mansion
 - fee in lieu should be very expensive and not just a “convenience fee”
 - make sure that each new development is sized for the neighborhood
 - Skokie used to be more affordable; to live in Skokie, income needs to be at $90,000, yet
 1 in 3 households earn less than $50,000
 - inclusionary housing plan is not responsive to Skokie’s needs; especially to families with
 children
 - Westfield’s plan indicates a strong need for a Housing Commission
 - 30% of units need to be affordable to lower income workers who already live in the
 community
 - once a successful housing ordinance is established and recognized by a developer,
 others will follow suit
 - affordable housing discussion only focuses on single-family homeowners – renters see
 their rent increasing with nowhere to go
 - using “fee in lieu” to fix up existing units won’t help add affordable units
 - change the zoning for the conversion of garage to ADU and single-family homes into 2
 or 3 flats
 - can an ADU over a garage be a loft for workspace or a fitness room
 - revise the zoning code regarding building heights and parking requirements
 - create a Skokie Land Trust


Recommendations and Voting
A motion was made to approve the packet of recommendations and comments for presentation
to the Village Board at the April 17, 2023 meeting.

Motion: Ousley Second: Minchella Absent: J. Burman &
 T. Gevaryahu


Ayes: 7
Nays: 0




609556 - Plan Commission meeting minutes – Mar. 16, 2023
 Draft Plan Commission Summary Meeting Minutes
 Date: March 16, 2023

The Chairman called the roll recognizing that there was a quorum present with 2 commissioners
absent. He introduced and welcomed back Scott Berman to the dais as the commission’s
newest member.

Absent: Commissioners J. Burman and T. Gevaryahu

A motion to approve the minutes of the Plan Commission meeting of March 2, 2023 was made
by Commissioner Ousley and seconded by voice vote. Commissioner Berman abstained as he
was not a member of the commission yet.

Case Description:

Discussion of Drive-Through Policy
Discussion of potential policy changes to address and mitigate impact for drive-throughs.

Staff initiated the discussion by giving background on the impact of drive-through restaurants.
COVID19 changed the way people use quick service restaurants from in-person dining to drive-
through. In fact, in the two years since, data shows drive-through activity still accounts for 75%
of food sales. Many restaurants that didn’t have a drive-through component added them when
designing a new store.

According to drive-through studies, it takes about 6 minutes to go through a lane from ordering
to pick-up window. Car idling for 10 seconds uses more fuel and emits more carbon dioxide into
the air than shutting off a vehicle and then restarting it.

The Village already regulates where drive-throughs are allowed through the zoning code and
requirement of special use permits. Additional site requirements are added for “retail street”
areas.

The following discussion points were suggestions from the Environmental Sustainability Plan
and the Land Use and Housing sections of the Comprehensive Plan and brought up for Plan
Commission input:
 - decreasing parking space requirements at drive-through establishments to allow for
 more green space, outdoor patios, or convenience parking for pre-ordered pick-up;
 - remove drive-throughs as allowable uses in mixed-use districts including downtown;
 - create more standard conditions for drive-through operations, especially requiring a plan
 on managing queue lines;
 - prohibit deliveries during peak times
 - require mobile ordering ahead to reduce time between the order board and the pick-up
 window
 - require restaurants to promote recycling and composting for kitchen waste as well as
 dining waste
 - require more trees to be planted on-site or a fee in lieu program based on number of
 cars using the drive-through to help mitigate the impact of emissions.

609652 - Plan Commission meeting minutes – March 16, 2023 Drive-Thru Policy Changes
Ideas from the Plan Commission include:
 - limit the number of drive-throughs on a lot
 - require an operation plan in writing - if stacking line is too long cars will stack in the
 parking lot instead of on streets
 - if queue line is too long - no charge for food order
 - have 2 or 3 access points –it saves time and space and is better to have 24 cars in
 multiple lanes than all in one lane
 - change on-site parking making sure that overflow doesn’t move to residential areas
 causing neighbor complaints

Comments from interested parties:
 - cars idling for more than 5 minutes need many more trees to offset carcinogens in the
 air– where are all these trees going to be planted
 - more than just CO2 emissions
 - suggest conifers to surround drive-through
 - change the culture - have an alternative system; drive-ups with engines turned off and
 car hops delivering food orders
 - order ahead of time on an app
 - install “No Idling” signs
 - how are cars that automatically turn off when not moving effecting emissions
 - drive-throughs effect amount of litter and single-use plastics
 - focus on being a better place to be – should there be any more drive-throughs in Skokie
 - there are better uses and value of the land than used for drive-throughs

Recommendations and Voting
Comments and feedback accepted from commissioners and interested parties.
No vote taken.




609652 - Plan Commission meeting minutes – March 16, 2023 Drive-Thru Policy Changes