Plan Commission — Skokie, IL
Date: 2018-04-05

STAFF REPORT 2018-06P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, April 5, 2018


To: Paul Luke, Chairman, Skokie Plan Commission
From: Peter Peyer, AICP, Community Development Director
Re: 2018-06P: Zoning Map Amendment
 8122, 8130, & 8142 Lincoln Avenue

 Related Cases – 2018-04P: Zoning Chapter Amendment
 2018-05P: Subdivision
 2018-07P: Site Plan Approval

General Information
Location 8122, 8130, and 8142 Lincoln Avenue
Purpose A map amendment to change the zoning on the east side of
 Floral Avenue from approximately 8119-8149 Floral Avenue from
 CX Core Mixed-Use to R4 Multifamily Residence
Petitioner Village of Skokie and Chicago Title Land Trust – Trust No. 427,
 on behalf of 8130 LLC, as contract purchaser
Size of Site 16,890 square feet (0.387 acres) with frontage on Floral Avenue
Existing Zoning & CX Core Mixed-Use – vacant land
Land Use

Adjacent Zoning & North CX Core Mixed-Use – public park
Land Use
 South CX Core Mixed-Use – detached residences
 East CX Core Mixed-Use – vacant land
 West R3 Combined Housing – detached residences
 R4 Multifamily Housing – congregate living facility
Comprehensive Plan The site is designated as pedestrian oriented mix.


PETITIONER’S SUBMITTAL
The petitioners are requesting to change the zoning on the east side of Floral Avenue
from approximately 8119 to 8149 Floral Avenue from CX Core Mixed-Use to R4
Multifamily Residence. The petitioners desire to rezone the subject site, which is
presently vacant land, to R4 in order to redevelop the property and construct a planned
development that includes 8 townhouse residences facing Floral Avenue and 8 mixed-


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use commercial/residential units facing Lincoln Avenue that will remain zoned CX (case
2018-07P).

STAFF ANALYSIS
Comments
All pertinent departments and divisions were offered an opportunity to comment on this
case. Other than the Planning Division comments below, all others did not respond or
approved the request without comment.

 Planning Division
 The Planning Division has reviewed the submitted materials and supports the
 proposed zoning map amendment. Townhouse residences are not allowable uses in
 the CX Core Mixed-Use district and commercial/residential mixed-use developments
 are not compatible with the recent single-family residential development on the west
 side of Floral Avenue. Although the townhouse residences could have a home
 occupation on the ground floor, it would not be of the intensity allowed in the CX
 district. R4 Multifamily Residence zoning is an appropriate zone for the site, as it
 provides a low-intensity transition from the CX-zoned property to the east to the
 single-family residential residences on the west side of Floral Avenue.
 The proposed zoning map amendment is not consistent with the land use
 designation in the Comprehensive Plan; however, because of the construction of the
 single-family residences on the west side of Floral Avenue, the site is now more
 suitable for straight residential use rather than commercial or mixed uses.
 In 1968, the subject property was zoned B2 Commercial and B3 Business. The
 property was rezoned to B5 Downtown when the zoning district was created in
 1969. The site was then rezoned to CX Core Mixed-Use in 2007 when the mixed use
 districts were created. The subject site was used for commercial and residential uses
 before the buildings were demolished and the site cleaned.
 The surrounding uses include a park, single family residences, a mixed use
 commercial/residential building, church property and various commercial uses. The
 trend in development in the general area over the past 25 years has been toward
 single and multi-family residential uses.

STAFF RECOMMENDATIONS
Staff recommends that the petitioners’ request to amend the zoning map to change the
zoning district for 8119 to 8149 Floral Avenue from CX Core Mixed-Use to R4 Multifamily
Residence be GRANTED, subject to the attached Proposed Positive Findings of Fact.

ATTACHMENTS
1. Proposed Positive Findings of Fact for 2018-06P
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2. Land Use and Zoning Map




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Proposed Positive
Findings of Fact 2018-06P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, April 5, 2018


Consideration Finding
The map amendment is consistent with the The proposed zoning map amendment is
Comprehensive Plan or development trends not consistent with the pedestrian
in the area that have taken place since the oriented mix land use designation in the
affected property was placed in the present Comprehensive Plan; however, due to the
zoning district. recent development of single family
 residences to the south and west of the
 subject site the proposed R4 Multifamily
 Residence designation of the site is more
 appropriate.
After identifying the existing uses and While a wide variety of commercial and
zoning districts in the area, the property in upper story residential units can be
question is more suitable for the uses constructed in the CX Core Mixed-Use
allowed under proposed zoning district than district, the site is more suitable for
the existing zoning district. straight residential residences that
 complement the single-family residences
 to the south and west. Townhouse
 residences or mid-rise residential
 developments, which are allowed by the
 proposed R4 zoning, would be more
 appropriate for the site.




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