Plan Commission — Skokie, IL
Date: 2024-11-21

Agenda for

 PLAN COMMISSION

 November 21, 2024 | 7:30 PM

 Council Chambers – Village of Hall – 5127 Oakton Street, Skokie, IL 60077

 1) Call to Order Declaration of Quorum

 2) Roll Call

 3) Approval of November 7, 2024 Meeting Minutes

 4) Old Business

 5) New Business

 a. 5135 Golf Road: Conversion of office building to residential and retail building. The
 applicant seeks conversion of an office building to a residential building with ground floor retail.
 Note, this project is now B3 as opposed to NX, which it was originally noticed. The matter has
 been re-noticed. This project includes two cases:
 2024-23P – Zoning Map Amendment: 5135 Golf Road Evam, LLC, requests to amend the
 zoning map to change the zoning district for 5135 Golf Road from B2 Commercial to B3
 Neighborhood Mixed-Use.
 2024-24P – Site Plan Approval: 5135 Golf Road Evam, LLC, requests site plan approval in
 order to convert an existing 3-story office building (35’5.5”) that exceeds the maximum 35’
 permitted base building height into a mixed-use building with 4 residential units, first floor
 commercial, and surface parking at 5135 Golf Road in an B3 Business district and any relief that
 may be discovered during the review of this case.

 b. 8101-8107 Skokie Boulevard and Street Vacation of Keeney Street
 2024-37P Street Vacation: Keeney Street 8101 Skokie Blvd, LLC, requests to vacate a 10’
 x 10’ triangular portion of Keeney Street located to the southwest of 8101-8107 Skokie
 Boulevard.
 2024-38P – Site Plan Approval: 8101 – 8107 Skokie Blvd, 8101 Skokie Blvd, LLC,
 requests site plan approval in order to construct a 5-story mixed-use building that exceeds the
 maximum 45’ permitted base building height with 20 residential units, first floor commercial,
 and enclosed and surface parking at 8101-8107 Skokie Boulevard in a CX Core Mixed-Use
 district, relief from §118-184(a) in order to provide a 0' rear yard abutting an alley rather than the
Individuals with questions or feedback about an agenda item may contact Johanna Nyden with the Community Development
Department at johanna.nyden@skokie.org or 847.933.8447
All emails and comments submitted will be made public and shared with this body.

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

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

VOSDOCS-#609406-v22-Meeting_Agenda_-_Plan_Commission_
 required 5' minimum, relief from §118-212(b)(2) in order to provide an interior ramp grade of
 16% rather than the required maximum of 10%, and relief from §118-212(c)(1)b.3. in order to
 provide an 18'-wide two-way driveway rather than the required 24'-wide minimum when 20 or
 more parking spaces are being served, and any other relief that may be discovered during the
 review of this case.

 6) Public Comment

 7) Communications from Staff

 8) Adjournment




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

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

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

VOSDOCS-#609406-v22-Meeting_Agenda_-_Plan_Commission_
 DRAFT/ NOT APPROVED


 Plan Commission Meeting Minutes
 Date: November 7, 2024
 Skokie Village Hall, 5127 Oakton Street, Council Chambers


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


PLAN COMMISSION MEMBERS ABSENT: Tali Gevaryahu


STAFF PRESENT: Tyler Kobylski, Asst Corp. Counsel,
 Kate Portillo, Planning Manager,
 Mike Voitik, Planning Coordinator, and
 Marlene Bargamian, Admin Asst


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

 As Johanna Nyden, Community Development Director, was not present, Kate
 Portillo, Planning Manager was acting as staff liaison.

(II) APPROVAL OF MINUTES
 A motion to approve the minutes of the September 19, 2024 meeting was made
 by Commissioner Scott Berman and seconded by Commissioner Jeff Burman.

 Ayes: Unanimous voice vote. The motion passes.

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

(IV) CASE DESCRIPTIONS

 Case 2024-35P – Site Plan Approval: 9300-9310 and 9440 Kenton Avenue
 Trustees of Schools Township 41 North Range 13, on behalf of School District
 #68, requests site plan approval in order to construct an addition to Old Orchard
 Junior High School that will serve as the new location of the Early Learning
 Center for Skokie School District 68, along with new drop and pick up lanes on

# 623107 Plan Commission meeting minutes November 7, 2024
 DRAFT/ NOT APPROVED


 the east and west sides of the addition, stormwater detention, and reconfigured
 surface parking lots in an R1 Single-Family zoning district, and any relief that
 may be discovered during the review of this case.
 PINs: 10-15-116-014-0000 and 10-15-116-015-0000

 Mr. Scott Kuehn, architect from STR Partners, presented the case. He introduced
 Mr. Steve Gregory, civil and landscape engineer, and Dr. Scott Grens,
 Superintendent of School District 68 who were available to answer any questions
 from the commissioners.

 The school population at the existing early learning center within Old Orchard
 Junior High School has increased and is above capacity. In order to meet current
 and future needs, they are proposing a 1-story addition at the north end of the
 building. The addition will be comprised of 7 new classrooms; 5 of which will be
 returned for use by the junior high students (STEM/Make-It Lab, multipurpose
 room, admin & teacher services space and a common area for collaborative
 learning). Other site improvements will be a new playground for the new Early
 Learning Center, stormwater management, site lighting and reconfigured parking.

 As there are no changes to the use of the site, minimal changes to the traffic
 patterns are contemplated. There will be an increase in parking spaces with
 separate drop-off areas for private vehicles and buses on the west side for the
 junior high school and a separate main entrance on the east side for drop off &
 pick-up for the early learning center.

 An audio problem at the podium was discovered that needed attention. A short
 recess was called at 7:38 pm to resolve the issue. Back on the record at 7:40 pm
 and Mr. Kuehn was asked to repeat his presentation.

 Scott Berman questioned if the addition would negatively affect the number of
 parking spaces. To the contrary, there will be an increase of 8 parking lot spaces
 north of the admin building. There will also be an increase in bike parking racks
 near the front entrance of the junior high school building.

 Mike Voitik, Planning Coordinator, requested the staff report be accepted into the
 record as written. Staff is supportive of the project and reviewed their
 recommendations and positive findings of fact. Ordinance 18-10-Z-4414 from a
 past site plan approval case regarding the installation of ground signs will be
 repealed with pertinent conditions and drawings carried over to a new ordinance.

 In their written comments, Forestry is requesting the applicant consider planting
 additional shade trees in various areas; 5 shade trees along the north side of the
 addition; 3 trees on the west side of the new playground; and along the west side
 of the Old Orchard Junior High building.

# 623107 Plan Commission meeting minutes November 7, 2024
 DRAFT/ NOT APPROVED


 Scott Berman asked about stormwater detention. For this project, the stormwater
 detention will be located under the new parking lot.

 In closing, the petitioner believes that the project will have a positive impact on
 the neighborhood and be a resource for the community. Dr. Grens stated they
 will consider the additional plantings and Mr. Gregory added that they will work
 with staff on best locations for the trees.

 Kate Portillo added that there were no public comments received.

(V) RECOMMENDATIONS AND VOTING
 Case 2024-35P
 A motion was made to approve the request for site plan approval in order to
 construct an addition to Old Orchard Junior High School that will serve as the
 new location of the Early Learning Center for Skokie School District 68.

 Motion: J. Burman Second: C. Franklin

 Ayes: 8
 Nays: 0


(VI) ITEMS FOR COMMUNICATION
 The next Plan Commission meeting will be held on Thursday, November 21,
 2024 at 7:30 pm.

(VII) ADJOURNMENT
 Chair Luke adjourned the meeting at 8:06 PM.

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Asst.




# 623107 Plan Commission meeting minutes November 7, 2024
Staff Report 5135 Golf Road
Community Development Department Council Chambers, 7:30 PM, November 21, 2024


To: Paul Luke, Chairman, Skokie Plan Commission
From: Kate Portillo, AICP, Planning Manager
Re: 2024-23P: Zoning Map Amendment*
 2024-24P: Site Plan Approval*

General Information
Location 5135 Golf Road
Petitioner Evam, LLC
Request Evam, LLC requests:
 • To amend the zoning map to change the zoning district for
 5135 Golf Road from B2 Commercial to B3 Business.
 • Site plan approval for a building that exceeds the 35’
 permitted base height in a B3 Business zoning district and
 any relief that may be discovered during review of the
 subject case.
Size of Site 15,338 square feet (0.352 acres) with frontage on Golf Road and
 Leamington Avenue
Existing Zoning & B2 Commercial – vacant multi-tenant office building
Land Use
Adjacent Zoning & North R1 Single-Family and B2 Commercial – child and youth
Land Use services, clinic
 South R2 Single-Family – detached residences
 East R2 Single-Family – detached residences
 West B3 Business – automotive repair facility
Comprehensive Plan The site is designated as retail/service employment.


* The two cases were previously heard at the September 5, 2024 Plan Commission
meeting. Although the Plan Commission continued the public hearing, this report does
not represent a continuation. Since that time, the requests have been updated by
amended application and supplemental materials have been submitted. The cases were
renoticed to November 21, 2024.



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SITE INFORMATION
 • The site contains a vacant building and surface parking, with second and third
 floor office space above a portion of the ground level surface parking lot.
 • The subject site is accessible via two existing curb cuts on Golf Road.
 • Overhead utilities run in an east-west direction along the south side of the
 subject site. Additional overhead utilities run in an east-west direction within the
 Golf Road parkway adjacent to the subject site.



 Complete Streets
  Sidewalks are located adjacent on both sides of Golf Road and Leamington
 Avenue.
  Lawler Avenue, located 1 block to the east of the subject site, is a designated
 bike route.
  The entrance to the segment of the Skokie Valley Trail multi-use path that runs
 between Golf Road and Old Orchard Road is located less than 1 block to the west
 of the subject site.
  No bicycle parking presently exists at the subject site.
  The site is directly served by the Pace 208 Golf Road bus.
  The Dempster-Skokie CTA Station is located 1 mile to the south of the site.
  The site is within walking distance of residential neighborhoods, offices, services,
 hotels, a park, a forest preserve, a museum, and a high school.
  Pedestrian access to subject site is available from Golf Road and Leamington
 Avenue.


CASE 2024-23P
P etitioner’s Subm ittal
The petitioner is requesting to change the zoning district for 5135 Golf Road from B2
Commercial to B3 Business. The B3 zoning designation is consistent with the property
to the west, 5147 Golf Road. The Zoning Code provides that the B3 district is an
appropriate category for establishments that are primarily but not entirely retail in
nature, with the requirements that residences shall not be located on the first floor of
any building within 300 feet of Golf Road and at least 25 percent of the first floor area
of a building within 300 feet of Golf Road on a corner lot shall be devoted to
commercial uses open to the public with the commercial component located at the
corner of the building that fronts both streets (§118-144).

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Staff Analysis and R ecom m endations
Staff recommends that the petitioner’s request to amend the zoning map to change the
zoning district for 5135 Golf Road from B2 Commercial to B3 Business be APPROVED,
subject to the attached Proposed Positive Findings of Fact.
Staff has reviewed the submitted materials and supports the petitioner request. The
Comprehensive Plan of Skokie - Land Use Plan designates the site as a retail/service
employment land use in Sector H - Old Orchard. The office building has undergone
several ownership changes over the past decade and has remained vacant due to
difficulty in attracting suitable tenants. The vacancy dates back at least 5 years, and in
2019 a permit application was made for exterior alterations but was later canceled.
The petitioner’s request to rezone the property to B3 will provide an opportunity for the
adaptive reuse of an older office building to accommodate commercial and residential
uses. Adaptive reuse speaks to the Village’s commitment to sustainability and supports
waste reduction goals. Under the proposed B3 zoning, upper-story residences are
permitted over nonresidential uses. The rezoning and subsequent proposed mixed-use
occupancy offer the opportunity of less intensity of use than full utilization of the site
for retail/service employment uses would bring.


CASE 2024-24P
P etitioner’s Subm ittal
The petitioner is requesting site plan approval for a building that exceeds the 35’
permitted base height in a B3 Business zoning district. As the current building height is
35’ 5.5”, it is exclusively the height of the existing building that necessitates site plan
approval. §118-31General definitions in the Zoning Code provides that Building height
means the vertical distance above the top of the curb to the top of the roof excluding
building equipment penthouses when such structures have a floor area less than 1/3 of
the floor area of a typical floor. The building equipment penthouse at 5135 Golf Road
meets the definition criteria. The commercial use and residential use (3 or more unit
multifamily) are allowable uses in the B3 zoning district.
With regards to the proposal, the petitioner’s narrative explains that:
 The proposed building design locates a new enclosed commercial space on the ground floor of
 the building, intended for a furniture showroom tenant. An existing [utility] easement runs
 through the property along the south and west sides of the lot. ComEd has relocated existing
 power lines within a portion of the easement at the west end of the property, thereby allowing
 this area to be included in the proposed commercial space. The existing second and third floors
 [are proposed to contain] four apartment suites, with two suites on each floor. Each suite is
 approximately 3,000 sf and includes a kitchen, living/dining area, three bedrooms, two full
 bathrooms, one powder room, and a laundry room.
 The proposed site plan includes the removal of two existing driveways on the north end of the
 property facing Golf Road, and the addition of a new driveway on the east end of the property
 facing Leamington Avenue. The new driveway will provide access to the proposed parking lot at
 the south end of the property. The parking lot includes new landscaped areas and two trees,
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 one accessible parking space, and a trash enclosure at the northwest end of the lot. A total of 22
 parking spaces are provided to meet the minimum zoning code parking requirement base on the
 proposed 4,760 SF ground floor commercial space and four 3-bedroom apartment suites on the
 two upper apartment levels.


The building’s existing entry core provides access from Golf Road to the residences via
two staircases and an elevator. New doors and walkways are proposed to be installed
to the east and west of the core, providing access to the commercial space from Golf
Road. A new door is proposed to be installed on the south (rear) wall of the first-floor
commercial space to provide direct access to the parking lot. Additionally, two bicycle
parking spaces will be provided east of the eastern front door.
A new 6-foot-tall solid wood fence will be constructed along the full length of the south
lot line to provide screening for the residential property to the south. A paved walkway,
which will match the grade of the parking lot, will run alongside the rear wall of the
building and connect with the public sidewalk on Leamington Avenue. Wheel stops will
prevent vehicles from encroaching on the pedestrian walkway abutting the length of the
building. The two existing drainage manholes in the parking lot will remain in their
current locations, pending review and approval by the Metropolitan Water Reclamation
District at the time of permitting.
Staff Analysis and R ecom m endations
Staff recommends that the petitioner’s request for site plan approval at 5135 Golf Road
for a building that exceeds the 35’ permitted base height in a B3 Business zoning
district be APPROVED subject to the attached Proposed Findings of Fact.
The footprint of the existing structure will remain the same. The applicant has
addressed previous staff concerns related to site plan review. The interior room
configuration of the four residential units, which each include three bedrooms and an
open floor plan living room/dining room/kitchen, are consistent with other 3-bedroom
rental housing on the market. The proposed ground floor commercial space was
reduced in area from 5,390 square feet to 4,760 square feet. The total number of 22
required off-street parking spaces is been met. The need for relief from providing
continuous curbing 6’ from and parallel to any property line has been mitigated to
deliver better sightlines. The plans meet the requirements of §118-212(i)(1) for
continuous curbing 6’ from and parallel to the east property line with an east side yard
setback now exceeding the 6’ required, totaling 10’11” and with landscaping only in the
western 4’11” of the driveway entrance. A stop sign and stop bar will be provided at the
driveway exit at Leamington Avenue. The parking lot lighting provided is expected to
comply with all Village requirements. Additional green space with landscaping will be
provided between the parking lot and the new fence at the south property line as well
as between the parking lot and the east property line.
In response to concerns raised related to the removal of both driveways along Golf
Road, the petitioner engaged a Traffic Engineer to conduct a Traffic Impact Study. Staff
has reviewed the study findings, which indicate minimal to no impact on the existing
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condition of traffic based on the capacity analysis results for future conditions. Staff
has no significant presenting concerns related to the site plan approval.
The petitioner has engaged Bono Consulting Civil Engineers for assessment of MWRD
requirements related to the project. In a letter dated October 7, 2024, Senior Project
Engineer Bernie Bono, P.E., M.S.C.E. ascertains that MDRD would not require
detention/infiltration based on the site area being under ½ acre. Mr. Bono’s letter
indicates the intention to receive a MWRD determination and the intention to comply
with the Village of Skokie and MWRD stormwater requirements.



ATTACHMENTS
1. Proposed Positive Findings of Fact for 2024-23P
2. Recommended Conditions for 2024-24P
3. Proposed Positive Findings of Fact for 2024-24P
4. Plat of Survey dated January 25, 2021
5. Aerial and Zoning Map
6. 5135 Golf Road Plan Set (less Proposed Site/Landscape Plan), 14 pages, by Sara
 E.F. Gensburg, Ltd, dated September 26, 2024
7. 5135 Golf Road Proposed Site/Landscape Plan by Sara E.F. Gensburg, Ltd, dated
 October 24, 2024
8. 5135 Golf Road Traffic Impact Study by Innova dated October 30, 2024
9. Letter from Bono Consulting Civil Engineers dated October 7, 2024 regarding MWRD




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Proposed Positive
Findings of Fact 2024-23P: Zoning Map Amendment
Community Development Department Council Chambers, 7:30 PM, November 21, 2024


Consideration Finding
The map amendment is consistent with the The request to rezone to B3 is consistent
Comprehensive Plan or development trends with the Comprehensive Plan in that the
in the area that have taken place since the amendment would support efficient,
affected property was placed in the present economically viable and environmentally
zoning district. sensitive land use.
After identifying the existing uses and The property in question is more suitable
zoning districts in the area, the property in for the uses allowed under proposed
question is more suitable for the uses zoning district than the existing zoning
allowed under proposed zoning district than district. Under the existing B2
the existing zoning district. Commercial zoning, upper-story
 residences are not permitted over
 nonresidential uses. Rezoning the site to
 B3 Commercial allows the building to
 remain and be repurposed to allow for
 both commercial and residential uses,
 reflecting an opportunity to convert
 existing vacant or underutilized office
 buildings into mixed-use spaces.




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Recommended Conditions 2024-24P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, November 21, 2024


1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved Proposed Site/Landscape Plan, dated <insert date of final
 approved plan>, Proposed Ground Floor Commercial Plan, dated <insert date of
 final approved plan>, Proposed 2nd Floor Plan, dated <insert date of final approved
 plan>, Proposed 3rd Floor Plan, dated <insert date of final approved plan>,
 Proposed North Elevation, dated <insert date of final approved plan>, Proposed
 West & East Elevations, dated <insert date of final approved plan>, and Proposed
 South Elevation dated <insert date of final approved plan>;
2. The petitioner shall obtain a determination letter from the Metropolitan Water
 Reclamation District (MWRD) in order to determine if the manholes can remain in
 place and if an MWRD permit is required in the instance that they need to be
 relocated;
3. Parking lot and exterior lighting shall meet IES standards, be full cut-off design and
 be directed away from adjacent properties, subject to the approval of the
 Engineering Division;
4. All existing damaged public sidewalks or sidewalks damaged due to the
 implementation of this plan shall be replaced;
5. 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;
6. The proposed development shall have a minimum of 22 off-street vehicle parking
 spaces including 1 handicapped parking space, and a minimum of 2 bicycle parking
 spaces, as indicated on the site plan dated XXX;
7. The owner of the Subject Property [and its tenants] shall ensure that employees
 park on the Subject Property;
8. No required parking space on the site may be for the exclusive use of any tenant;
9. 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;
10. The petitioner shall submit to the Planning Division electronic files of the site,
 landscape, and floor plans in their approved and finalized form.



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Proposed Positive Findings of Fact 2024-24P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, November 21, 2024


Consideration Finding
The request is harmonious with and does The request will be harmonious with
not adversely affect adjacent properties. commercial and residential uses in the
 area. The height of the building is
 existing, and no modification of building
 height has been proposed.
The request can demonstrate that Adequate public facilities, including roads,
adequate public facilities, including roads, utilities, and police and fire protection
drainage, utilities, and police and fire exist or will exist to serve the requested
protection exist or will exist to serve the use at the time such facilities are needed.
requested use at the time such facilities are
needed.
The request demonstrates adequate Adequate provision for maintenance of
provision for maintenance of the associated the is demonstrated by bringing a vacant
structures. building to occupancy within the
 requirements of the Building and Property
 Maintenance Codes.
The request has considered and, to the The proposal is an efficient and
degree possible, addressed the adverse sustainable reuse of office space. The
effects on the natural environment. petitioner’s proposal to reduce the size of
 the parking lot increases the amount of
 permeable surface within the subject site.
 The proposed additional landscaping
 supports the mitigation of the heat island
 effect and increases the tree canopy in
 the immediate area.
The request will not create undue traffic It is not anticipated that the request will
congestion. create undue traffic congestion as
 provided in the recent Traffic Impact
 Analysis provided. The proposed uses for
 the site meet the Village’s parking
 requirements.




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The request will not adversely affect public Public health, safety, and welfare will not
health, safety, and welfare. be adversely affected by the request.
 The closure of the two existing driveways
 on Golf Road and the creation of a new
 driveway on Leamington Avenue will
 improve traffic safety by eliminating two
 access points along Golf Road.
The request conforms to all applicable The request conforms with all applicable
provisions of this code, except where relief provisions of this code. No new relief is
is granted with the request. being requested as a result of the
 proposed changes in the site use.




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Document updated in the packet effective 11/21/24
 2024-24P - Site Plan Approval: 5135 Golf Road
 Legend
 Zoning and Development

 Zoning

 B2: Commercial

 B3: Business

 M2: Light Industry

 R1: Single Family Residential

 R2: Single Family Residential




 0 150 300 Print Date: 8/5/2024 Notes
 ft

Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
Document Updated in the packet effective 11/21/24'
 5135 Golf Road Development, Skokie, IL
 Draft Traffic Impact Study




Prepared By:
INTRODUCTION AND BACKGROUND

This Traffic Impact Study (TIS) documents the traffic analysis and findings for the proposed redevelopment of
the building located at 5135 Golf Road in the Village of Skokie, IL.

Traffic impacts in terms of project trip generation and intersection Level of Service (LOS) are quantified. The
focus of the traffic evaluation is to analyze the traffic impact that the new development will generate on the
intersection of Golf Road and Leamington Avenue, two adjacent intersections, and along Golf Road.

Project Description

The project area is located at the southwest corner of the intersection of Golf Road with Leamington Avenue. The
new destination of the building will include a 4,760 SF furniture showroom, and four 3-bedroom apartments.

The main showroom for the furniture store is Zellano Home, located at Woodfield Mall in Schaumburg. The
showroom in Skokie will be used by appointment only, and the number of employees who will attend the store
will be one or maxim two at any time. The hours of operations will be 10 AM to 5 PM, Monday to Friday. The
furniture will be replaced every 6 months.

Analysis Methodology and Scenarios

The TIS describes the Project trip generation, traffic distribution and assignment, LOS analysis, traffic impacts
determination, mitigation measures recommendations, and traffic control needs evaluation to ensure safe and
efficient traffic operations. The analysis was conducted for morning (AM) and evening (PM) peak hour traffic
conditions for the following two scenarios:

• Scenario 1: Existing Conditions – Existing traffic volumes at study intersection(s).
• Scenario 2: Future Conditions – Existing traffic plus traffic generated by the repurposed building.

To measure and describe the operations of a roadway network, traffic engineers and planners commonly use
a grading system called the Level of Service (LOS). The LOS grading system qualitatively characterizes traffic
conditions associated with varying levels of traffic. These levels range from LOS A, which indicates free-flow
traffic conditions with little or no control delay experienced by motorists, to LOS F, which describes congested
conditions where traffic flows exceed design capacity, resulting in long queues and delays. LOS A, B, and C
are generally considered to be satisfactory service levels, while the influence of congestion becomes more
noticeable at LOS D. LOS E is undesirable and LOS F conditions are considered to be unacceptable to most
drivers.

The study intersections were analyzed using the latest version of Synchro capacity analysis software that utilizes
the Transportation Research Board’s Highway Capacity Manual methodology. Tables 1 and 2 present the LOS
criteria for signalized and unsignalized intersections, respectively.
EXISTING CONDITIONS

Golf Road in the project area is a 4-lane arterial that connects US State Route 41 (Skokie Blvd) with the eastern
terminus of Illinois Route 58. The Average Daily Traffic (ADT) is 23,000 vehicles per day.
Leamington Avenue and Laramie Avenue are local streets serving the neighborhood traffic. The intersection of
Leamington with Golf Road it is a T-intersection to the north, and it is stopped controlled. North of the intersection
is a parking lot with two access points. The intersection of Laramie and Golf Road is a four-legged intersection,
and it is two-way stop controlled.

Lawler Avenue is a local arterial that connects with Golf Road as a four-legged signalized intersection. The traffic
on the south leg is restricted to northbound one-way only. Occasionally, during the AM Peak Hour, the eastbound
traffic blocks the intersection due to congestion east of the location.

Data Collection

InNova Consulting, Inc. (InNova) conducted field observations for the area traffic during peak hours. With the
exception of the Lawler backups mentioned above, no major traffic operational issues in terms of long delays,
excessive queuing, or aggressive driver behavior were observed.

Turning movement counts were collected on October 9th, 2024 at the intersections of Golf Road with Lawler
Avenue, Leamington Avenue, and Laramie Avenue. The data was collected between 7:00 and 9:00 AM, and
between 3:00 and 7:00 PM, during normal traffic conditions. The vehicular traffic was classified in PCs (personal
cars), SUs (single unit trucks), and MUs (multiple unit trucks).

The detailed traffic count summaries are included in Appendix 1. Tables 3, 4 and 5 below show the peak hour
traffic data for the three intersections.
Intersection Operations

The intersection operations at the 3 intersections were analyzed based on the existing volumes shown in Tables
3, 4 and 5 for AM and PM peak hours. The results are summarized in Table 6 and detailed HCS outputs are
provided in Appendix 2.




 Note 1: The software provided the LOS for the whole intersections only for signalized intersections.
 Note 2: The LOS F shown for NB and SB movements at Laramie is due to vehicles trying to make a left turn into the busy Golf
 Road traffic.

FUTURE CONDITIONS

Trip Generation and Distribution

The volume of traffic added to the roadway system by the Project is comprised of traffic generated by the
redevelopment. The Project traffic was estimated using a three-step process:
 1. Trip generation
 2. Trip distribution
 3. Trip assignment

In the first step, the amount of traffic entering and exiting the site was estimated on a peak hour basis. No
discount factors were applied for transit trips given the nature of the development. In the second step, arrival
and departure directions were determined by the turning movement traffic into and out of the intersections.
Finally, the trips were assigned to the street segments and intersection turning movements. The analysis is
detailed as follows.

To compute the number of peak hour trips that are anticipated to be generated by the proposed development,
the Institute of Transportation Engineers’ (ITE) Trip Generation Manual estimates the extra trips. The ITE rates
are developed using data from numerous sites of varying sizes, designation and staff, and some other factors.

The ITE land use codes of ‘#220 - Multifamily Housing Low-Rise’, and ‘#890 - Furniture Store’, using 4,800 square
feet and Average Rate were used to compute the numbers of trips generated by the apartments and the furniture
showroom, respectively. The results are summarized in Table 7.




Due to the low number of generated trips, just to be conservative, we increased the projected trips to 10 in and
10 out for each peak hour.

Capacity Analysis

The trips were distributed and assigned based on the percentages and directions of the existing turning
movements.

The results for the intersection of Golf Road and Leamington Avenue, including the project added traffic, are
summarized in Table 8.




By comparing the capacity analysis results from the existing conditions with the proposed conditions, even with
increasing the project generated trips from 3 to 20 during the AM Peak hour, and from 4 to 20 during the PM
Peak hour, the delay was increased with 0.1 seconds and 1.9 seconds during the AM and PM, respectively.

The capacity analysis results for the future conditions for the intersections of Golf and Lawler, and Golf and
Laramie are similar to the existing conditions, due to the low traffic added to Golf Road by the development
compared to the total through traffic on Golf Road.


CONCLUSION

The traffic generated by the repurposing of the building located at 5135 Golf Road in Skokie, IL to a 4,800 SF
furniture showroom and 4 3-bedroom apartments will have a minimal to no impact to the existing conditions
traffic. No adverse operational performances or capacity constraints are anticipated.
 1018 Busse Highway, Park Ridge, IL 60068  Tel: 847.823.3300
 4234 Meridian Parkway, #116, Aurora, IL 60504  Tel: 331.229.3512
 info@bonoconsulting.com
 bonoconsulting.com



 October 7, 2024

Via Email gavin@gensburgltd.com

Gavin Sharp
Gensburg, Ltd.
105 Revere Dr., Suite G
Northbrook, IL 60062

(847) 715 9591, ext 101

RE: MWRD Involvement at 5135 Golf Road, Skokie

Dear Mr. Sharp

The site is less than ½ acre and the proposed increase in pavement area will be around
1,000 square feet. It is our understanding that storm water detention for the increase in
impervious will be required per Skokie’s storm water regulations, but detention/infiltration
would not be required by MWRD.

Skokie is a combined sewer area so any new or relocated storm sewers will require a
sewer permit from the MWRD. Detention/infiltration would not be required by MWRD
because the site is under ½ acre.

Based on our previous work history in Skokie, we anticipate that we will need to provide
storm water detention for the increase in impervious surface. This will most likely be
designed as permeable pavement and the underdrain will connect to the existing catch
basin. The existing catch basins may need to be relocated so that water does not pool
along the rear of the building. Any new or relocated storm sewers will require a sewer
permit from the MWRD. If Skokie does not need storm water detention and if no sewers
are relocated, then an MWRD permit would not be required.

We will know more about the need for MWRD permitting once we get started on the
detailed engineering.

Sincerely




Bernie Bono, P.E., M.S.C.E
Senior Project Engineer
Bono Consulting Civil Engineers
A Sevee & Maher Engineers Company

 Civil Engineers Specializing in Land Development
 1018 Busse Highway • Park Ridge, Illinois 60068 • Phone (847) 823-3300
Staff Report 8101-8107 Skokie Boulevard
Community Development Department Council Chambers, 7:30 PM, November 21, 2024


To: Paul Luke, Chairman, Skokie Plan Commission
From: Mike Voitik, Planning Coordinator
 Jose Acosta, Planning Coordinator

Re: 2024-37P: Street Vacation – Keeney Street
 2024-38P: Site Plan Approval – 8101-8107 Skokie Boulevard

General Information
Location 8101-8107 Skokie Boulevard
Petitioner 8101 Skokie Blvd, LLC
Request 8101 Skokie Blvd, LLC, requests:
 • To vacate a 10’ x 10’ triangular portion of Keeney Street
 located to the southwest of 8101-8107 Skokie Boulevard.
 • Site plan approval in order to construct a 5-story mixed-
 use building that exceeds the maximum 45’ permitted
 base building height with 20 residential units, first floor
 commercial, and enclosed and surface parking at 8101-
 8107 Skokie Boulevard in a CX Core Mixed-Use district,
 and any relief that may be discovered during the review of
 this case.
Size of Site 10,605 square feet (0.24 acres) with frontage on Skokie
 Boulevard and Keeney Street
Existing Zoning & CX Core Mixed-Use – vacant commercial building in the process
Land Use of being demolished, vacant land
Adjacent Zoning & North CX Core Mixed-Use – games arcade establishment
Land Use
 South CX Core Mixed-Use – vacant bank with a drive-in facility
 East CX Core Mixed-Use – detached residences, 3-or more
 unit multifamily residence
 West CX Core Mixed-Use – CTA Yellow Line Oakton-Skokie
 Station
Comprehensive Plan The site is designated as retail/service employment.


SITE INFORMATION
• The site contains one vacant commercial building in the process of being demolished
 and an adjacent vacant lot.

 VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P
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• The subject site is currently inaccessible by vehicle due to it being surrounded by a
 construction fence.
• Overhead utilities run in a north-south direction along the east side of the subject
 site. Overhead and underground utilities also run within a portion of the Keeney
 Street parkway along the south side of the subject site.



 Complete Streets
  Public sidewalks are present along Skokie Boulevard and Keeney Street.
  No bicycle parking is presently available at the subject site.
  The subject site is served by CTA bus route 54A running north and south on
 Skokie Boulevard and by CTA bus route 97 that runs along Oakton Street half a
 block south of the subject site. Pace bus route 210 also serves the subject site,
 running along Oakton Street with access from the Skokie-Oakton CTA station.
  The Oakton-Skokie CTA Station is located directly across the street, west of the
 subject site.
  The subject site is within walking distance of residential neighborhoods, retail,
 services, schools, Skokie Village Hall, and Skokie Public Library.
  Pedestrian access to the subject site is available from Skokie Boulevard and
 Keeney Street.


CASE 2024-37P
P etitioner’s Subm ittal
The petitioner is requesting the vacation of a 10’ x 10’ triangular portion of Keeney
Street located to the southwest of 8101-8107 Skokie Boulevard in an R1 Single-Family
district. At the present time, the street is unimproved and contains vacant land which
the petitioner intends to purchase from the Village and combine with the adjacent
property in order to construct a 5-story mixed use building (case 2024-38P).

Staff Analysis and R ecom m endations
Staff recommends that the petitioner’s request to vacate Keeney Street to the
southwest of 8101-8107 Skokie Boulevard be APPROVED subject to conditions listed
below.
The Planning Division staff supports the proposed street vacation because it will provide
additional land that can be utilized for redevelopment purposes. The street was initially
dedicated in conjunction with a mixed-use development that received Village approval
but was not constructed (case 2015-1P). The petitioner at the time was required to
dedicate the land in order to improve sight visibility at the intersection and had no
intention of constructing any upper levels within the 10’x10’ triangle. The current
 VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P
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mixed-use proposal in companion case 2024-38P will keep the building outside of a
majority of the required sight distance triangle (the petitioner will be requesting relief
for any encroachment), but will utilize the air space above the triangle to construct the
upper four stories.

CASE 2024-38P
P etitioner’s Subm ittal
The petitioner is requesting site plan approval in order to construct a 5-story mixed-use
building that exceeds the maximum 45’ permitted base building height with 20
residential units, first floor commercial, and enclosed and surface parking at 8101-8107
Skokie Boulevard in a CX Core Mixed-Use district, and any relief that may be discovered
during the review of this case.
With regards to the proposal, the petitioner explains that:
 The proposed project is a 5 story 20-unit masonry building with basement
 parking and ground floor commercial space. The building is situated on the east
 side of Skokie Blvd. A Skokie Swift rail station and tracks are located on the west
 side of Skokie Blvd. The east property line borders on the 18' alley with 3 story
 apartment buildings to the east of that alley. The south property line borders on
 Keeney Street. To the south of that, there is a new proposed 56-unit 6-story
 apartment building being developed for that site. Plan Commission has approved
 that project and construction permits are in process. The north property line
 borders an existing one story occupied commercial building.

 A traffic study was conducted and it has been determined no ill effects will be
 encountered by adding this building with its 25 parking spots to the tax rolls. A
 civil engineer has prepared drawings for utilities and stormwater detention and
 this building will meet all local & regional codes. The owner of this property is in
 contact with Commonwealth Edison to relocate the electric power lines that
 border the east property line. A real estate appraisal has found that construction
 of this building will have no adverse effect on surrounding property values.
 Construction of this proposed building per all required Fire, Life safety and
 building codes will not have any adverse effects on the public health, safety,
 morals and general welfare of the community. The building will also comply with
 all applicable Village of Skokie code Addenda including bird strike mitigation
 ordinance.

Staff Analysis and R ecom m endations
Staff recommends that the petitioner’s request for site plan approval in order to
construct a 5-story mixed-use building that exceeds the maximum 45’ permitted base
building height with 20 residential units, first floor commercial, and enclosed and
surface parking at 8101-8107 Skokie Boulevard in a CX Core Mixed-Use district be
APPROVED, subject to the recommended conditions and attached Proposed Positive
Findings of Fact.
 VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P
 3 of 7
Staff further recommends providing relief for the following items:
 1. To construct the building within the required 15’ sight distance triangle (§118-
 52).
 2. To provide a 0’ rear yard abutting an alley rather than the required 5’ minimum
 (§118-184(a)).
 3. To provide an interior ramp grade of 16% rather than the required maximum of
 10% (§118-212(b)(2)).
 4. To provide an 18’-wide two-way driveway rather than the required 24’-wide
 minimum when 20 or more parking spaces are being served (§118-212(c)(1)
 b.3.).
 5. To provide a 3-foot wide sidewalk alongside a building abutting an off-street
 parking area rather than the required 5’ minimum (§118-212(i)(10)).
This project application materials were submitted prior to the inclusionary housing
ordinance adoption; therefore, they are not required to provide on-site units.


Appearance Com m ission
This item has not yet been reviewed by the Appearance Commission but will require a
Certificate of Appropriateness awarded by the Appearance Commission prior to the
hearing before the Board of Trustees due to the proposal involving the construction of a
new building.

Attachm ents
1. Recommended Conditions for 2024-37P
2. Recommended Conditions for 2024-38P
3. Proposed Positive Findings of Fact for 2024-38P
4. 2024-37P Aerial and Zoning Map, dated October 22, 2024
5. 2024-38P Aerial and Zoning Map, dated October 22, 2024
6. Plat of Vacation, dated November 8, 2024
7. 8101-8107 Skokie Boulevard Plan Set, 12 pages, by Hanna Architects, Inc. dated
 October 17, 2024
8. KLOA Traffic Impact Study, dated January 11, 2024
9. MWRD Letter, dated June 21, 2023




 VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P
 4 of 7
Recommended Conditions 2024-37P: Street Vacation
Community Development Department Council Chambers, 7:30 PM, November 21, 2024


1. The property shall be vacated pursuant to the Plat of Vacation dated <date to be
 determined>, and as may be further revised with the approval of the Village
 Manager, or designee, and Corporation Counsel.
2. Upon the passage of the ordinance by the Board of Trustees, the Mylar of the Plat of
 Vacation shall be submitted to the Village with all signatures other than Village staff
 or elected officials.
3. The vacation shall be effective upon the recording of a Plat of Vacation by the
 Village in the Office of the Recorder of Deeds of Cook County, Illinois.




 VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P
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Recommended Conditions 2024-38P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, November 21, 2024


1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved Site Plan, dated <insert date of final approved plan>,
 Basement Floor Plan, dated <insert date of final approved plan>, First Floor Plan,
 dated <insert date of final approved plan>, Second Thru Fifth Floor Plan, dated
 <insert date of final approved plan>, Roof Deck Plan, dated <insert date of final
 approved plan>, West Building Elevation, dated <insert date of final approved
 plan>, South Building Elevation, dated <insert date of final approved plan>, East
 Building Elevation, dated <insert date of final approved plan>, North Building
 Elevation, dated <insert date of final approved plan>, Landscape Plan, dated
 <insert date of final approved plan>, and Landscape Details, dated <insert date of
 final approved plan>;
2. The petitioner shall underground utilities in the alley adjacent to the subject site.
 New commercial and residential structures requiring electrical service shall be
 served underground in an approved manner, and shall be suitably protected against
 physical damage, unless a determination is made by the Village Manager or
 designee that the service cannot be provided underground.
3. The petitioner will be required to apply for Watershed Management Ordinance
 (WMO) permit subject to the letter of determination from MWRD.
4. Final Fire Truck Maneuvers Diagram shall be confirmed at the time of permitting
 with the Engineering Division and the Fire Department.
5. The petitioner shall submit to the Planning Division electronic files of the site,
 landscape, and floor plans in their approved and finalized form.
6. The proposed development shall have a minimum of 24 off-street vehicle parking
 spaces including 1 handicapped parking space and a minimum of 20 bicycle parking
 spaces as indicated on the site plan dated October 17, 2024.
7. A screened garbage corral with an impervious surface shall be provided to contain
 all dumpsters.
8. 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 to be made part of the Ordinance to go before
 the Board of Trustees and shall be recorded at the petitioner’s expense;




 VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P
 6 of 7
Proposed Positive Findings of Fact 2024-38P: Site Plan Approval
Community Development Department Council Chambers, 7:30 PM, November 21, 2024


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 and aligns with the
 comprehensive plan goals for this
 corridor.
The request can demonstrate that The request will have adequate public
adequate public facilities, including roads, facilities, including roads, drainage,
drainage, utilities, and police and fire utilities, and police and fire protection,
protection exist or will exist to serve the which exist or will exist to serve the
requested use at the time such facilities are requested use at the time such facilities
needed. are needed.
The request demonstrates adequate The request will have adequate provisions
provision for maintenance of the associated for maintenance of the associated
structures. structures as the location of refuse and
 recycling is accessible from the alley and
 all parking is covered or enclosed.
The request has considered and, to the No adverse effects on the natural
degree possible, addressed the adverse environment are anticipated as
effects on the natural environment. stormwater will be managed in
 accordance with MWRD and the existing
 parkway will be improved to include grass
 and trees.
The request will not create undue traffic It is not anticipated that the request will
congestion. create undue traffic congestion as
 provided in the traffic analysis.
The request will not adversely affect public Public health, safety, and welfare will not
health, safety, and welfare. be adversely affected by the request.


The request conforms to all applicable The request will conform to all applicable
provisions of this code, except where relief provisions of this code. Staff is
is granted with the request. supportive of the granting of the five
 items of relief being requested by the
 petitioner.




 VOSDOCS-#623046-v2-Staff_Report_-_2024-37P_and_2024-38P
 7 of 7
 2024-37P - Street Vacation: Keeney Street
 Legend
 Zoning and Development

 Zoning

 CX: Core Mixed-use

 M2: Light Industry




 0 50 100 Print Date: 10/22/2024 Notes
 ft

Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
 2024-38P - Site Plan Approval: 8101-8107 Skokie Boulevard
 Legend
 Zoning and Development

 Zoning

 CX: Core Mixed-use

 M2: Light Industry

 R4: Multifamily Housing




 0 100 200 Print Date: 10/22/2024 Notes
 ft

Disclaimer: The GIS Consortium and MGP Inc. are not liable for any use, misuse, modification or disclosure of any map provided under applicable law. This map is for general information purposes only. Although the information is believed to be generally accurate, errors may
exist and the user should independently confirm for accuracy. The map does not constitute a regulatory determination and is not a base for engineering design. A Registered Land Surveyor should be consulted to determine precise location boundaries on the ground.
 THIS PLAT TO BE RECORDED BY THE
 VILLAGE OF SKOKIE, ILLINOIS FOR
 THE UNDERSIGNED


 UPON RECORDATION RETURNS
 THIS PLAT TO:
 CORPORATION COUNSEL
 THAT PART OF THE SOUTHWEST CORNER OF LOT 6, PREVIOUSLY DEDICATED BY DOCUMENT NUMBER VILLAGE OF SKOKIE
 1521929004, IN NILES CENTER STATION SUBDIVISION IN THE SOUTHWEST QUARTER OF SECTION 22, 5127 OAKTON STREET
 SKOKIE, IL 60077
 TOWNSHIP 41 NORTH, RANGE 13 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY ILLINOIS.

 LAND AREA = 50.0 SF
 OR 0.001 ACRES MORE OR LESS

 OT5
 L




 BOULEVARD WEST LINE SW 1/4 OF SECTION 22-41-13




 EXCEPTION FOR WIDENING OF SKOKIE BOULEVARD
 113.24'

 N 90°00'00" W




 HERE-TO-FORE DEDICATED BY DOCUMENT NO1521929004
 WEST LINE OF LOT 6
 20' 10' 0 20'
 ER

 R A D = 9 6 0.0 0 '
 T6  T BASIS OF BEARING:

 LO CEN N
 L = 33 . 9 6 '
 NORTH LINE OF KEENEY STREET AS FOUND
 MONUMENTED AND OCCUPIED.
 S IO ON

 (R.O.W. VARIES)
 LE T SI
 NI STA IVI
 N 90°00'00" E (A)
 N 01°07'39" E

 UBD 43.93' (M)
 S P.I.N. 10-22-317-021-0000
 43.93' PROPERTY ADDRESS: 8101-8107 SKOKIE BOULEVARD,




 SKOKIE
 SKOKIE, ILLINOIS 60077


 HEREBY VACATED
 S
 46
 °3




 R A D = 9 6 0 . 00 '
 14 7'
 10


 L =10 . 00 '
 .5 "E
 4'
 N 90°00'00" E (A)

 10.1' 100.68'
 33'
 10.00'
 N 90°00'00" W
 PREVIOUSLY DEDICATED
 BY DOCUMENT 152129004



 33'


 (66' R.O.W.)




 KEENEY STREET

 DIRECTOR OF ENGINEERING CERTIFICATE BOARD OF TRUSTEE'S CERTIFICATE NOTARY'S CERTIFICATE

 STATE OF ILLINOIS ) STATE OF ILLINOIS ) STATE OF ILLINOIS )
 )SS )SS )SS
 COUNTY OF COOK ) COUNTY OF COOK ) COUNTY OF COOK )

 I, _______________________________, DIRECTOR OF ENGINEERING OF THE APPROVED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE OF I, _________________________________________, A NOTARY PUBLIC IN AND FOR SURVEYOR'S CERTIFICATE
 VILLAGE OF SKOKIE, DO HEREBY CERTIFY THAT ALL PROVISIONS PERTAINING SKOKIE, COOK COUNTY, ILLINOIS. THE SAID COUNTY IN THE STATE AFORESAID, DO HEREBY CERTIFY THAT STATE OF ILLINOIS )
 TO STREET AND DRAINAGE REQUIREMENTS AND ALL OTHER ENGINEERING
 DATED THIS ____________ DAY OF ___________________________, 20_____. ______________________________________,
 )SS
 MATTERS AS PRESCRIBED IN ORDINANCES OF THE VILLAGE OF SKOKIE,
 INSOFAR AS THEY PERTAIN TO THE ACCOMPANYING PLAT, HAVE BEEN NAME COUNTY OF DUPAGE )
 SATISFACTORILY COMPLIED WITH. WHO IS PERSONALLY KNOWN TO ME TO BE THE SAME PERSON WHOSE NAME
 IS SUBSCRIBED TO THE FORGOING INSTRUMENT, APPEARED BEFORE ME THIS
 ATTESTED TO THIS _________ DAY OF ________________________, AD 20_____. SIGNED: _____________________________________________ DAY IN PERSON AND ACKNOWLEDGED THAT THEY SIGNED AND DELIVERED THE
 MAYOR
 THIS IS TO CERTIFY THAT I, THOMAS J. CESAL, AN ILLINOIS
 SAID INSTRUMENT AS THEIR OWN FREE AND VOLUNTARY ACT FOR THE USES
 AND PURPOSES THEREIN SET FORTH. LICENSED LAND SURVEYOR DO HEREBY CERTIFY THAT I HAVE
 _____________________________ SURVEYED THE FOLLOWING DESCRIBED PROPERTY:
 DIRECTOR OF ENGINEERING ATTEST: _____________________________________________ GIVEN UNDER MY HAND AND NOTARIAL SEAL THIS _____DAY OF
 VILLAGE OF SKOKIE VILLAGE CLERK ______________, 20___.
 LOT 6 IN NILES CENTER STATION SUBDIVISION,
 BEING A SUBDIVISION OF PART OF THE SW 1/4 OF
 ____________________________ ___________________________________ SECTION 22, TOWNSHIP 41 NORTH, RANGE 13 EAST
 SIGNATURE PRINT NAME OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO
 SKOKIE PLAN COMMISSION CERTIFICATE THE PLAT THEREOF RECORDED ON JULY 27TH, 1925
 MY COMMISSION EXPIRES ON ___________ ______________, A.D., 20_____. AS DOCUMENT NUMBER 8987353.
 STATE OF ILLINOIS )
 )SS I FURTHER AUTHORIZE THE VILLAGE OF SKOKIE, ITS
 COUNTY OF COOK )
 SKOKIE VILLAGE BOARD APPROVAL CERTIFICATE ATTORNEYS, OR AUTHORIZED AGENT, TO RECORD THIS PLAT
 I, ______________________________CHAIRMAN OF SKOKIE PLAN COMMISSION OF SUBDIVISION.
 DO HEREBY CERTIFY THAT THE ACCOMPANYING PLAT COMPLIES WITH THE STATE OF ILLINOIS )
 APPROVED PLAT, AND IS IN CONFORMANCE WITH THE )SS GIVEN UNDER MY HAND AND SEAL AT THE VILLAGE OF LISLE,
 REGULATIONS,REQUIREMENTS AND INTENT OF THE SKOKIE COMPREHENSIVE COUNTY OF COOK )
 PLAN AND SUBDIVISION ORDINANCE. DUPAGE COUNTY, ILLINOIS
 THE VILLAGE OF SKOKIE, ILLINOIS, HEREBY CERTIFIES THAT THE
 APPROVED THIS ____________ DAY OF ___________________________, 20_____. ACCOMPANYING PLAT WAS PRESENTED TO AND BY ORDINANCE NUMBER DATED THIS 8TH DAY OF NOVEMBER, A.D. 2024.
 _________________ DULY APPROVED BY THE VILLAGE BOARD OF THE VILLAGE
 SKOKIE PLAN COMMISSION OF SKOKIE AT ITS REGULAR MEETING HELD ON __________________ AS
 J. C
 AS
 20_____. IN WITNESS WHEREOF, I HAVE HEREUNTO SET THE SEAL OF THE
 Morris Engineering, Inc. _______________________________ _________________________________
 VILLAGE OF SKOKIE, ILLINOIS. I FURTHER CERTIFY THAT THE REQUIRED BOND
 OR INSTRUMENT OF CREDIT IS POSTED FOR THE COMPLETION OF ALL T HO 2205 AL
 Civil Engineering • Consulting CHAIRMAN SECRETARY REQUIRED PUBLIC IMPROVEMENTS. M  PROFESSIONAL
 LAND
 ES
 Land Surveying ATTESTED TO THIS _____________ DAY OF _____________________, AD 20_____. SURVEYOR
 515 Warrenville Road, Lisle, IL 60532 STATE OF
 ILLINOIS
 Phone: (630) 271-0770 (SEAL) L IS S I
 Survey: (630) 271-0599
 LE , IL L I N 0
 ________________________________ _______________________________
 STRUCTURE ! FAX: (630) 271-0774 MAYOR VILLAGE CLERK
 NFR A
 TER I ETTER ENVIRONME
 NTS
 LI FE REVISED: OCTOBER 31, 2024 PER PLANNING COORDINATOR OF VILLAGE OF SKOKIE. SHEET 1 OF 1
 BET TE R
  T B
BE Website: www.ecivil.com PROJ # 24-08-1000
 (312) 750-1800


 180 W. WASHINGTON
 CHICAGO, ILLINOIS 60602
 FAX (312) 750-1801

 PROFESSIONAL DESIGN FIRM
 ARCHITECT CORPORATION
 LICENSE NUMBER 184 - 001485




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 (312) 750-1800


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 CHICAGO, ILLINOIS 60602
 FAX (312) 750-1801

 PROFESSIONAL DESIGN FIRM
 ARCHITECT CORPORATION
 LICENSE NUMBER 184 - 001485




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 (312) 750-1800


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 CHICAGO, ILLINOIS 60602
 FAX (312) 750-1801

 PROFESSIONAL DESIGN FIRM
 ARCHITECT CORPORATION
 LICENSE NUMBER 184 - 001485




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cHANNA ARCHITECTS, INC. 2024
 (312) 750-1800


 180 W. WASHINGTON
 CHICAGO, ILLINOIS 60602
 FAX (312) 750-1801

 PROFESSIONAL DESIGN FIRM
 ARCHITECT CORPORATION
 LICENSE NUMBER 184 - 001485




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 FAX (312) 750-1801

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cHANNA ARCHITECTS, INC. 2024
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cHANNA ARCHITECTS, INC. 2024
 Traffic Impact Study
Proposed Apartment Development
 Skokie, Illinois




 SITE




 Prepared For:




 January 11, 2024
1. Introduction

This report summarizes the methodologies, results, and findings of a traffic impact study
conducted by Kenig, Lindgren, O’Hara, Aboona, Inc. (KLOA, Inc.) for a proposed apartment
development to be located in Skokie, Illinois. This site, which is currently vacant, is located at
8101 Skokie Boulevard in the northeast quadrant of the intersection of Skokie Boulevard with
Keeney Street. As proposed, the site will be developed with a five-story building that will contain
20 apartment units and approximately 5,275 square feet of commercial space. Parking will be
provided via five surface parking spaces and a 20-space basement parking lot. Access to the garage
will be provided via the existing public alley.

The purpose of this study was to examine background traffic conditions, assess the impact that the
proposed development will have on traffic conditions in the area, and determine if any roadway or
access improvements are necessary to accommodate the traffic generated by the proposed
development. Figure 1 shows the location of the site in relation to the area roadway system.
Figure 2 shows an aerial view of the site. The sections of this report present the following:

• Existing roadway conditions
• A description of the proposed development
• Directional distribution of the development traffic
• Vehicle trip generation for the development
• Future traffic conditions including access to the development
• Traffic analyses for the weekday morning and evening peak hours
• Recommendations with respect to adequacy of the site access and adjacent roadway system
• Evaluation of the proposed parking supply

Traffic capacity analyses were conducted for the weekday morning and weekday evening peak hours
for the following conditions:

1. Year 2023 Existing Conditions – Analyze the capacity of the existing roadway system using
 existing peak hour traffic volumes in the surrounding area.

2. Year 2029 No-Build Conditions – Analyze the capacity of the future roadway system using
 the no-build traffic volumes that include the existing traffic volumes increased by an
 ambient area growth factor not attributable to any particular development and the traffic
 estimated to be generated by another mixed-use development to be locate at 8057 Skokie
 Boulevard.

3. Year 2029 Total Projected Conditions – Analyze the capacity of the future roadway system
 using the projected traffic volumes that include the existing traffic volumes, ambient traffic
 growth, and the traffic estimated to be generated by the full buildout of the proposed
 development.




Proposed Apartment Development
Skokie, Illinois 1
 SITE




Site Location Figure 1




Proposed Apartment Development
Skokie, Illinois 2
 SITE




Aerial View of Site Figure 2




Proposed Apartment Development
Skokie, Illinois 3
2. Existing Conditions

Existing transportation conditions in the vicinity of the site were documented in order to obtain a
database for projecting future conditions. The following provides a description of the geographical
location of the site, physical characteristics of the area roadway system including lane usage and
traffic control devices, and existing peak hour traffic volumes.

Site Location

The site is located at 8101 Skokie Boulevard in the northeast quadrant of the intersection of Skokie
Boulevard with Keeney Street in Skokie, Illinois. The site is bounded by Skokie Boulevard to the
west, Keeny Street to the south, a public alley to the east, and a building to the north. Land uses in
the vicinity of the site are primarily residential with commercial land uses located along Skokie
Boulevard. The Oakton-Skokie Chicago Transit Authority (CTA) Yellow Line station is located
on the west side of Skokie Boulevard across the road from the subject site.

Existing Roadway System Characteristics

The characteristics of the existing roadways near the development are described below and
illustrated in Figure 3.

Skokie Boulevard (US Route 41) is a north-south, other principal arterial roadway that in the
vicinity of the site provides two travel lanes in each direction divided by a median. At its signalized
“T” intersection with Searle Parkway, Skokie Boulevard provides an exclusive left-turn lane and
two through lanes on the northbound approach and two through lanes and an exclusive right-turn
lane on the southbound approach. All the legs at this intersection provide a standard style crosswalk
and pedestrian signal. At its unsignalized “T” intersection with Keeney Street, Skokie Boulevard
provides a through lane and a shared through/right-turn lane on the northbound approach and an
exclusive left-turn lane and two through lanes on the southbound approach. Skokie Boulevard is
under the jurisdiction of the Illinois Department of Transportation (IDOT), is not classified as an
Strategic Regional Arterial (SRA), carries an annual average daily traffic (AADT) volume of
17,700 vehicles (IDOT 2021), and has a speed limit of 35 miles per hour

Keeney Street is an east-west, local roadway that provides one travel lane in each direction. At its
unsignalized “T” intersection with Skokie Boulevard, Keeney Street provides an exclusive left-
turn lane and an exclusive right-turn lane on the westbound approach that are under stop sign
control. A standard style crosswalk is provided on the east leg at this intersection. At its
unsignalized intersections with the alley and Keating Avenue, Keeney Street does not provide any
exclusive turn lanes. Keeney Street is under the jurisdiction of the Village of Skokie.




Proposed Apartment Development
Skokie, Illinois 4
 LEGEND

 SKO KI
 E
 N
 35 - TRAVEL LANE

 - TRAFFIC SIGNAL
 P NOT TO SCALE

 BO ULEVARD
 P
 - STOP SIGN

 XX - SPEED LIMIT

 P - NO PARKING

 SEARLE - BUS STOP
 PARKWAY
 - BUS STOP WITH SHELTER

 - STANDARD CROSSWALK

 - RAILROAD CROSSING




 35




 41




 P

 P




 ALLEY
 IGNITE
 KEATI
 NG


 AVENU E



 SITE RESIDENTIAL


 15

 7AM-7PM
 EXCEPT
 ZONE 6
 P P
 PERMIT
 KEENEY
 P P 7AM-7PM STREET
 EXCEPT
 ZONE 6 P
 PERMIT 7AM-7PM
 EXCEPT
 FIRST BANK ZONE 6
 & TRUST RESIDENTIAL PERMIT




 OAKTON-
 SKOKIE
 STATION
 P




Proposed Apartment
 Development Existing Roadway Characteristics Kenig,Lindgren,O'Hara,Aboona,Inc.


  Skokie, Illinois Job No: 23-216 Figure: 3
Keating Avenue is a north-south, local roadway that provides one travel lane in each direction. At
its unsignalized intersection with Keeney Street, Keating Avenue provides a shared left-
turn/through/right-turn lane that is under stop sign control on both approaches. Keating Avenue is
under the jurisdiction of the Village of Skokie.

The Public Alley extends in a north-south direction and provides garage access to the buildings
located on both sides of the alley. The alley has a 15 mile per hour speed limit.

Public Transportation
The area is served via the following public transportation:

• CTA Bus Route 54A provides weekday service from the Skokie Courthouse to Irving Park
 and has several bus stops along Skokie Boulevard. A notable stop includes the Skokie
 Boulevard with Keeney Street intersection, which will benefit the proposed development.

• The CTA Yellow rapid transit line extends from the Dempster-Skokie station in Skokie to
 the Howard station in Chicago. Local access is provided via the Oakton-Skokie station,
 which is located across Skokie Boulevard from the proposed development.

Existing Traffic Volumes
In order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. conducted
peak period traffic counts utilizing Miovision Scout Collection Units on Thursday, August 17,
2023, during the weekday morning (7:00 to 9:00 A.M.) and evening (4:00 to 6:00 P.M.) peak
periods at the following intersections:

• Skokie Boulevard with Searle Parkway
• Skokie Boulevard with Keeney Street
• Keeney Street with Keating Avenue
• Keeney Street with the alley

The results of the traffic counts indicated that the weekday morning peak hour of traffic occurs
from 7:45 A.M. to 8:45 A.M. and the weekday evening peak hour of traffic occurs from 4:30 P.M.
to 5:30 P.M. Figure 4 illustrates the existing peak hour traffic volumes. Copies of the traffic count
summary sheets are included in the Appendix.

Crash Data Summary
KLOA, Inc. obtained crash data 1 for the most recent available past five years (2018 to 2022) for
the intersections of Skokie Boulevard with Searle Parkway and Keeney Street and the intersection
of Keeney Street with Keating Avenue. The crash data is summarized in Tables 1 through 3. A
review of the crash data indicated that no fatalities were reported at any of the intersections during
the review period.


1
 IDOT DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of Transportation.
The author is responsible for any data analyses and conclusions drawn.
Proposed Apartment Development
Skokie, Illinois 6
 LEGEND

 SKO KI
 E
 N
 00 - AM PEAK HOUR (7:45-8:45 AM)

 (00) - PM PEAK HOUR (4:30-5:30 PM)


 618 (
 943)
 NOT TO SCALE

 BO ULEVARD
 66 (
 54)




 SEARLE
 PARKWAY
 48 (
 105)
 44 (
 143)


 84 (
 851 (
 44)
 612)




 41




 ALLEY
 KEATI
 NG


 AVENU E



 SITE
 643 (
 1030) 11 (
 9) 9 (
 10)
 13 (
 52) 1(
 2) 0 (
 1) 1( 3 (
 4)
 1) 0 (2) 2 (5)
 59 (
 78)
 81 (
 104) 60 (
 85)
 37 (
 32)
 1 (0) 3 (3)
 KEENEY
 STREET
 0 (1) 4 (7)
 47 (
 92) 41 (
 50) 0)
 77)
 1)
 0 (
 35 ( 2 (
 11 (
 4 (
 7) 1(
 2)
 12)
 1 (9) 5 (9)
 4 (4)
 581)
 878 (



 OAKTON-
 SKOKIE
 STATION




Proposed Apartment
 Development Existing Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc.


  Skokie, Illinois Job No: 23-216 Figure: 4
Table 1
SKOKIE BOULEVARD WITH SEARLE PARKWAY – CRASH SUMMARY
 Type of Crash Frequency
  Year
 Angle Head On Object Rear End Sideswipe Turning Other Total
  2018 0 0 0 2 0 2 0 4
  2019 0 0 0 3 0 3 0 6
  2020 0 0 1 0 0 1 1 3
  2021 1 0 0 0 0 1 0 2
  2022 0 0 0 1 0 1 0 2
  Total 1 0 1 6 0 8 1 17
Average <1.0 -- <1.0 1.2 -- 1.6 <1.0 3.4


Table 2
SKOKIE BOULEVARD WITH KEENEY STREET – CRASH SUMMARY
 Type of Crash Frequency
  Year
 Angle Head On Object Rear End Sideswipe Turning Other Total
  2018 0 0 0 1 0 1 0 2
  2019 0 0 0 0 0 0 0 0
  2020 0 0 0 0 0 0 0 0
  2021 0 0 0 0 0 0 0 0
  2022 0 0 1 0 0 1 0 2
  Total 0 0 1 1 0 2 0 4
Average -- -- <1.0 <1.0 -- <1.0 -- <1.0




Proposed Apartment Development
Skokie, Illinois 8
Table 3
KEENEY STREET WITH KEATING AVENUE – CRASH SUMMARY
 Type of Crash Frequency
  Year
 Angle Head On Object Rear End Sideswipe Turning Other Total
  2018 0 0 0 0 0 0 0 0
  2019 0 0 0 0 0 0 0 0
  2020 0 0 0 0 0 0 0 0
  2021 0 0 0 0 0 0 0 0
  2022 1 0 0 0 0 0 0 1
  Total 1 0 0 0 0 0 0 1
Average <1.0 -- -- -- -- -- -- <1.0




Proposed Apartment Development
Skokie, Illinois 9
3. Traffic Characteristics of the Proposed Development

In order to properly evaluate future traffic conditions in the surrounding area, it was necessary to
determine the traffic characteristics of the proposed development, including the directional
distribution and volumes of traffic that it will generate.

Proposed Site and Development Plan

As proposed, the site is to be developed with a five-story building that is to contain 20 three-
bedroom residential units and approximately 5,275 square feet of commercial space on the first
floor. Parking is to be provided via five surface parking spaces and a 20-space lower-level parking
garage. Access to the parking garage will be provided via a full-movement access drive on the
alley approximately 55 feet north of Keeney Street. Access to the proposed five surface parking
spaces will be provided off the alley.

A site plan depicting the proposed site and development plan is included in the Appendix.

Directional Distribution

The directions from which residents, patrons, and employees will approach and depart the site
were estimated based on existing travel patterns, as determined from the traffic counts. Figure 5
illustrates the directional distribution of the development-generated traffic.




Proposed Apartment Development
Skokie, Illinois 10
 LEGEND

 SKO KI
 E
 N
 00% - PERCENT DISTRIBUTION

 50% 00' - DISTANCE IN FEET NOT TO SCALE

 BO ULEVARD




 SEARLE
 PARKWAY




 41




 ALLEY
 KEATI
 NG


 AVENU E



 SITE

 55'
 5%

 KEENEY
 STREET




 45%
 OAKTON-
 SKOKIE
 STATION




Proposed Apartment
 Development Directional Distribution Kenig,Lindgren,O'Hara,Aboona,Inc.


  Skokie, Illinois Job No: 23-216 Figure: 5
Peak Hour Traffic Volumes

The number of peak hour trips estimated to be generated by the proposed development was based on
vehicle trip generation rates contained in Trip Generation Manual, 11th Edition, published by the
Institute of Transportation Engineers (ITE). The “Multifamily Housing – Mid Rise” (Land-Use Code
221) rate was utilized for the proposed residential units and the “Strip Retail” (Land-Use Code 822)
rate was utilized for the proposed commercial space. Copies of the ITE trip generation sheets are
included in the Appendix.

Due to the proximity of the site to the Oakton-Skokie CTA station and CTA bus route 54A, the
number of vehicle trips generated by the proposed development will be reduced due to the
utilization of public transportation. Based on census data for the residences within one-half mile
of the Oakton-Skokie CTA station, approximately 13 percent of residents commute to work via
public transportation, bicycle, or walk. Further, it is anticipated the number of trips generated by
the commercial space will be reduced due to pass-by trips.

However, in order to provide a conservative analysis, no reductions were applied to the trip
generation estimates. Table 4 summarizes the number of trips estimated to be generated by the
full buildout of the proposed development.

Table 4
ESTIMATED SITE-GENERATED TRAFFIC VOLUMES
 ITE Weekday Morning Weekday Evening Daily
 Land Peak Hour Peak Hour Two-
 Type/Size
  Use Way
 Code In Out Total In Out Total Trips
 Multifamily Housing
  221 2 5 7 5 3 8 92
 (20 Units)
  822 Strip Retail (5,280 s.f.) 7 5 12 17 18 35 288
 Total Development Trips 9 10 19 22 21 43 380




Proposed Apartment Development
Skokie, Illinois 12
4. Projected Traffic Conditions

The total projected traffic volumes include the existing traffic volumes, increase in background
traffic due to growth, and the traffic estimated to be generated by the proposed subject
development.

Development Traffic Assignment

The estimated weekday morning and weekday evening peak hour traffic volumes that will be
generated by the proposed development were assigned to the roadway system in accordance with
the previously described directional distribution (Figure 5). Figure 6 illustrates the traffic
assignment of the new passenger vehicle trips for the development. It should be noted that in order
to present a conservative analysis, all the site traffic accessing the garage off the alley was assigned
to/from Keeney Street

Background (No-Build) Traffic Conditions

The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for
the increase in existing traffic related to regional growth in the area (i.e., not attributable to any
particular planned development). Based on Annual Average Daily Traffic (AADT) projections
provided by the Chicago Metropolitan Agency for Planning (CMAP), the existing traffic volumes
are projected to increase by an annual compounded growth rate of approximately 0.88 percent. As
such, traffic volumes were increased by five percent to represent Year 2029 no-build conditions.
The background traffic also includes the traffic estimated to be generated by another mixed-use
development to be located at 8057 Skokie Boulevard. The Year 2029 no-build traffic volumes are
illustrated in Figure 7. A copy of the CMAP projections letter is included in the Appendix.

Total Projected Traffic Volumes

The development-generated traffic (Figure 6) was added to the background traffic to determine the
Year 2029 projected traffic volumes, as shown in Figure 8.




Proposed Apartment Development
Skokie, Illinois 13
 LEGEND

 SKO KI
 E
 N
 00 - AM PEAK HOUR (7:45-8:45 AM)

 (00) - PM PEAK HOUR (4:30-5:30 PM) NOT TO SCALE

 BO ULEVARD
 5 (
 11)



 SEARLE
 PARKWAY




 5 (
 10)




 9 (
 19) 1(
 2)


 41 1 (2)

 8(
 20) 1
 0 (
 21)



 9 (
 22)


 KEENEY STREET A LLEY @
 A B
 @ ALLEY ACCESS DRIVE




 ALLEY
 KEATI
 NG


 AVENU E



 SITE
 5 (
 11) B
 5 (10)
 4 (9)
 0 (1)

 A KEENEY
 STREET
 0 (1)
 1 (1)
 9)
 3 ( 1(
 1)




 OAKTON-
 SKOKIE
 STATION




Proposed Apartment
 Development Site-Generated Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc.


  Skokie, Illinois Job No: 23-216 Figure: 6
 LEGEND

 SKO KI
 E
 N
 00 - AM PEAK HOUR (7:45-8:45 AM)




 653 (
 (00) - PM PEAK HOUR (4:30-5:30 PM)


 993)
 NOT TO SCALE

 BO ULEVARD
 69 (
 57)




 SEARLE
 PARKWAY
 50 (
 110)
 46 (
 150)


 88 (
 901 (
 46)
 653)




 41




 ALLEY
 KEATI
 NG


 AVENU E



 SITE
 675 (
 1082) 12 (
 9) 9 (
 11)
 18 (
 68) 1(
 2) 0 (
 1) 1( 3 (
 4)
 1) 0 (2) 2 (5)
 69 (
 92)
 86 (
 111
 ) 64 (
 91)
 34 (
 44)
 1 (0) 3 (3)
 KEENEY
 STREET
 0 (1) 4 (7)
 50 (
 99) 44 (
 66) 0)
 83)
 1)
 0 (
 41 ( 2 (
 12 (
 4 (
 7) 1(
 2)
 13)
 1 (9) 5 (9)
 4 (4)
 610)
 922 (


 OAKTON-
 SKOKIE
 STATION




Proposed Apartment
 Development Year 2029 No-Build Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc.


  Skokie, Illinois Job No: 23-216 Figure: 7
 LEGEND

 SKO KI
 E
 N
 00 - AM PEAK HOUR (7:45-8:45 AM)




 658 (
 1004)
 (00) - PM PEAK HOUR (4:30-5:30 PM) NOT TO SCALE

 BO ULEVARD
 69 (
 57)




 SEARLE
 PARKWAY
 50 (
 110)
 46 (
 150)


 88 (
 906 (
 46)
 663)




 10 (
 2) 0 (
 1) 2 (
 3) 1 (4)
 86 (
 111
 )
 1 (0)
 41

 8 (21) 1
 0 (
 21)
 50 (
 99)
 0)
 9 (
 22)
 1)
 0 (
 2 (
 1 (9)

 4 (4)


 KEENEY STREET A LLEY @
 A B
 @ ALLEY ACCESS DRIVE




 ALLEY
 KEATI
 NG


 AVENU E



 SITE
 675 (
 1082) 12 (
 9)
 23 (
 9 (
 11)
 79)
 3 (
 4)
 B 2 (5)
 74 (
 102)
 64 (
 92)
 38 (
 53)
 3 (3)

 A KEENEY
 STREET
 4 (7)
 44 (
 75)
 84)

 44 (
 13 (
 4 (
 7) 1(
 2)
 14)
 6 (10)

 610)
 922 (


 OAKTON-
 SKOKIE
 STATION




Proposed Apartment
 Development Year 2029 Total Traffic Volumes Kenig,Lindgren,O'Hara,Aboona,Inc.


  Skokie, Illinois Job No: 23-216 Figure: 8
5. Traffic Analysis and Recommendations

The following provides an evaluation conducted for the weekday morning and weekday evening
peak hours. The analysis includes conducting capacity analyses to determine how well the roadway
system and access drives are projected to operate and whether any roadway improvements or
modifications are required.

Traffic Analyses

Roadway and adjacent or nearby intersection analyses were performed for the weekday morning,
weekday afternoon, and weekday evening peak hours for the existing, Year 2029 no-build, and
Year 2029 projected traffic volumes.

The traffic analyses were performed using the methodologies outlined in the Transportation
Research Board’s Highway Capacity Manual (HCM), 6th Edition and analyzed using
Synchro/SimTraffic 11 software. The analysis for the traffic-signal controlled intersection, to
determine the average overall vehicle delay and levels of service, were accomplished using actual
cycle lengths and phasings.

The analyses for the unsignalized intersections determine the average control delay to vehicles at
an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign
(includes the time required to decelerate to a stop) until its departure from the stop sign and
resumption of free flow speed. The methodology analyzes each intersection approach controlled
by a stop sign and considers traffic volumes on all approaches and lane characteristics.

The ability of an intersection to accommodate traffic flow is expressed in terms of level of service,
which is assigned a letter from A to F based on the average control delay experienced by vehicles
passing through the intersection. The Highway Capacity Manual definitions for levels of service
and the corresponding control delay for signalized intersections and unsignalized intersections are
included in the Appendix of this report.

Summaries of the traffic analysis results showing the level of service and overall intersection delay
(measured in seconds) for the existing, Year 2029 no-build, and Year 2029 total projected
conditions are presented in Tables 5 through 8. A discussion of each intersection follows.
Summary sheets for the capacity analyses are included in the Appendix.




Proposed Apartment Development
Skokie, Illinois 17
Table 5
CAPACITY ANALYSIS RESULTS – SKOKIE BOULEVARD WITH SEARLE PARKWAY
SIGNALIZED
 Peak Eastbound Northbound Southbound
 Overall
 Hour L R L T T R
 E E A A A A
 Weekday 55.4 56. 2.4 3.0 5.6 5.4 A
 Existing
 Morning 6.9
 E – 55.7 A – 3.0 A – 5.6

Conditions
 D E A A A A
 Weekday 51.7 62.5 4.1 4.8 9.1 7.4 B
 Evening 13.9
 E – 57.9 A – 4.7 A – 9.0
 E E A A A A
 Weekday 55.4 56.2 2.5 3.1 5.8 5.4 A
 Morning
 No-Build
 6.9
 E – 55.8 A – 3.1 A – 5.7

Conditions
 D E A A A A
 Weekday 51.7 62.9 4.3 5.0 9.5 7.6 B
 Evening 14.2
 E – 58.2 A – 4.9 A – 9.4
 E E A A A A
 Weekday 55.4 56.2 2.5 3.1 5.8 5.4 A
Projected
 Morning 6.9
 E – 55.8 A – 3.1 A – 5.8

Conditions
 D E A A A A
 Weekday 51.7 62.9 4.3 5.0 9.6 7.6 B
 Evening 14.1
 E – 58.2 A – 4.9 A – 9.5
 Letter denotes Level of Service L – Left Turn R – Right Turn
 Delay is measured in seconds. T – Through




Proposed Residential Development
Skokie, Illinois 18
Table 6
CAPACITY ANALYSIS RESULTS – EXISTING CONDITIONS – UNSIGNALIZED
 Weekday Morning Weekday Evening
 Intersection Peak Hour Peak Hour
 LOS Delay LOS Delay
 Skokie Boulevard with Keeney Street1
 • Westbound Left Turn D 31.1 B 14.0
 • Westbound Right Turn B 13.7 B 11.1
 • Southbound Left Turn B 10.7 A 9.1
 Keeney Street with Keating Avenue2
 • Northbound Approach A 9.9 B 10.5
 • Southbound Approach A 9.7 B 10.0
 • Eastbound Left Turn A 7.4 A 7.4
 • Westbound Left Turn A 7.3 A 7.4
 Keeney Street with Alley2
 • Northbound Approach A 9.3 B 10.2
 • Southbound Approach A 9.2 A 9.6
 • Eastbound Left Turn A 0.1 A 7.5
 • Westbound Left Turn A 7.3 A 0.1
 LOS = Level of Service 1- One-Way Stop Sign Control.
 Delay is measured in seconds. 2- Two-Way Stop Sign Control.




Proposed Residential Development
Skokie, Illinois 19
Table 7
CAPACITY ANALYSIS RESULTS – NO-BUILD CONDITIONS – UNSIGNALIZED
 Weekday Morning Weekday Evening
 Intersection Peak Hour Peak Hour
 LOS Delay LOS Delay
 Skokie Boulevard with Keeney Street1
 • Westbound Left Turn E 40.7 C 15.9
 • Westbound Right Turn B 14.5 B 11.5
 • Southbound Left Turn B 11.1 A 9.3
 Keeney Street with Keating Avenue2
 • Northbound Approach B 10.0 B 10.7
 • Southbound Approach A 9.7 B 10.2
 • Eastbound Left Turn A 7.4 A 7.5
 • Westbound Left Turn A 7.3 A 7.4
 Keeney Street with Alley2
 • Northbound Approach A 9.3 B 10.4
 • Southbound Approach A 9.2 A 9.7
 • Eastbound Left Turn A 0.1 A 7.5
 • Westbound Left Turn A 7.3 A 0.1
 LOS = Level of Service 1- One-Way Stop Sign Control.
 Delay is measured in seconds. 2- Two-Way Stop Sign Control.




Proposed Residential Development
Skokie, Illinois 20
Table 8
CAPACITY ANALYSIS RESULTS – PROJECTED CONDITIONS – UNSIGNALIZED
 Weekday Morning Weekday Evening
 Intersection Peak Hour Peak Hour
 LOS Delay LOS Delay
 Skokie Boulevard with Keeney Street1
 • Westbound Left Turn E 44.3 C 17.3
 • Westbound Right Turn B 14.7 B 11.7
 • Southbound Left Turn B 11.2 A 9.4
 Keeney Street with Keating Avenue2
 • Northbound Approach B 10.0 B 10.7
 • Southbound Approach A 9.7 B 10.2
 • Eastbound Left Turn A 7.4 A 7.5
 • Westbound Left Turn A 7.3 A 7.4
 Keeney Street with Alley2
 • Northbound Approach A 9.5 B 11.1
 • Southbound Approach A 9.1 A 9.4
 • Eastbound Left Turn A 7.4 A 7.5
 • Westbound Left Turn A 7.3 A 0.1
 Alley with Proposed Access Drive1
 • Eastbound Approach A 8.4 A 8.4
 • Northbound Left Turn A 7.2 A 7.3
 LOS = Level of Service 1- One-Way Stop Sign Control.
 Delay is measured in seconds. 2- Two-Way Stop Sign Control.




Proposed Residential Development
Skokie, Illinois 21
Discussion and Recommendations

The following summarizes how the intersections are projected to operate and identifies any
roadway and traffic control improvements necessary to accommodate the development-generated
traffic.

Skokie Boulevard with Searle Parkway

The results of the capacity analysis indicate that overall, this intersection currently operates at
Level of Service (LOS) A during the weekday morning and weekday evening peak hours. The
eastbound movements currently operate at LOS D or E during both peak hours and the northbound
and southbound movements operate at LOS A during the peak hours. The lower level of service
for the eastbound movements is due in part to the long traffic signal cycle and the reduced green
time provided to Searle Parkway.

Under Year 2029 no-build and total projected conditions, the intersection and all its movements
are projected to continue operating at generally the same existing levels of service during the
weekday morning and weekday evening peak hours with increases in delay of less than one second.
As such, the intersection has sufficient reserve capacity to accommodate the traffic estimated to
be generated by the proposed development and no roadway improvements or traffic signal
modifications will be required.

Skokie Boulevard with Keeney Street

The results of the capacity analysis indicate that the westbound left-turn movement operates at
LOS D during the weekday morning peak hour and LOS B during the weekday evening peak hour
while the westbound right-turn movement operates at LOS B during both peak hours. Additionally,
the southbound left-turn movement operates at LOS B during the weekday morning peak hour and
LOS A during the weekday evening peak hour.

Under Year 2029 no-build conditions, the westbound left-turn movement is projected to operate
on the threshold between LOS E during the weekday morning peak hour with an increase in delay
of less than ten seconds and LOS C during the weekday evening peak hour with an increase in
delay of less than two seconds. The southbound left-turn movement is projected to continue
operating at the same existing levels of service during both peak hours with increases in delay of
less than one second.

Under Year 2029 total projected conditions, the westbound left-turn movement is projected to
continue to operate on the threshold of LOS E during the weekday morning peak hour with an
increase in delay of less than four seconds over no-build conditions and LOS C during the weekday
evening peak hour with an increase in delay of less than two seconds over no-build conditions.
The southbound left-turn movement is projected to continue operating at the same existing levels
of service during both peak hours with increases in delay of less than one second. Additionally,
the 95th percentile for the southbound left-turn is projected to be one to two vehicles during both
peak hours which can be accommodated by the existing left-turn lane. As such, this intersection
has sufficient reserve capacity to accommodate the traffic estimated to be generated by the

Proposed Residential Development
Skokie, Illinois 22
proposed development and no roadway improvements or traffic signal modifications will be
required.
Keeney Street with Keating Avenue

The results of the capacity analysis indicate that the northbound and southbound approaches
currently operate at LOS B or better during the weekday morning and weekday evening peak hours
while the eastbound and westbound left-turn movements operate at LOS A during both peak hours.

Under Year 2029 no-build and total projected conditions, the northbound and southbound
approaches are projected to continue operating at LOS B or better during both peak hours with
increases in delay of less than one second. The eastbound and westbound left-turn movements are
projected to continue operating at LOS A during both peak hours. As such, this intersection has
adequate reserve capacity to accommodate the traffic estimated to be generated by the proposed
development and no roadway improvements or traffic control adjustments will be required.

Keeney Street with Alley

The results of the capacity analysis indicate that the northbound and southbound approaches
currently operate at LOS A during the weekday morning and weekday evening peak hours except
for the northbound approach, which operates at LOS B during the weekday evening peak hour. In
addition, the eastbound and westbound left-turn movements operate at LOS A during both peak
hours.

Under Year 2029 no-build and total projected conditions, the northbound and southbound
approaches are projected to continue operating at the existing levels of service during both peak
hours with increases in delay of less than one second. The eastbound and westbound left-turn
movements are projected to continue operating at LOS A during both peak hours. As such, this
intersection has adequate reserve capacity to accommodate the traffic estimated to be generated
by the proposed development and no roadway improvements or traffic control adjustments will be
required.

Alley with Proposed Access Drive

The results of the capacity analysis indicate that the eastbound approach and the northbound left-
turn movement are projected to operate at LOS A during the weekday morning and weekday
evening peak hours. As such, this access drive will be adequate to accommodate the traffic
estimated to be generated by the proposed development and will ensure flexible access to the site.




Proposed Residential Development
Skokie, Illinois 23
Parking Evaluation

As previously indicated, the plans call for developing the site with a five-story building with 20
residential units and approximately 5,280 square feet of commercial space. Parking will be
provided via a 20-space basement parking garage and five surface parking spaces. In order to
determine if the parking supply is sufficient, the peak parking demand of the development was
estimated based on the Village of Skokie Code and parking rates published in the Institute of
Transportation Engineers’ (ITE) Parking Generation Manual, 5th Edition. The following
summarizes the estimated parking demand of the proposed development.

Parking Requirements of Proposed Development per Village Code

• Residential (20 units)
 o 25 parking spaces (Residential multifamily units with three bedrooms which are
 located within close proximity of rapid transit hubs are required to provide one
 parking space per unit and 0.25 guest parking space per unit)

• Retail (5,275 s.f.)
 o 18 parking spaces (Retail uses are required to provide one space for each 300 square
 feet)

Based on the above, the proposed parking supply meets the Village of Skokie requirements for the
apartments. The parking need of the proposed retail space will be met by the available on-street
parking within the vicinity of the site.

ITE Parking Generation Manual

• Multifamily - Midrise (LUC 221; 20 Units)
 o 27 parking spaces; Monday-Friday (1.31 per unit)
 o 25 parking spaces; Saturday (1.22 per unit)

• Retail (LUC 820; 5,275 s.f.)
 o 11 parking spaces; Monday - Thursday (1.95 per 1,000 square feet)
 o 14 parking spaces; Friday (2.61 per 1,000 square feet)
 o 16 parking spaces; Saturday (2.91 per 1,000 square feet)

Based on the above, the proposed parking supply generally meets the parking requirements for the
apartments. The parking demand for the proposed retail spaces is less than the Village
requirements and will be met by the available on-street parking in the vicinity of the site.




Proposed Residential Development
Skokie, Illinois 24
6. Conclusion

Based on existing conditions and the traffic capacity analyses for the full buildout of the
development, the findings and recommendations of this study are outlined below:

• The total volume of traffic that will be generated by the proposed development will be
 reduced due to the proximity to public transportation and pass-by trips.

• The results of the capacity analyses indicated that the existing roadway system has
 sufficient reserve capacity to accommodate the traffic that will be generated by the
 proposed development.

• The proposed access drive will be adequate in accommodating the traffic estimated to be
 generated by the proposed development and will ensure efficient and flexible access is
 provided.

• The proposed parking supply of 25 spaces will be adequate in meeting the parking needs
 of the proposed development.




Proposed Residential Development
Skokie, Illinois 25
 BOARD OF COMMISSIONERS
 Kari K. Steele
 President
 Marcelino Garcia
 Chairman of Finance
 Yumeka Brown
 Cameron Davis
 Patricia Theresa Flynn
 Daniel Pogorzelski
 Eira L. Corral Sepúlveda
 Mariyana T. Spyropoulos

100 EAST ERIE STREET CHICAGO, ILLINOIS 60611 -3154 312.751.5600



 June 21, 2023
 Mr. Gerald V. Kotowski
 Project Manager
 IG Consulting, Inc.
 300 Marquardt Drive
 Wheeling, IL 60090

 Dear Mr. Kotowski:

 Subject: Watershed Management Ordinance Permit Applicability
 Mixed Use Retail/Residential Building
 8105 Skokie Boulevard
 Skokie, IL

 This is in response to your letter, dated June 2, 2023, requesting whether a Metropolitan
 Water Reclamation District (MWRD) Watershed Management Ordinance (WMO) permit will be
 required for the subject project. As described in your letter and shown on the submitted exhibit,
 the proposed project includes a new mixed-use building for retail and residential use. Per your
 electronic correspondence, the area of property holdings seems to be less than 0.50 acre, and the
 proposed development area is less than 0.50 acre. Sanitary sewers are proposed.

 Since the proposed project includes qualified sewer construction, a WMO permit will be
 required. §502 runoff and §503 volume control requirements do not apply to property holdings
 less than 0.50 acre. §504 detention requirements do not apply to non-residential or multi-family
 residential property holdings less than 3.0 acres. Please submit a permit application, plan set, and
 applicable fees for our review and approval. Schedule K should be included with the permit
 application to document whether the property holdings are less than 0.50 acre. Permit and plan
 documents shall be submitted electronically via our WPASS system. The procedures for electronic
 submissions, along with the WMO, Technical Guidance Manual, and permit forms can be found
 at www.mwrd.org/wmo.

 This permit determination is dependent on the information provided and may change if the
 project scope is modified. If you have any questions, please email me at MihalacheC@mwrd.org.

 Sincerely,



 Constance Mihalache, PhD, P.E.
 Senior Civil Engineer

 CM
 cc: Mayor George Van Dusen, Village of Skokie
 PD#83

APPROVED 12/5/2024


 Plan Commission Meeting Minutes
 Date: November 21, 2024
 Skokie Village Hall, 5127 Oakton Street, Council Chambers


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


PLAN COMMISSION MEMBERS ABSENT: Sigalle Shpayher


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


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


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

 Ayes: Unanimous voice vote. The motion passes.

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

(IV) CASE DESCRIPTIONS

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

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

# 623431 Plan Commission meeting minutes November 21, 2024
 APPROVED 12/5/2024


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

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

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

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

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

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

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

 Tali Gevaryahu wanted verification that these residential units are rentals.

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



# 623431 Plan Commission meeting minutes November 21, 2024
 APPROVED 12/5/2024


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

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

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

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

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

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

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

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

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

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

# 623431 Plan Commission meeting minutes November 21, 2024
 APPROVED 12/5/2024



 -Carlos Ruiz, 9535 Leamington: Just because Jiffy Lube is B3, the new building
 shouldn’t follow suit.

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

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

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

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

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

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

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

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




# 623431 Plan Commission meeting minutes November 21, 2024
 APPROVED 12/5/2024



 Tali Gevaryahu asked the property owners if they were interested in something
 other than this proposal that would leave access on Golf Road. They were open
 to a change of tenant but they needed a commercial use on the ground floor.

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

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

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

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

 Ayes: 8
 Nays: 0

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

 Ayes: 8
 Nays: 0

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



# 623431 Plan Commission meeting minutes November 21, 2024
 APPROVED 12/5/2024


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

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

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

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

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

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

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

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



# 623431 Plan Commission meeting minutes November 21, 2024
 APPROVED 12/5/2024


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

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

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

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

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

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

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

 Motion: S. Berman Second: J. Burman

 Ayes: 8
 Nays: 0

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

 Motion: S. Berman Second: J. Burman

 Ayes: 8
 Nays: 0




# 623431 Plan Commission meeting minutes November 21, 2024
 APPROVED 12/5/2024



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

 Motion: Franklin Second: Gevaryahu

 Ayes: 8
 Nays: 0


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

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

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

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Asst.




# 623431 Plan Commission meeting minutes November 21, 2024