Zoning Board of Appeals — Skokie, IL
Date: 2026-01-21

Agenda for
 ZONING BOARD OF APPEALS
 JANUARY 21, 2026 7:30 PM
 Skokie Village Hall, 5127 Oakton Street - Council Chambers
 1) Call to Order/Declaration of Quorum

 2) Roll Call

 3) Approval of Meeting Minutes January 7, 2026

 4) Old Business

 a. 6900 Leclaire Avenue
 • Adoption of Findings and Final Decision in ZBA Case 2025-08Z Roman
 & Jaqueline Bujdei
 5) New Business

 a. 10014 Lamon Avenue –
 • 2025-09Z: Side Yard Variation
 A request to construct a second floor-addition resulting in the continuation
 of the existing 3.28-3.92-foot south side yard rather than the 4-foot
 minimum as required by §118-125(6)a.
 b. 8041 Tripp Avenue
 • 2025-10Z: Floor to Area Ratio Variation
 A request to construct a dormer addition resulting in a floor to area ratio of
 0.75 rather than the 0.6 maximum allowed by §118-125(9).

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

 7) Communications from Staff

Individuals with questions or feedback about an agenda item may contact Brian Augustine with the
Community Development Department by calling 847-933-8223 or by emailing publiccomments@skokie.org.
All emails and comments submitted will be made public and shared with this body.

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


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




Individuals with questions or feedback about an agenda item may contact Brian Augustine with the
Community Development Department by calling 847-933-8223 or by emailing publiccomments@skokie.org.
All emails and comments submitted will be made public and shared with this body.

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



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

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

 A quorum being present, Chair O’Donnell called the meeting to order at 7:31 PM.

 2) Corporation Counsel, Stewart Weiss, gave an overview on the meeting would be run
 because the only case on the agenda was an appeal to an administrative decision.

 3) Approval of Meeting Minutes

 A motion was made by Vice-Chair Werth to approve the minutes of the November 19,
 2025 Zoning Board of Appeals. The motion was seconded by Commissioner Jacobson.
 All present members voted aye with two absences.

 4) Old Business

 No old business was discussed.


 5) New Business
 2025-08Z – 6900 Leclaire Avenue
 Petitioner: Roman Bujdei
 Request: Appeal to administrative decision regarding Section 118-212(c)(6) – improved
 alley.




Doc 637591 – ZBA Meeting Minutes for January 7, 2027
 DRAFT


 Staff provided background on the provision in question, Section 118.212(c)(6) of the
 Skokie zoning chapter, which states that access to off-street parking can only be from a
 public alley, and curb cuts are prohibited unless the lot does not abut a public improved
 alley. Relief may only be granted for mixed-use, business, or industrial properties.

 Mr. Rolando Acosta, attorney for the appellant, presented their case. He focused on the
 definition of "improved" as it relates to the alley in question, arguing that a gravel alley
 with vegetation was not "improved" within the meaning of the ordinance. He noted that
 the ordinance does not define "improved," nor do the International Building Code or
 International Mechanical Code referenced in the ordinance.

 Mr. Acosta presented evidence from three professional engineers, including a former
 Skokie employee, who all concluded that the gravel alley in question was not improved.
 He referenced minutes from a Planning Commission meeting where commissioners
 referred to "unimproved gravel alleys," suggesting that the Planning Commission itself
 did not consider gravel alleys to be improved. He also presented a Chicago Department
 of Transportation manual that categorizes gravel alleys as unimproved, and a legal case
 where the city of Evanston referred to an unpaved alley as unimproved.

 Staff then presented their position. They explained that the alley in question had been
 maintained by the village, with grading performed on June 27, 2025. Staff noted that
 Public Works regularly maintains stone alleys through scarifying the center to remove
 vegetation, adding new stone, and trimming encroaching plants and trees every winter.
 Staff contended that the majority of alleys in Skokie are stone/gravel alleys, and they are
 considered improved because they have been surfaced to allow for vehicular traffic.

 Mike Voitik, Planning Coordinator with the Village, presented examples of what staff
 considers improved and unimproved alleys. He showed photos of various types of
 improved alleys (stone/gravel, concrete, paver blocks) that are maintained by the village,
 accessible to vehicular traffic, and used for refuse collection. In contrast, he showed
 examples of unimproved alleys that were platted but never opened, are covered with
 grass, have no alley returns, and are not maintained by the village.

 During Board discussion, several members questioned the definition of "improved" in
 this context. Commissioner Arden expressed concern about the vagueness of the
 ordinance, noting that the administration was required to interpret an ambiguous
 provision. Commissioner Kirkpatrick suggested that "improvement" in this context
 simply means that something has been done to the property, not necessarily that it's of
 high quality.

 The Chair noted several pieces of evidence from the appellant's presentation that
 suggested ambiguity, including the Planning Commission minutes referring to
 "unimproved gravel alleys" and the Chicago Department of Transportation's definition of
 unimproved surfaces that included gravel roadways. The Chair concluded that there was
 ambiguity in the ordinance and that the village needed to clearly and definitively state the
 difference between an improved and unimproved alley.



Doc 637591 – ZBA Meeting Minutes for January 7, 2027
 DRAFT


 Commissioner Strauss raised a concern that if all gravel alleys were considered
 unimproved, it would defeat the purpose of the code change, as the majority of alleys in
 the village are gravel.

 After discussion, a motion was made to affirm the administrative decision.

 Motion to affirm the administrative decision was made by Commissioner Kirkpatrick and
 seconded by Commissioner Strauss. The motion failed by a vote of 4-4.

 Motion: Kirkpatrick Second: Strauss
 Ayes: 4
 Nays: 4
 Absent: 1

 A second motion was then made to reverse the administrative decision.

 Motion to reverse the administrative decision was made by Commissioner Arden and
 seconded by Commissioner Trivedi. The motion passed by a vote of 5-3.

 Motion: Arden Second: Trivedi
 Ayes: 5
 Nays: 3
 Absent: 1

 Corporation Counsel Weiss indicated he would prepare a formal order reflecting the
 Board's decision to reverse the administrative decision, which would be presented at the
 January 21, 2026 meeting for final approval.



 Communication from Staff

 Staff noted that there would be two cases scheduled for the next meeting on January 21,
 2026, in addition to voting on the order reversing the administrative decision.

 6) Public Comment

 There were no public comments.

 7) Adjournment
 Meeting adjourned at 8:32 PM

Respectfully Submitted

Brian Augustine,
Zoning Administrator/Permit Supervisor



Doc 637591 – ZBA Meeting Minutes for January 7, 2027
 FINDINGS AND FINAL DECISION
 VILLAGE OF SKOKIE ZONING BOARD OF APPEALS
 APPEAL OF ZONING ADMINISTRATOR DETERMINATION
 CASE 2025-08Z

Appellant: Roman & Jacqueline Bujdei – 6900 Le Claire Avenue

Property Owner: Roman & Jacqueline Bujdei – 6900 Le Claire Avenue

Hearing Held: The Village of Skokie Zoning Board of Appeals ("ZBA") held a
 hearing on the appeal filed by the Appellant (“Appeal”) on January
 7, 2025, at Skokie Village Hall, 5127 Oakton Avenue, Skokie,
 Illinois.

Subject: This Appeal concerns whether the Skokie Zoning Administrator
 (“Zoning Administrator”) correctly interpreted Section of 118-
 21(c)(6) of the Village’s Zoning Ordinance to prohibit the
 establishment of a new curb cut onto an adjacent street for a
 residential lot with established access to an stone-surfaced alley.

Subject Property: 6900 Le Claire Avenue

Facts and
Findings:
 1. Section 118-212 of the Zoning Ordinance is titled “Motor vehicle
 parking facility design standards”

 2. Subsection (c)(6) of Section 118-212 addresses the permitted
 location of access driveways to off-street parking and loading
 spaces and reads in its entirety as follows:

 “Location. Access to off-street parking can only be from
 a public alley. Subsequent to October 16, 2023, new
 curb cuts are prohibited unless the lot does not abut
 a public improved alley. Relief may only be granted for
 mixed-use, business or industrial properties.”

 (emphasis added)

 3. The Appellant is the owner of the Subject Property, which is a
 residentially zoned lot located at the northwest corner of the
 intersection of Morse Avenue and Le Claire Avenue in the Village.

 4. The Subject Property is currently improved with a one-story
 residential home with an attached garage facing the Le Claire
 Avenue frontage.

 5. The attached garage is accessible directly to Le Claire Avenue via
 an existing curb cut.

 6. The Subject Property directly abuts a platted public alley (“Alley”)
 running parallel to the Subject Property’s Morse Avenue frontage.
Village of Skokie Zoning Board of Appeals
Findings and Final Determination
Appeal of November 11, 2025 Zoning Administrator Determination
6690 Le Claire Avenue, Skokie, Illinois
Page 2


 7. The Alley is partially surfaced with stone/aggregate material and
 has a grass strip running down the center.

 8. The Subject Property and all other residential lots on the 5100
 block of Morse Avenue receive waste and recycling collection via
 the Alley.

 9. The Appellant seeks to develop the Subject Property with a new
 single family home and on [INSERT DATE], 2024 submitted plans
 include a driveway and curb cut along the Subject Property’s
 Morse Avenue frontage.

 10. Brian Augustine, acting the Village’s Zoning Administrator,
 determined that moving the curb cut from the Le Claire frontage of
 the Subject Property to the Morse Avenue frontage would
 constitute the construction of a new curb cut. Mr. Augustine
 further determined that the construction of a new curb cut on the
 Subject Property would be precluded by the prohibition set forth in
 Section 118-212(C)(6) because the Subject Property abuts an
 improved alley (“Zoning Administrator Determination”). The
 Zoning Administrator determined that the because the Property is
 served by a stone surfaced alley located on the north side of the
 Subject Property, Section 118-212(c)(6) prohibited the Appellant
 from constructing a new curb cut along the Morse Avenue
 frontage of the Subject Property. The Appellate was notified of
 the Zoning Administrator’s Determination on November 11, 2025.

 11. On November 24, 2025, the Appellant submitted a request to
 appeal the interpretation set forth in the Zoning Administrator’s
 Determination (“Appeal”).

 12. Mr. Augustine is, in his capacity as Zoning Administrator,
 designated as the Village’s “Zoning Official”.

 13. Section 118-8 of the Zoning Ordinance authorizes “[a]ny person
 with standing, aggrieved, or affected by any interpretation of the
 Zoning Official” to request an appeal from Zoning Board of
 Appeals so long as the appeal is filed no later than ten working
 days after the Zoning Official’s decision is filed.

 14. Section 118-7 of the Zoning Ordinance authorized the ZBA to
 “hear[] and decide[] appeals where it is alleged that there is an
 error in any order, requirement, decision, determination, or
 interpretation by the Zoning Official.”




4907-7209-9718, v. 1
Village of Skokie Zoning Board of Appeals
Findings and Final Determination
Appeal of November 11, 2025 Zoning Administrator Determination
6690 Le Claire Avenue, Skokie, Illinois
Page 3

 15. The ZBA finds that the Appeal was timely filed on November 24,
 2025, being the date nine working days after the issuance of the
 Zoning Administrator Determination.

 16. During the hearing on the Appeal, the ZBA received evidence and
 heard extensive argument from counsel for the Appellant Rolando
 Acosta, amd also received evidence from Zoning Administrator
 Brian Augustine and Planning Coordinator Mike Voitik, all
 concerning the Property and the Zoning Administrator
 Determination.

 17. The Appellate submitted the following documentation into
 evidence:

 a. A Plat of Survey of the Subject Property prepared by MM
 Survey Co., consisting of one sheet, dated August 19,
 2024.

 b. Photographs of the Subject Property.

 c. Photographs of the Alley.

 d. A Proposed Site Plan for 6900 LeClaire Avenue, prepared
 by Shaped PLLC, consisting of one sheet labeled T-1.

 e. A letter from Sabin Olteanu, Certified Professional
 Engineer employed by Civicland, PLLC dated as of
 November 17, 2025 entitled “Alley Surface Classification at
 6900 Le Claire Avenue, Skokie, IL.”

 f. An electronic mail from Eric Sanchez, dated [INSERT],
 2025 with a subject line “[INSERT]”.

 g. Approved Summary Meeting Minutes from the Village of
 Skokie Plan Commission meeting on August 17, 2023.

 h. An excerpt of the City of Chicago Department of
 Transportation [INSERT NAME OF PUBLICATION]
 including the definition of “unimproved”

 i. An opinion of the Illinois Appellate Court (1st Dist.) in the
 case Elizabeth Gutstein v. City of Evanston, 402 Ill. App.
 3d 610 (2010).

 j. An email from Kelsey A. Taylor P.E. to the Appellant dated
 November 17, 2025 with the subject “Re: BUJDEI: 6600 Le
 Claire Avenue Driveway Location”




4907-7209-9718, v. 1
Village of Skokie Zoning Board of Appeals
Findings and Final Determination
Appeal of November 11, 2025 Zoning Administrator Determination
6690 Le Claire Avenue, Skokie, Illinois
Page 4

 k. An artificial intelligence-generated summary from Google
 regarding alley construction in Santa Monica, California
 and a number of accompanying aerial and
 street-view” photographs of streets in Santa Monica
 captured from Google Maps.

 18. Appellant’s counsel presented the following arguments in
 summary advocating for a reversal of the Zoning Administrator’s
 Determination:

 a. Neither the Zoning Ordinance, nor the Village’s adopted
 building codes, defines what constitutes an “improved
 alley” for the purposes of Section 118-212(c)(6).

 b. As a result the Zoning Administrator should have relied on
 the ordinary meaning and understanding of the word
 “improved.”

 c. Two certified professional engineers reviewed photographs
 of the Alley and opined that the partial stone surface did
 not constitute an “improved alley”

 d. If simply grading an alley to render it passable by vehicles
 qualified an alley as “improved” then a dirt alley may also
 suffice to qualify as “improved” under the Zoning
 Administrator’s Determination.

 e. There is evidence from the Minutes of the August 2023
 meeting that a member of the Village’s Plan Commission
 differentiated between stone-surfaced alleys and improved
 alleys when considering the amendments that added
 Section 118-212(c)(6) to the Zoning Ordinance

 f. Other municipalities, including Chicago and Evanston,
 classify stone surfaced alleys as “unimproved.”


 19. The Zoning Administrator submitted the following documentation
 into evidence in support of his determination:

 a. Staff Report for Case 2023-18P.

 b. Email from Russ Rietveld, Director of Engineering, dated
 January 2, 2026.

 c. Email from Michael Lochner, Supervisor of Streets and
 Alleys, dated December 26, 2026.




4907-7209-9718, v. 1
Village of Skokie Zoning Board of Appeals
Findings and Final Determination
Appeal of November 11, 2025 Zoning Administrator Determination
6690 Le Claire Avenue, Skokie, Illinois
Page 5

 d. A Powerpoint presentation displayed during the hearing
 showing different types of alley construction present in the
 Village.


 20. The Zoning Administrator and Planning Coordinator Mr. Voitik,
 provided testimony in support of the Zoning Administrator’s
 Determination:

 a. There are a variety of construction materials used in alleys
 across the Village including stone, pavers, asphalt, and
 concrete.

 b. There are approximately 20 remaining alleys in the Village
 that were platted and dedicated to the City but never
 improved to accept vehicular traffic. The Village considers
 these alleys unimproved and has had a long-standing
 policy of vacating unimproved alleys to surrounding land
 owners whenever possible.

 c. It was noted that the Village considers improved alleys to
 have alley returns which allow vehicles to enter, pass
 through, and exit the Alleys. The Alley behind the Subject
 Property is improved with an alley return on both sides of
 the 5100 block of Morse Avenue.

 d. For the Alley behind the Subject Property, the Village
 conducts regular improvement to the Alley including
 scarification of the surface, removal of debris, and the
 replenishment of the stone surface. The last time this work
 was conducted was 2025.

 e. The majority of the alleys in the Village are stone-surfaced.

 21. After receiving evidence and testimony and hearing arguments
 from the Appellant and the Zoning Administrator, the Zoning
 Board finds as follows:

 a. Due to the lack of a specific definition for “improved” in the
 Zoning Ordinance or other Village codes and regulations,
 Section 118-212(c)(6)’s prohibition on new curb cuts for
 properties abutting “improved alleys” is ambiguous.

 b. The Appellant provided sufficient evidence that stone-
 surfaced alleys would not be considered improved in other
 jurisdictions and contexts, including surface parking.

 c. When a provision of the Zoning Ordinance is determined to
 be ambiguous, it is appropriate to interpret the provision in


4907-7209-9718, v. 1
Village of Skokie Zoning Board of Appeals
Findings and Final Determination
Appeal of November 11, 2025 Zoning Administrator Determination
6690 Le Claire Avenue, Skokie, Illinois
Page 6

 favor of an property owner’s fee use of their property.
 Worthham v. Village of Barrington Hills, 2022 IL App (1st)
 210888.

 22. The Zoning Board of Appeals therefore determines that the
 Zoning Administrator’s Determination that the Subject Property
 abuts an “improved alley” for the purpose of Section 118-212(c)(6)
 was in error.

 23. Based on the foregoing, the ZBA finds that the Zoning
 Administrator Determination should be reversed.

 24. The ZBA makes no findings as to whether the Appellant is entitled
 to, as proposed, move the curb cut on the Subject Property from
 the Le Claire Avenue frontage to the Morse Avenue frontage.


Action of
the Board:
 The ZBA, having reviewed and discussed the Appeal as requested,
 hereby reverses the Zoning Administrator’s Determination in its entirety.
 Accordingly, the Appeal is granted.




4907-7209-9718, v. 1
Village of Skokie Zoning Board of Appeals
Findings and Final Determination
Appeal of November 11, 2025 Zoning Administrator Determination
6690 Le Claire Avenue, Skokie, Illinois
Page 7


Dated: ___________, 2026
Ayes:
Nays:
Absent:
Abstain:
 VILLAGE OF SKOKIE ZONING BOARD OF APPEALS



 ___________________________________
 Brian O’Donnell, Chairman


Any appeal of this final administrative decision of the Village of Skokie Zoning Board of Appeals
must be in compliance with the Administrative Review Law, 735 ILCS 5/3-101 et seq.


Filed this ____ day of ______________________, 2026, with the office of the Zoning
Administrator of the City.



 ____________________________________
 Brian Augustine, Zoning Administrator
 Village of Skokie




4907-7209-9718, v. 1
STAFF REPORT 10015 Lamon Avenue
Community Development Department Council Chambers, 7:30 PM, January 21, 2026


To: Brian O’Donnell, Chairman, Zoning Board of Appeals
From: Brian J. Augustine, Zoning Administrator
Re: 2025-09Z – Side Yard Variation

  General Information
  Location 10014 Lamon Avenue
  Petitioner Abdul R. Samjoo and Shamin Samjoo
  Request Variation in order to construct a second-floor addition resulting
 in the continuation of the existing 3.28 – 3.92-foot south side
 yard.
  Zoning Requirement 4-foot minimum side yard (118-125(6)a.)
  Aerial and Zoning
  Map




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

SITE INFORMATION
 • The residence was constructed in 1959.
 • The site abuts a public alley to the south.




DOC 637487 – Staff Report for 2025-09Z – 10014 Lamon Ave Side Yard Variation
 Page 1 of 4
 Figure 1. View of Subject Site (south side yard) Facing West




 Figure 2. Aerial View of the Subject Site



PETITIONER’S SUBMITTAL
The petitioner is requesting a variation in order to construct a second-floor addition
resulting in the continuation of the existing 3.28 – 3.92-foot south side yard. The addition
will consist of three new bedrooms and a bathroom. It will be constructed over the existing
first-floor and will follow all existing setbacks.




DOC 637487 – Staff Report for 2025-09Z – 10014 Lamon Ave Side Yard Variation
 Page 2 of 4
STAFF ANALYSIS
Staff recommends that the petitioner’s request for a variation to construct a second-floor
addition resulting in the continuation of the existing 3.28-3.92-foot south side yard, be
APPROVED, based on the Proposed Findings of Fact.

The petitioner did not create the hardship because the addition will follow the setbacks of
the existing building that was constructed with a permit in 1959. The construction will not
negatively impact any neighbors because the building’s substandard south side yard abuts a
16-foot wide public alley. The north side yard, that abuts a residence, will remain 10-plus
feet and meet all zoning regulations.

APPEARANCE COMMISSION
This addition will be required to obtain a Certificate of Appropriateness from the Appearance
Commission.


ATTACHMENTS
1. Proposed Findings of Fact
2. Variation Application
3. Petitioner Statement
4. Plat of Survey
5. Site Plan and elevations dated May 27, 2025
6. Photographs of Subject Site
7. Affidavit of Public Notice
8. Certificate of Publication
9. Photograph of Sign on Property




DOC 637487 – Staff Report for 2025-09Z – 10014 Lamon Ave Side Yard Variation
 Page 3 of 4
Proposed Findings of Fact 2025-09Z: Variation
Community Development Department Council Chambers, 7:30 PM, January 21, 2026


 1 Consideration Limitation on the use of the property due to physical, topographical, and
 geologic features.
 Finding There are limitations on the property to construct any second-floor addition
 due to the existing home setbacks.
 2 Consideration The applicant can demonstrate that without a variance there can be no
 reasonable use of the property.
 Finding The applicant cannot demonstrate that without a variance there can be no
 reasonable use of the property.
 3 Consideration The granting of the variance is not based solely on economic reasons.
 Finding The granting of the variance does not appear to be based solely on
 economic reasons.
 4 Consideration The necessity for the variance was not created by the property owner.
 Finding The necessity for the variance was not created by the current property
 owner.
 5 Consideration The variance requested is the minimum variance necessary to allow
 reasonable use of the property.
 Finding The request is the minimum necessary to construct an addition.

 6 Consideration The granting of the variance will not be injurious to the public health,
 safety, or welfare.
 Finding The granting of the variance will not be injurious to public health, safety or
 welfare as the proposed addition will have to be constructed in compliance
 with building code regulations.
 7 Consideration The property subject to the variance request possesses one or more unique
 characteristics generally not applicable to similarly situated properties

 Finding The substandard side yard abuts the public alley. The building was
 originally constructed too close to the lot line.




DOC 637487 – Staff Report for 2025-09Z – 10014 Lamon Ave Side Yard Variation
 Page 4 of 4
Variance Petition Statement – Side Yard Setback (Code 118-126 R2
Zoning)
Property Address: 10014 Lamon Ave, Skokie, IL 60077

Petitioner: Abdul Samjoo



1. Physical limitations on property use
The lot width is 43 feet, which is 2 feet narrower than most of the lots on the block.
Minimum 40 feet required for the R2 zoning district. Because of the narrower lot and the
20-foot-wide alley at the rear side, the original home was built closer to the side property
lines. As a result, the first floor already has reduced side yards, and continuing the second-
floor addition directly above the existing footprint is the only practical option for proper
alignment and structural continuity.


2. Reasonable use of the property without the variance
Without a variance, the second-floor addition would require a 9-inch horizontal setback
step-in, resulting in a visually inconsistent and structurally inefficient design. This would
negatively impact the architectural layout, interior room usability, and the overall aesthetic
compatibility of the home. The variance allows the addition to align with the existing
footprint, producing a structurally sound and visually cohesive result.


3. Request not based solely on economic reasons
The purpose of this variance is not for profit or financial gain. My family has grown, and we
intend to remain long-term in this home and in the Skokie community. My children attend
local public schools, and we wish to continue living here. The additional space is needed for
functional family living, not economic benefit — the project is specifically to create
adequate space for our household’s needs.


4. Necessity for variance not created by owner
We purchased the property in 2019 with the side yard conditions already in place. The
nonconforming side yard setbacks of 3.28 ft and 3.92 ft were inherited with the existing
structure. No changes were made by us to alter or reduce setbacks. The need for a variance
arises solely from the original home placement and current zoning standards.


5. Minimum variance necessary for reasonable use
The request is strictly to build vertically above the existing footprint, maintaining the
current nonconforming side yards without expanding further outward. Meeting the 4-foot
minimum side yard requirement would require narrowing the second floor or undertaking
major structural relocation, which is not practical or structurally efficient. This variance
represents the least amount of relief necessary to complete a functional second-floor
addition.


6. No injury to public health, safety, or welfare
The proposed addition will comply with all applicable building codes and will be permitted,
constructed, and inspected by the Village of Skokie. Licensed professionals will perform all
work. Because no horizontal expansion is proposed, light, air, drainage, and safety
conditions remain unchanged. The project will enhance the home, maintain neighborhood
character, and improve the overall property condition.


7. Unique characteristics of the property
The property adjoins a 20-foot-wide alley at the rear, which is larger than the typical 16-
foot residential alley, creating an atypical site configuration. Combined with the 43-foot
narrow lot width, these conditions are not typical of many nearby parcels. Allowing a
vertical continuation over the existing footprint will maintain compatibility with
surrounding homes and ensure the property remains functional and aligned with
neighborhood development patterns.
 PLAT OF SURVEY
 OF
 LOT 35 AND THE SOUTH 8 FEET OF LOT 36 IN BLOCK 1 IN WESTMORELAND ADDITION TO EVANSTON NO. 2, A SUBDIVISION IN THE NORTHEAST 1/4 OF LEGEND
 FRACTIONAL SECTION 9, TOWNSHIP 41 NORTH, RANGE 13, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. E RE I EN ION


 E CRIPTION
 R RECOR I EN ION
 EE I EN ION



 35.00' (R)
 I ING ET C INE
 CENTER OF ALLEY AS MONUMENTED
 AND OCCUPIED
 36 CLF ONL
 N. 27' OF LOT 36
 (NOT INCLUDED)
 RC ENGTH I EN ION
 N89°15'21"W (M) R RC R I I E ION
 FIP 2" 1 CLF 0.83' S CROSS TE
 CH RC CHOR I EN ION
 & ONL 127.47' (M) 2.00' E
 PC POINT O C R T RE
 PT POINT O T NGENCY NO
 WF 0.44' W
 1.89' S & RE I ION
 S. 8' OF LOT 36 1.56' S CLF 0.42' S CONC. PRC POINT O RET RN C R E
 WF ONL 0.94' E
 S. LINE OF LOT 36 ONL ON ON
 FIR 5 8" 33.00'
 0.17' E N. LINE OF LOT 35 OH O ERH NG
 1.76' Y
 CLF 0.10' W TYP TYPIC
 FIP 12" 28.93'




 43.00' (D=M)
 12.28' 32.09'
 1.06'
 20' ALLEY (APPEARS



 S00°12'39"W (M)
 CHEC E




 LAMON AVE.
 0.30' E




 43.00' (D=M)
 PO POINT O EGINNING




 S00°13'01"W (M)
 POC POINT O CO ENCE ENT
 24.33'



 CONC. CURB
 O N IRON PIPE I E IP
 4.53' E
 ON E  O IE I
 35.00' (R)
 1 STORY ET IRON PIPE I E IP


 TO BE VACATED)
 35 28.14'
 FRAME & BRICK
 28.12'
 O N IRON RO I E IR
 24 22.30' 22.38'
 FRAME BUILDING ET IRON RO I E IR
 15' BSL
 GARAGE #10014 OO

 R N Y
 C T CRO
 PF 4.70' N O N CRO RY
 3.84' N &



 CONC. WALK
 & ONL 3.83' N
 4.54' E 3.28' N 3.92' N & C T NOTCH
 CLF 3.97' N 28.80' W RE
 O N NOTCH
 & 0.23' W 24.29' IE Y N
 46.38' O N GN I G
 PF 0.74' E S. LINE OF LOT 35 117.40' (R) PF 0.34' S ET G N I G I EN ER
 C CH IN IN ENCE OR ERE Y
 FIP 12" 1.16' S 1.17' S PF 1.46' S 127.47' (M) 0.38' S 0.26' S 0.34' N OO ENCE C TEGORY O N
 N89°15'21"W (M) CROSS IRON ET ENCE




 903 COMMERCE DRIVE, SUITE 210, OAK BROOK, IL 60523
 2.00' E P P TIC INY ENCE
 R IRE ENCE




 Pi Surveying PLLC
 GR G R R I
 RT RET INING
 20' ALLEY I ING
 CONCRETE
 NOTE: ALLEY TO THE WEST OF SUBJECT PH T
 PROPERTY APPEARS TO BE VACATED. OO
 NO DOCUMENTATION WAS PROVIDED TO ET
 SURVEYOR AT THE TIME OF THIS SURVEY.
 RIC




 PHONE: (773) 444-0445 www.pisurveying.com
 BASIS OF BEARINGS: GR E
SURVEY NOTES:
 THE BASIS OF BEARINGS IS THE STATE PLANE TONE
1. FOR BUILDING LINES, EASEMENTS AND OTHER RESTRICTIONS NOT SHOWN HEREON; REFER TO COORDINATE SYSTEM (SPCS) NAD 83 (2011) EAST ZONE. TER
 YOUR DEED, TITLE POLICY AND LOCAL ZONING ORDINANCE ETC. ALL MEASUREMENTS ARE ON THE GROUND. O ERH NG C NOPY
2. ALL DIMENSIONS ARE IN FEET AND DECIMAL PARTS THEREOF.
3. REVIEW LEGAL DESCRIPTION AND RECORD MEASUREMENT ON THIS PLAT AND REPORT ANY ITION
 DISCREPANCIES TO SURVEYOR AT ONCE, BEFORE DAMAGE MAY OCCUR.
4. COMPARE ALL POINTS BEFORE BUILDING BY SAME. STATE OF ILLINOIS
 SUBJECT SITE AREA:
5. WE DO NOT CERTIFY UTILITIES, THEREFORE, CONTACT UTILITIES COMPANIES BEFORE BUILDING. COUNTY OF DUPAGE
6. BASIS OF BEARING IF SHOWN IS ASSUMED UNLESS NOTED. 5,481.1± SQ. FT.
7. DATE OF FIELD WORK IS DATE SHOWN IN CERTIFICATION. WE, PI SURVEYING PLLC, AN ILLINOIS PROFESSIONAL DESIGN FIRM DO
8. NO MEASUREMENTS ARE TO BE ASSUMED BY SCALING. HEREBY CERTIFY THAT THE SURVEY WAS MADE UNDER ITS SUPERVISION
9. ANY COMMENTS, MODIFICATIONS, ALTERATIONS AND REVISIONS MUST BE BROUGHT TO OUR ON THE GROUND AND THE PLAT HEREON DRAWN IS A REPRESENTATION
 ATTENTION WITHIN 90 DAYS OF DATE OF COMPLETION OF THIS SURVEY. OF SAME. THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT
10. TREES AND UTILITIES ARE NOT SHOWN HEREON. ILLINOIS MINIMUM STANDARDS FOR BOUNDARY SURVEY. AL L AND
 0' 15' 30' ON SU
11. CATEGORY OF THIS SURVEY IS BASED UPON CLIENT'S REQUEST. S SI R
 DATED AT OAK BROOK, ILLINOIS THIS 9th DAY OF JUNE, 2025.
 FE WILLIAM A. VE
12. TO ENSURE LEGITIMACY OF THIS PLAT, IT MUST CARRY THE SEAL OF THE PROFESSIONAL P RO WORKMAN COPYRIGHT NOTICE
 YO
 LICENSEE WHO PREPARED THIS PLAT. R
 THI R ING I THE PROPERTY O PI
13. ALL BUILDING DIMENSIONS AND TIES ARE TO CURRENT SIDING MATERIAL AND NOT TO SCALE: 1" = 15' NO. 035-003501
 R EYING P C N I NOT TO E E
 FOUNDATION.
 BY:____________________________________________________ OR NY P RPO E OTHER TH N THE
14. ARCHITECT, OWNER OR ENGINEER SHOULD VERIFY AND REMEASURE BUILDING FOR BUILDING OAK BROOK
 ADDITION PURPOSES. ILLINOIS PROFESSIONAL LAND SURVEYOR NO. 035.003501 ILLINOIS PECI IC PRO ECT N ITE N E HEREIN
 TA
 S
 LICENSE EXPIRES 11/30/2026 TE S
15. NO ZEROX, SCANNED COPIES SHALL BE MADE WITHOUT WRITTEN PERMISSION FROM O F I L L I NO I N C NNOT E REPRO CE IN NY
 PROFESSIONAL LAND SURVEYOR. NNER ITHO T THE E PRE RITTEN
 ILLINOIS PROFESSIONAL DESIGN FIRM NO. 184.008811-0008
 PER I ION RO PI R EYING P C
 © PI R EYING P C RIGHT RE ER E
10014 Lamon - East wall
10014 Lamon - North wall
10014 Lamon - South wall
10014 Lamon - West Wall
Neighbor
Neighbor
Neighbor
Neighbor
Sold To:
Village of Skokie - CU00031224
5127 Oakton St
Skokie,IL 60077-3633


Bill To:
Village of Skokie - CU00031224
5127 Oakton St
Skokie,IL 60077-3633



 Certificate of Publication:
Order Number: 7911356
Purchase Order: Case 2025-10Z

State of Illinois - Cook

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

This is to certify that a notice, a true copy of which is attached, was published 1 time(s) in the Skokie
Review, namely one time per week or on 1 successive weeks. The first publication of the notice was
made in the newspaper, dated and published on 12/25/2025, and the last publication of the notice was
made in the newspaper dated and published on 12/25/2025.

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

PUBLICATION DATES: Dec 25, 2025.
___________________________________________________________________________________

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

26th Day of December, 2025, by

Chicago Tribune Media Group




 Jeremy Gates




 Chicago Tribune - chicagotribune.com
 160 N Stetson Avenue, Chicago, IL 60601
 (312) 222-2222 - Fax: (312) 222-4014
 Chicago Tribune - chicagotribune.com
160 N Stetson Avenue, Chicago, IL 60601
  (312) 222-2222 - Fax: (312) 222-4014
 Chicago Tribune - chicagotribune.com
160 N Stetson Avenue, Chicago, IL 60601
  (312) 222-2222 - Fax: (312) 222-4014
STAFF REPORT 8041 Tripp Avenue
Community Development Department Council Chambers, 7:30 PM, January 21, 2026


To: Brian O’Donnell, Chairman, Zoning Board of Appeals
From: Brian J. Augustine, Zoning Administrator
Re: 2025-10Z – Floor to Area Ratio Variation

  General Information
  Location 8041 Tripp Avenue
  Petitioner Kevin and Natalie Frampton
  Request Variation in order to construct a dormer addition resulting in a
 floor to area ratio or 0.75.
  Zoning Requirement 0.6 maximum (118-125(9))
  Aerial and Zoning
  Map




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

SITE INFORMATION
 • Staff could not verify the date the home was constructed. A garage, formerly on site,
 was constructed in 1934.
 • The site abuts a public alley to the east.




DOC 637518 – Staff Report for 2025-10Z – 8041 Tripp Ave - FAR Variation
 Page 1 of 4
 Figure 1. View of the Subject Site Facing East (from Tripp Avenue)




 Figure 2. Aerial View of the Subject Site

PETITIONER’S SUBMITTAL
The petitioner is requesting a variation in order to construct a dormer addition resulting in a
floor to area ratio of 0.75 rather than the 0.6 allowed. The dormer addition is

DOC 637518 – Staff Report for 2025-10Z – 8041 Tripp Ave - FAR Variation
 Page 2 of 4
approximately 189 square feet, while the existing home is about 2,400 square feet. The
addition will consist of a new bathroom and a storage room.

STAFF ANALYSIS
Staff recommends that the petitioner’s request for a variation to construct a dormer addition
resulting in a floor to area ratio of 0.75 be APPROVED, based on the Proposed Findings of
Fact.
The building’s basement has a unique characteristic prompting the need for a variation.
The floor to area ratio definition in the Zoning Ordinance requires any basement that is
more above grade than below, from floor to ceiling, to count towards the floor of a home.
If the basement at the subject property was more than 2 inches deeper into the ground,
making the basement more below grade than above, the 1,000 square feet of basement
would not count towards the floor to area ratio and the petitioner would not require a
variation. Even though the basement looks like a standard basement in the neighborhood,
it is actually 3’6” above grade and 3’4” below grade, making any addition to the home
impossible without a variation.


APPEARANCE COMMISSION
This addition will be required to obtain a Certificate of Appropriateness from the Appearance
Commission.

ATTACHMENTS
1. Proposed Findings of Fact
2. Variation Application
3. Petitioner Statement
4. Plat of Survey
5. Site Plan and elevations dated November 18, 2025
6. Photographs of Subject Site
7. Affidavit of Public Notice
8. Certificate of Publication
9. Photograph of Sign on Property




DOC 637518 – Staff Report for 2025-10Z – 8041 Tripp Ave - FAR Variation
 Page 3 of 4
Proposed Findings of Fact 2025-10Z: Variation
Community Development Department Council Chambers, 7:30 PM, January 21, 2026


 1 Consideration Limitation on the use of the property due to physical, topographical, and
 geologic features.
 Finding There are limitations on the property to construct any type of addition due
 to the basement being more above grade than below grade.
 2 Consideration The applicant can demonstrate that without a variance there can be no
 reasonable use of the property.
 Finding The applicant cannot demonstrate that without a variance there can be no
 reasonable use of the property.
 3 Consideration The granting of the variance is not based solely on economic reasons.
 Finding The granting of the variance does not appear to be based solely on
 economic reasons.
 4 Consideration The necessity for the variance was not created by the property owner.
 Finding The necessity for the variance was not created by the current property
 owner.
 5 Consideration The variance requested is the minimum variance necessary to allow
 reasonable use of the property.
 Finding The request is the minimum necessary to construct a dormer addition.

 6 Consideration The granting of the variance will not be injurious to the public health,
 safety, or welfare.
 Finding The granting of the variance will not be injurious to public health, safety or
 welfare as the proposed addition will have to be constructed in compliance
 with building code regulations.
 7 Consideration The property subject to the variance request possesses one or more unique
 characteristics generally not applicable to similarly situated properties

 Finding The residence has a basement that is two inches more above grade than
 below grade which makes it count towards the floor to area ratio.




DOC 637518 – Staff Report for 2025-10Z – 8041 Tripp Ave - FAR Variation
 Page 4 of 4
  Petition for Variance Office Use Only
 Case Number:
  VILLAGE OF SKOKIE ZONING BOARD OF APPEALS
 Filing fee:
  Community Development Department Recording fee:
  Building and Zoning Division
  5127 Oakton Street Skokie, IL 60077
  Phone (847) 933-8223" Fax (847) 933-8230

  ALL ITEMS MUST BE COMPLETE TO PROCESS APPLICATION

  Address of Property 8041 Tripp Ave Zoning
  Owners of Property Kevin and Natalie Frampton
 (Titleholders, Trust Number and Beneficiaries,Corporation, etc.)
  Petitioners (if other than owners)
  Petitioners' Address 3041 TrippAve Phone 847-370-6627

  City, State, Zip Skokie, IL 60076 Fax
  Email Address Tramptonk32@hotmail.com

  Existing Use of Lot Residential Proposed Request FAR
 All P.LN.# 10-22-427-006-0000

 X
 Attach Legal Description of Property (from Title Policy or Plat of Survey)

  List allaspects of the proposed development that do not conform to the requirements of the Village of Skokie Code.
 Code Section Code Requirement Requested Variation
 118-125 (9) 0.6 Maximum FAR 0.754 FAR




  PETITIONER STATEMENT (please type on a separate sheet of paper)
  Inorder to be granted a variance your request must be consistent with the following findings:
  1 There is a limitation on use of the property due to physical, topographical, and geologic features.
  2. Without avariance there can be no reasonable use of the property.
  3. The request is not based solely on economic reasons.
  4 The property owner did not create the necessity for the variance.
  5  The request is the minimum variance necessary to allow reasonable use of the property.
  6 The request will not be injurious to public health, safety or welfare.
  7. The subject site possesses one or more unique characteristics generally not applicable to similarly situated properties.


 Any required fees or monies owed by the applicant to the Village must be paid asa condition of approval.
VoSDOCS-#187565-v13-Varlation_Petition Revised 3/3/2020
  THE LEGAL TITLEHOLDERMUST SIGN THIS PETITION. Where the property is held in trust, the trust officer must
  sign the petition and include a letter naming all beneficiaries of the trust and authorizing the beneficiaries to act on the
 matters related to this petition. The undersigned acknowledges and agrees that alldocumentation submitted with this
 application become public records and may be viewed by the public. The undersigned understands and agrees that if
 a Varianceis granted to this application, the building permit, where applicable, must be issued in the name of the
  Owner(s) listed below, the Variation and any conditions contained therein, will be recorded at the petitioner's expense
  in the Office of the Recorder of Deeds for Cook County, and failure to comply with any and all terms and conditions of
  the Variation willcause to initiate hearings to consider revocation of the Variation, as wellas any related ocupancy
  permit and /or business license, as provided for in the Village of Skokie Code.
  Owner's Namels) Kevin and Natalie Frampton Dated Signature(s)_

 Phone
  Address(es) 8041 Tripp Ave.
 Skokie, IL 60076 Fax
  Agent or Attorney Information
  Name Firm

  Address Phone
 Fax


 SUBMITTAL REQUIREMENTS
 Current proof of ownership- current title policy or tract search AND last paid property tax bill
 OIf legal title is in trust, the names of the beneficiaries
 OIf legal title is in a corporation, the names of the principal officers and directors
 Length of time title has been held as represented 2 years-COSeO NoV)o01
 Letter of authorization from the titleholder - when someone dther than the owner (or beneficiaries) or the
 owner's attorney presents the principle testimony at the public hearing
 Petitioner Statement
 Photographs of the general area or parcel
 Check made payable to "Village of Skokie" for current recording fee plus $400for each variation requested

 case Continuation fee: 50% of original fee, if requested by or due to petitioner's lack of preparation
 Zoníng Information Worksheet (if variation involves building coverage, impermeable surfaces or FAR)
 Parking evaluation from the Engineering Division (parking variations only)
 Proof that all principal and accessory buildings are on one lot with one single tax property identification
 number (PIN) or that tax consolidation has been applied for.

  3-11"x17" (or smaller) copies:
 A plat of survey by an linois Licensed Surveyor accurately reflecting all site improvements and easements
 (dated less than 2 years from application, no reduced copies/must be to scale)
 Site & Floor plans drawn to scale showing buildings and improvements with allpertinent dimensions noted
 1full size plan and 3-11"x17"
 Landscape plan showing location, types, and sizes of all existing and proposed landscape items (Required for
 all variations except variations at detached or 2-unit multifamily residences)
 Evidence of notice to surrounding taxpayers of record within 250 feet of the subject site and other occupants of the subject site
  NOTE:
 not more than 45 days nor less than 15 days
 willbe required by Zoning Board of Appeals hearing. The notice shall be deliveredleast
 prior to the hearing, It is recommended that the notice list be reviewed by Staff at 17 days prior to the public hearing.
 Skokie ls not responsible for an Incomplete or incorrect notice.




 Revised 3/3/2020
VOSDOCS-#187565-v13-Variation_Petition
Petitioner Statement – Kevin and Natalie Frampton 8041 Tripp Ave., Skokie, IL 60076

 We bought our home in 2004 after getting married earlier that year. We have enjoyed
living in the community and wish to continue doing so. Unfortunately, our property was built in
1928 before the village required a certain size property, so we were squeezed into the space
between the houses to the north and south of our home, thus limiting the size of the structure.
Zoning regulations since then have limited what can be done to the structure to accommodate
current living standards. Our wish is to be able to add two moderately sized dormers to make
the home more livable within the current footprint of the structure and still be within the
setback requirements to the south of the building.



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

 The limitation on use of the property involve the livable space. We are a family of 5 with
1 bathroom in the structure. The physical limitations make daily life challenging.



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

 It would still be reasonable, just less than ideal



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

 The economic reason is that due to the building code regulations, we would need to
spend a significant amount of money to lower the basement floor to comply with the below
grade requirements that would disqualify the square footage from the FAR calculations.



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

 As mentioned above, the home was built in 1928 prior to the lot size and current
foundation requirements.

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

 The reason for the request is due to the few inches of above / below grade
measurements. In fact, if you were to put a level from the property line to the home, the grade
is flat to declining grade. Current guidelines require that the foundation be enough above grade
and/or grade slope away from foundation to avoid flooding. Our petition is minimally necessary
to allow the square footage addition requested.

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

 This request is in no way injurious to the public health, safety or welfare, in fact, there
are several properties (including the property directly south of us) that have similar or larger
additions that are an improvement to the aesthetics of the homes/neighborhood.



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

 As noted above, the unique characteristics that make our home not applicable to
similarly situated properties are the size of the lot compared to neighboring homes (i.e. our lot is
non-conforming and smaller than comparable lots.
 Plat of Survey by
6415 N. Caldwell Ave. Phone (773) 631-5285
Chicago, Il.  60646 Central Survey PLLC Fax (773) 775-2071
 www.Centralsurvey.com
 Legal Description
 Lot 60 in Ackva & Chanock's Oakton Street and Keeler Avenue "L" Subdivision of the South ½ of the East ½ of the Southwest ¼ of the Southeast ¼ of Section 22, Township 41
 North, Range 13 East of the Third Principal Meridian, also of the North ½ of the East ½ of the Southwest ¼ of the Southeast ½ of Section 22, aforesaid, in Cook County, Illinois
 Commonly Known as: 8041 N. Tripp Ave., Skokie, Illinois
 Area of Land Described: 4,061 Sq. Ft.

 South Line of Keeney Street




 Rec = 163.85'
 NE. Face Wood Fence Post 0.40' S. & 1.47' W.

 N. Face Wood Fence Post On Line




 Concrete Curb Walk
 Alley
 Rec & Meas = 123.09'




 N. Tripp Ave.
 5.68' 6.36'
 91°18'30"
 Pavers
 0.69 Red Stone 1.80
 0.68
 17.57'
 0.81 15.11


 33.0'
 1.0 22.01
 6.18
 1.0
 1.0 3.80
 13.59'

 33.0' (Gravel)
 7.38




 Concrete Apron
 11.02
 Mpu!71
 Rec & Meas =
 Pavers
 18.51
 20.19
 1 Story Brick Residence Frame Garage


 Rec & Meas =
 1.0
 Enclosed
 13.93' 3.
 Frame Porch
 1.0 75
 0.34 3.94
 1.0
 0.67 31.58'
 5.0 0.65
 22.21
 0.15 7.30
 0.34 40.10 3.16' 3.08'

 16 Ft.
 18.0' 1.90' 1.93'
 123.09'
 Rec & Meas =



 Concrete
Legend
N. = North
S. = South
E. = East S. Face Wood Fence Post 0.16' S.
W. = West
(TYP) = Typical SE. Face Wood Fence Post 0.08' S. & 1.34' W.
Rec = Record
Meas = Measure NE. Face Plastic Fence Post On Line & 0.35' W.
St. = Street
Ave. = Avenue M. Henri
 0.01' = 1/8" Decimal/Inch Conversions
 Jo h 2668 en
 n ks
 0.02' = 1/4" 0.08' = 1" 0.58' = 7"
 0.03' = 3/8" 0.17' = 2" 0.67' = 8" Professional
 0.04' = 1/2" 0.25' = 3" 0.75' = 9" Land
 0.05' = 5/8" 0.33' = 4" 0.83' = 10" Surveyor
 State of is
 Ch
 0.06' = 3/4" 0.42' = 5" 0.92' = 11"
 State of Illinois )
 0.07' = 7/8" 0.50' = 6" 1.00' = 12"
 ) S.S. ic Illinois no
 ag
NOTES: *Property corners were NOT staked per customer.*Building County of Cook ) o, I l Ii
 lines and easements, if any, shown hereon are building lines and
 easements as shown on the recorded Subdivision plat.*Consult Central Survey PLLC does hereby certify that an on the ground survey per record description of
 local authorities for building lines established by local ordinaces. the land shown hereon was performed on Nov. 10, 2025 and that the map or plat hereon drawn is
*Compare all points before building and report any difference a correct representation of said survey. When bearings are shown the bearing base is assumed.
 immediately. *Assume no dimension from scaling upon this plat.
 Dimensions are shown in feet and hundredths and are correct at a temperature of 68° Fahrenheit.
*AutoCad file will not be provided under this contract.
Scale: 1 Inch equals
Ordered By:
Order Number:
 15
 Nathan Kriska
 8041C
 Feet.
 .
 .
 Dated this 10th day of November 2025
 ,./
 John M. Henriksen P.L.S. #2668 (exp.11/30/2026) Professional Design Firm Land Surveying LLC (#184.005417)
 This professional service conforms to current Illinois minimum standards for a boundary survey.
 FIRE RESTORATION
 AND REMODELING
 SINGLE FAMILY RESIDENCE
 8041 TRIPP AVE
 SKOKIE IL

 6415 N. Caldwell Ave.
 Chicago, Il.  60646
 Plat of Survey by
 Legal Description
 Central Survey PLLC
 Phone
 Fax
 (773) 631-5285
 (773) 775-2071
 www.Centralsurvey.com
 NK ARCHITECT
 Lot 60 in Ackva & Chanock's Oakton Street and Keeler Avenue "L" Subdivision of the South ½ of the East ½ of the Southwest ¼ of the Southeast ¼ of Section 22, Township 41
 North, Range 13 East of the Third Principal Meridian, also of the North ½ of the East ½ of the Southwest ¼ of the Southeast ½ of Section 22, aforesaid, in Cook County, Illinois NATHAN KRISKA
 3322 DEMPSTER STREET
 Commonly Known as: 8041 N. Tripp Ave., Skokie, Illinois SKOKIE, IL 60076
 Area of Land Described: 4,061 Sq. Ft. TEL. 847-983-8383


 South Line of Keeney Street
 I HEREBY CERTIFY THAT THESE DOCUMENTS




 Rec = 163.85'
 WERE PREPARED UNDER MY DIRECT SUPERVISION
 AND THAT TO THE BEST OF MY KNOWLEDGE AND
 BELIEF, THEY COMPLY WITH THE PROVISIONS OF
 NE. Face Wood Fence Post 0.40' S. & 1.47' W. THE BUILDING CODE OF THE SKOKIE IL
 AND THE LAWS OF THE ILLINOIS .

 N. Face Wood Fence Post On Line




 Concrete Curb
 11/18/2025

 ARCHITECT/ENGINEER OF RECORD DATE

 Walk
 Alley
 Rec & Meas = 123.09' NSED ARCHIT
 LIC T
 EC
 6.36'




 N. Tripp Ave.
 E
 5.68'
 91°18'30" NATHAN KRISKA
 Pavers 001-013484
 0.69 Red Stone 1.80
 0.68 EXP.
 17.57'
 22.01 0.81 15.11 11.30.2026 IS


 33.0'
 6.18
 1.0
 1.03. ST  AT O
 13.59' 1.0 80 Existing One E O F ILLI N


 33.0' (Gravel)
 Story Brick 7.38




 Concrete Apron
 11.02
 Residence Lot 60 Existing


 Rec & Meas =
 Pavers
 18.51 Frame
 20.19
 PROJECT CONSULTANTS




 Rec & Meas =
 Garage
 Enclosed
 1.0
 13.93' 3.
 1.0 75 Frame Porch
 0.34 3.94
 1.0
 0.67 31.58'
 5.0 0.65
 22.21
 0.15 7.30
 3.16' 3.08'
 1.90'
 0.34 36.0


 16 Ft.
 18.0' 1.93'
 123.09'
 Rec & Meas =



 Concrete
 Legend
 N. = North
 S. = South
 E. = East S. Face Wood Fence Post 0.16' S.
 W. = West
 (TYP) = Typical SE. Face Wood Fence Post 0.08' S. & 1.34' W.
 Rec = Record
 Meas = Measure NE. Face Plastic Fence Post On Line & 0.35' W.
 St. = Street
 Ave. = Avenue M. Henri
 Decimal/Inch Conversions 2668 en
 0.01' = 1/8" n
 Joh ks
 0.02' = 1/4" 0.08' = 1" 0.58' = 7"
 0.03' = 3/8" 0.17' = 2" 0.67' = 8" Professional
 0.04' = 1/2" 0.25' = 3" 0.75' = 9" Land
 0.05' = 5/8" 0.33' = 4" 0.83' = 10" Surveyor
 Ch State of
 0.06' = 3/4" 0.42' = 5" 0.92' = 11"
 0.07' = 7/8" 0.50' = 6" 1.00' = 12" State of Illinois ) ica Illinoisoi  s
 ) S.S. g o, in
 NOTES: *Property corners were NOT staked per customer.*Building County of Cook ) IlI
 lines and easements, if any, shown hereon are building lines and
 easements as shown on the recorded Subdivision plat.*Consult Central Survey PLLC does hereby certify that an on the ground survey per record description of
 REVISION/ISSUE


 local authorities for building lines established by local ordinaces. the land shown hereon was performed on Nov. 10, 2025 and that the map or plat hereon drawn is
 *Compare all points before building and report any difference a correct representation of said survey. When bearings are shown the bearing base is assumed.
 immediately. *Assume no dimension from scaling upon this plat.
 Dimensions are shown in feet and hundredths and are correct at a temperature of 68° Fahrenheit.
 *AutoCad file will not be provided under this contract.
 Scale: 1 Inch equals 15 Feet.
 ,./
 PRINTED: 11/18/2025 15:14:05
 Dated this 10th day of November 2025 5 REVISIONS 11.18.2025
 Ordered By: Nathan Kriska . 4 REVISIONS 04.10.2025
 John M. Henriksen P.L.S. #2668 (exp.11/30/2026) Professional Design Firm Land Surveying LLC (#184.005417)
 Order Number: 8041C . This professional service conforms to current Illinois minimum standards for a boundary survey. 3 REVISIONS 03.31.2025
 2 PERMIT ISSUE 03.13.2025
 1 PROGRESS 02.25.2025
 NO. DESCRIPTION DATE


 SHEET TITLE

 SITE PLAN


 PROJECT NUMBER 140 2025
 SCALE: 1" = 10'-0" PRINCIPAL IN CHARGE N. KRISKA
 PROJECT ARCHITECT/ENGINEER




ã 2025 COPYRIGHT - NK ARCHITECT
 DRAWN BY K. KRETOWICZ
 CHECKED BY N. KRISKA

 SHEET NUMBER



 SP-1
 FIRE RESTORATION
 AND REMODELING
 SINGLE FAMILY RESIDENCE
 8041 TRIPP AVE
 SKOKIE IL




 NK ARCHITECT
 NATHAN KRISKA
 3322 DEMPSTER STREET
 SKOKIE, IL 60076
 TEL. 847-983-8383




 I HEREBY CERTIFY THAT THESE DOCUMENTS
 WERE PREPARED UNDER MY DIRECT SUPERVISION
 AND THAT TO THE BEST OF MY KNOWLEDGE AND
 BELIEF, THEY COMPLY WITH THE PROVISIONS OF
 THE BUILDING CODE OF THE SKOKIE IL
 AND THE LAWS OF THE ILLINOIS .




 11/18/2025

 ARCHITECT/ENGINEER OF RECORD DATE




 SED ARCHIT
 N
 LIC T
 E EC
 NATHAN KRISKA
 001-013484
 EXP.
 11.30.2026 IS
 ST  AT O
 E O F ILLI N



 PROJECT CONSULTANTS




 REVISION/ISSUE




 PRINTED: 11/18/2025 15:14:10
 5 REVISIONS 11.18.2025
 4 REVISIONS 04.10.2025
 3 REVISIONS 03.31.2025
 2 PERMIT ISSUE 03.13.2025
 1 PROGRESS 02.25.2025
 NO. DESCRIPTION DATE


 SHEET TITLE

 ROOF PLAN & SECTION


 PROJECT NUMBER 140 2025
 PRINCIPAL IN CHARGE N. KRISKA
 PROPOSED BUILDING SECTION
 2 PROJECT ARCHITECT/ENGINEER




ã 2025 COPYRIGHT - NK ARCHITECT
 SCALE: 1/2" = 1'-0"
 DRAWN BY K. KRETOWICZ
 CHECKED BY N. KRISKA

 SHEET NUMBER



 A-2
 FIRE RESTORATION
 AND REMODELING
 SINGLE FAMILY RESIDENCE
 8041 TRIPP AVE
 SKOKIE IL




 NK ARCHITECT
 NATHAN KRISKA
 3322 DEMPSTER STREET
 SKOKIE, IL 60076
 TEL. 847-983-8383




 I HEREBY CERTIFY THAT THESE DOCUMENTS
 WERE PREPARED UNDER MY DIRECT SUPERVISION
 AND THAT TO THE BEST OF MY KNOWLEDGE AND
 BELIEF, THEY COMPLY WITH THE PROVISIONS OF
 THE BUILDING CODE OF THE SKOKIE IL
 AND THE LAWS OF THE ILLINOIS .




 11/18/2025

 ARCHITECT/ENGINEER OF RECORD DATE




 SED ARCHIT
 N
 LIC T
 E EC
 NATHAN KRISKA
 001-013484
 EXP.
 11.30.2026 IS
 ST  AT O
 E O F ILLI N



 PROJECT CONSULTANTS




 REVISION/ISSUE




 PRINTED: 11/18/2025 15:14:15
 5 REVISIONS 11.18.2025
 4 REVISIONS 04.10.2025
 3 REVISIONS 03.31.2025
 2 PERMIT ISSUE 03.13.2025
 1 PROGRESS 02.25.2025
 NO. DESCRIPTION DATE


 SHEET TITLE

 EXISTING ELEVATIONS


 PROJECT NUMBER 140 2025
 PRINCIPAL IN CHARGE N. KRISKA
 PROJECT ARCHITECT/ENGINEER




ã 2025 COPYRIGHT - NK ARCHITECT
 DRAWN BY K. KRETOWICZ
 CHECKED BY N. KRISKA

 SHEET NUMBER



 A-3
 FIRE RESTORATION
 AND REMODELING
 SINGLE FAMILY RESIDENCE
 8041 TRIPP AVE
 SKOKIE IL




 NK ARCHITECT
 NATHAN KRISKA
 3322 DEMPSTER STREET
 SKOKIE, IL 60076
 TEL. 847-983-8383




 I HEREBY CERTIFY THAT THESE DOCUMENTS
 WERE PREPARED UNDER MY DIRECT SUPERVISION
 AND THAT TO THE BEST OF MY KNOWLEDGE AND
 BELIEF, THEY COMPLY WITH THE PROVISIONS OF
 THE BUILDING CODE OF THE SKOKIE IL
 AND THE LAWS OF THE ILLINOIS .




 11/18/2025

 ARCHITECT/ENGINEER OF RECORD DATE




 SED ARCHIT
 N
 LIC T
 E EC
 NATHAN KRISKA
 001-013484
 EXP.
 11.30.2026 IS
 ST  AT O
 E O F ILLI N



 PROJECT CONSULTANTS




 REVISION/ISSUE




 PRINTED: 11/18/2025 15:14:15
 5 REVISIONS 11.18.2025
 4 REVISIONS 04.10.2025
 3 REVISIONS 03.31.2025
 2 PERMIT ISSUE 03.13.2025
 1 PROGRESS 02.25.2025
 NO. DESCRIPTION DATE


 SHEET TITLE

 PROPOSED ELEVATIONS


 PROJECT NUMBER 140 2025
 PRINCIPAL IN CHARGE N. KRISKA
 PROJECT ARCHITECT/ENGINEER




ã 2025 COPYRIGHT - NK ARCHITECT
 DRAWN BY K. KRETOWICZ
 CHECKED BY N. KRISKA

 SHEET NUMBER



 A-4
 AFFIDAVIT OF PUBLICNOTICE
STATE OF ILLINOIS ) Case No. 2025-10Z

COOK COUNTY Address 8041 Tripp Ave
 Request Variation - FAR
 Please complete & return
 affidavit by January 5, 2026


The undersigned petitioner, on oath, states:
1. That they are the owner or duly authorized agent of the petitioner for the property located in
Skokie, IL, in the above noted case(s) now pending for public hearing before the Skokie Zoning
Board of Appeals or before the Skokie Plan Commission,

2. That they notified, in writing, all properties within 250 feet of the subject site by mail,
using the attached list provided by staff, no less than 15 days prior to the scheduled hearing

3. That the legal notice letter was mailed out on


 Keviw aspra
Applicant Printed Name




ApplicaDt Signature


Subscribed and sworn to before me on this

3l_ Decemoer
 day of Month 205
Day # Ycar


 MARIA VICTORIA SANDIA MORENO
 Notary Publlc-State of Michigan
 Countyof Ottawa

Notary Public A2A ViCoRiA SANDe Moleno My Commisslon Expires Jul 27,2031
 Acting tn the County of O A A




VoSDOCS-#186613 vll Public Hearing Notification Instructions_ ZBA&Plan Commission
Sold To:
Village of Skokie - CU00031224
5127 Oakton St
Skokie,IL 60077-3633


Bill To:
Village of Skokie - CU00031224
5127 Oakton St
Skokie,IL 60077-3633



 Certificate of Publication:
Order Number: 7911347
Purchase Order: Case 2025-09Z

State of Illinois - Cook

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

This is to certify that a notice, a true copy of which is attached, was published 1 time(s) in the Skokie
Review, namely one time per week or on 1 successive weeks. The first publication of the notice was
made in the newspaper, dated and published on 12/25/2025, and the last publication of the notice was
made in the newspaper dated and published on 12/25/2025.

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

PUBLICATION DATES: Dec 25, 2025.
___________________________________________________________________________________

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

26th Day of December, 2025, by

Chicago Tribune Media Group




 Jeremy Gates




 Chicago Tribune - chicagotribune.com
 160 N Stetson Avenue, Chicago, IL 60601
 (312) 222-2222 - Fax: (312) 222-4014
 Chicago Tribune - chicagotribune.com
160 N Stetson Avenue, Chicago, IL 60601
  (312) 222-2222 - Fax: (312) 222-4014

Approved on June 17, 2026



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

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

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

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

 3) Approval of Meeting Minutes

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

 4) Old Business

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

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


Doc 639561 – ZBA Meeting Minutes for January 21, 2026
 Approved on June 17, 2026


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

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

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

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



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

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

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

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


Doc 639561 – ZBA Meeting Minutes for January 21, 2026
 Approved on June 17, 2026


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

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

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

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




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

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

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

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


Doc 639561 – ZBA Meeting Minutes for January 21, 2026
 Approved on June 17, 2026


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

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

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

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



 6) Public Comment

 There were no public comments

 7) Communications from Staff

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


 8) Adjournment
 Meeting adjourned at 7:37 PM

Respectfully Submitted

Brian Augustine,
Zoning Administrator




Doc 639561 – ZBA Meeting Minutes for January 21, 2026