Plan Commission — Skokie, IL
Date: 2023-08-17

Meeting Agenda
 Plan Commission Meeting
 Thursday, August 17, 2023 at 7:30 P.M.
 Village of Skokie
 Council Chambers
 5127 Oakton Street
 Skokie, IL 60077

 I. Call to Order/Declaration of Quorum

 II. Roll Call

 III. Approval of Minutes

 IV. New Business

 2023-20P – Special Use Permit: 5238 Touhy Avenue
 Bond Touhy LLC, on behalf of Mike Joudeh, requests a special use permit for
 outdoor dining in a B2 Commercial zoning district, and any other relief Staff Report
 discovered during the review of this case.
 PIN: 10-28-313-036-0000
 2023- 19P – Zoning Chapter Amendment: Drive-Through Provisions
 The Village of Skokie requests an amendment to Chapter 118 of the Skokie Staff Report
 Village Code to modify provisions for drive-through facilities.
 2023-18P – Zoning Chapter Amendment: Driveways
 The Village of Skokie requests an amendment to Chapter 118, Zoning – Article Staff Report
 XI Off-Street Parking and Loading Facilities, to prohibit new curb cuts and front
 yard driveways on lots that abut or have access to a public improved alley.


 V. Old Business

 VI. Public Comment (for non-agenda items)

 Next Meeting will be September 07, 2023 at 7:30 P.M.

 VII. Adjournment


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




Meeting Agenda
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Plan Commission Approved Summary Meeting Minutes
 Date: August 17, 2023

The Chairman called the roll recognizing that there was a quorum present with 2 commissioners
absent.

Case Description:

2023-20P: Special Use Permit: 5238 Touhy Avenue
Bond Touhy LLC, on behalf of Mike Joudeh, requests a special use permit for outdoor
dining in a B2 Commercial zoning district, and any other relief discovered during the
review of this case.
PIN: 10-28-313-036-0000

Discussion and Interested Parties

Legal notice was advertised and posted as prescribed by the Zoning Chapter. Personal notice
was not provided and therefore, Corporation Counsel determined that notice was not proper
and correct.

Mr. Mike Joudeh, representing Qahwah House, stated that notice was overlooked and requested
a continuance. The chairman offered to have the case put on the agenda for the September 7,
2023 meeting.

The Village Manager considers this request as a pilot case for allowing outdoor dining submittals
to be processed solely by staff review. The petitioner will be permitted to assemble the outdoor
dining area now but were instructed not to install any permanent fixtures prior to the Plan
Commission meeting and Village Board’s final disposition.

Mr. Joudeh was agreeable to the September 7, 2023 meeting date. A new legal notice will need
to be mailed out next week to fulfill notice requirements.


Recommendations and Voting
No vote was taken. This case was continued to the September 7, 2023 meeting.




613615 - Plan Commission meeting minutes – August 17, 2023 – Case 2023-20P
 Plan Commission Approved Summary Meeting Minutes
 Date: August 17, 2023

The Chairman called the roll recognizing that there was a quorum present with 2 commissioners
absent.


Case Description:

2023-18P: Zoning Chapter Amendment: Driveways
The Village of Skokie requests an amendment to Chapter 118, Zoning – Article XI Off-
Street Parking and Loading Facilities, to prohibit new curb cuts and front yard driveways
on lots that abut or have access to a public improved alley.

Discussion and Interested Parties

Legal notice was advertised as prescribed by the Zoning Chapter. Corporation Counsel
determined that notice was proper and correct.

Staff requested that the report be accepted into the record as written. In addition to the recent
sustainability changes made, the Village continually tries to improve the pedestrian quality of
Skokie by making a more walkable environment. Along with adding more public sidewalks, the
Community Development Department and Engineering Division are proposing to prohibit new
driveways on residential streets for lots that abut a public alley. They have summarized their
reasoning as:
1) Storm water reduction into the combined sewer system:
The more driveways and aprons from streets, the more stormwater will run off into the sewer
system instead of parkway & front lawn areas. The less storm water draining to the streets, the
less flooded streets and water back-up into basements.
2) Pedestrian friendly environment:
The Village has added new public walks where there were none. The intent is to eliminate the
need for pedestrians walking in the street. The public walkways provide pedestrians a safer
walk without the chance to being struck by a vehicle. Public Works has added 9 full blocks of
public walks over the past several years and plans to install 4-6 blocks each year. Also, there is
less of a chance of conflict between pedestrians and vehicles if there are less driveways that
cross over walkways.
3) Loss of green space in the front yard and parkway:
Mature front yard and parkway trees are lost because of new front yard driveways. It takes
years for a newly planted tree to acquire the leaf area of a mature tree. In addition, there is a
loss of oxygen which captures CO2. When new aprons are installed, the parkway turns into less
green space.
4) Loss of on-street parking spaces;
New front yard driveways and curb cuts are for the convenience of the property owner but
result in the loss of 2 on-street parking spaces. On residential blocks with smaller lot widths,
there is less street parking for guests.

If a property does not abut an alley, a driveway accessible from the street will still be permitted.

613546 - Plan Commission meeting minutes – August 17, 2023 – Case 2023-18P
Some commissioners commented that some alleys are in better condition than others. Some
alleys have protruding vegetation that make it difficult to pass through. There are unimproved
gravel alleys that are in bad condition and full of ruts. Public Works needs to improve alleys to
minimum standards before the ordinance is written. Staff suggested that residents must
communicate the condition of their alleys to Public Works.

Another commissioner mentioned that in the winter, alleys are not always plowed as quickly as
streets and it could be difficult to get out. He also noted that if a car is stuck in the alley then
there is no way out for others.

Another commissioner inquired how this change will affect teardowns with existing driveways.
Staff stated that the driveway can stay but cannot be expanded.

Another commissioner noted that curb cuts and front driveways take away on-street parking
spaces but also frees up on-street parking spaces as well.

Staff noted that people use their garage for storage and park on the driveway apron and often
times vehicles overhang onto the sidewalk. Also, after a snowstorm when plows clear the
street, some snow ends up back onto driveway aprons which is then pushed out into the right-
of-way.

A commissioner wanted to amend the proposed language to reflect that this change is only for
a new curb cut or driveway at properties that are served by an alley.

Recommendations and Voting
A motion was made to approve the request, as amended to clarify proposed language, to
prohibit new curb cuts and front yard driveways on lots that abut or have access to a public
improved alley. It was decided to add the word “New” to Article XI., Section 118-
212(c)(6.)Location.

Motion: J. Burman Second: S. Berman Absent: P. Ousley
 R. Mathee

Ayes: 7
Nays: 0




613546 - Plan Commission meeting minutes – August 17, 2023 – Case 2023-18P
 Plan Commission Approved Summary Meeting Minutes
 Date: August 17, 2023

The Chairman called the roll recognizing that there was a quorum present with 2 commissioners
absent.

Case Description:

2023-19P: Zoning Chapter Amendment: Drive Through Provisions
The Village of Skokie requests an amendment to Chapter 118 of the Skokie Village Code
to modify provisions for drive-through facilities.

Discussion and Interested Parties

Legal notice was advertised as prescribed by the Zoning Chapter. Corporation Counsel
determined that notice was proper and correct.

Staff requested that the report be accepted into the record as written. This is a follow-up from
the April 20, 2023 Plan Commission meeting where staff refined recommendations for drive-
through policy considerations.

Drive-throughs discourage walking, public transit, and visits to neighboring businesses. They
lead to accidents involving pedestrians and cyclists and other vehicles. There are several non-
code proposals that are being implemented and intended to reduce some of the negative
impacts of drive-through facilities.
1) require an operation plan that reduces the queuing line
2) prohibit deliveries during peak hours
3) require mobile ordering as part of the business plan
4) require restaurants to offer composting and recycling as part of the waste management

In addition, there are several code changes to be made to support sustainability and manage
the effects of drive-throughs.
1) adopt a specific definition for drive-through facilities
2) require drive-throughs to be screened from a street and place them behind buildings
3) remove food-related drive-throughs as an allowed use from the mixed-use districts (NX, TX,
and CX)
4) reduce the parking requirement from 1 space for each 100 sf to 1 space for each 150 sf
5) no mature, healthy trees to be removed to accommodate drive-throughs and for every 100
trips generated, a new tree or fee-in-lieu shall be paid to the Village to offset drive-through
emissions.

The chairman mentioned the Chipotle Restaurant on Dempster which took over a drive-through
restaurant and created a new model for the drive-through component. They require mobile
ordering ahead using the drive-through lane solely for pick-up.

A commissioner suggested refining the location language by removing “behind buildings” and
inserting “shall be screened with vegetation wherever possible”.

613586 - Plan Commission meeting minutes – August 17, 2023 – Case 2023-19P
Another commissioner noted that the new Dunkin Donuts on Dempster & Lockwood has cars
moving across the front of the building. Staff acknowledged this fact and stated that there is a
stricter review process in place which requires plans to better fit subject sites. The Dunkin
Donuts was retrofitted into the bank site using the existing drive-through.

A commissioner offered that the majority of Skokie residents are not educated enough on
composting and the onus is on the restaurant owner to provide receptacles for dining and
kitchen waste. Another commissioner added that a restaurant owner has no control on how his
patrons dispose of garbage. Staff interjected that on the west coast, in Seattle, restaurants are
required to compost and in Los Angeles, residents are required to do so. The commissioners
agreed that Skokie isn’t there yet and mandatory composting is not an amendment in the
Village Code.

Recommendations and Voting
A motion was made to approve the request as presented for an amendment to Chapter 118 of
the Skokie Village Code to modify provisions for drive-through facilities.

Motion: S. Berman Second: V. Gupta Absent: P. Ousley
 R. Mathee

Ayes: 7
Nays: 0




613586 - Plan Commission meeting minutes – August 17, 2023 – Case 2023-19P