Plan Commission — Skokie, IL
Date: 2024-04-04

Meeting Agenda
 Plan Commission Meeting
 Thursday, April 4, 2024 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

 2024-01P – Special Use Permit: 4022 Main Street
 MSP II LLC- Series B, on behalf of Kristina Perez Thomas, requests a special use permit in a B1 Service
 Commercial zoning district for a limited-service restaurant for Soul Good Coffee at 4022 Main Street, resulting
 in a parking deficit of 15 parking spaces, the amount by which the requirements for the new use exceed the
 previous use, as required by Sections 118-201(3) and 118-218(4) of the Skokie Village Code, and any other
 relief discovered during the review of this case.


 2024-02P – Special Use Permit: 4022 Main Street
 MSP II LLC- Series B, on behalf of Kristina Perez Thomas, requests a special use permit in a B1 Service
 Commercial zoning district for outdoor dining at Soul Good Coffee at 4022 Main Street, and any relief
 discovered during the review of this case.
 PIN: 10-22-218-059-0000


 2024-03P – Special Use Permit: 8229 Christiana Avenue
 Jose Rafael Munoz Olivares requests a special use permit for an automotive repair facility in a M3 Industrial
 zoning district and any relief discovered during the review of this case.
 PIN: 10-23-408-011-0000


 2024-04P – Special Use Permit: 8014 Lincoln Avenue
 MDG 8000 North Lincoln Owner LLC, on behalf of Thomas H. Griseta, requests a special use permit for a co-
 working office in a CX Core Mixed-Use district and any relief discovered during the review of this case.
 PINs: 10-21-413-014-0000, 10-21-413-025-0000, 10-21-413-026-0000, 10-21-413-030-0000, 10-21-413-036-
 0000, and 10-21-413-037-0000




 V. Old Business

 VI. Public Comment (for non-agenda items)

 Next Meeting will be April 18, 2024 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.



VOSDOCS-#609406-v12-Meeting_Agenda_-_Plan_Commission_
 Plan Commission Meeting Minutes
 Date: December 7, 2023


PLAN COMMISSION MEMBERS PRESENT: Paul Luke - Chair
 Jeff Burman - Vice-Chair
 Scott Berman, Cindy Franklin,
 and Ross Mathee


PLAN COMMISSION MEMBERS ABSENT: Talia Gevaryahu, Vijai Gupta,
 Erica Crohn-Minchella, and
 Peter Ousley


STAFF PRESENT: Tyler Kobylski, Asst Corporation Counsel,
 Johanna Nyden, Community Dev. Director,
 Paul Reise, Planning Manager, and
 Marlene Bargamian, Administrative Assistant

(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 16, 2023 meeting was made by
 Commissioner S. Berman and seconded by Vice-Chair J. Burman.

 Ayes: Unanimous voice vote.

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

(IV) CASE DESCRIPTION
 Case 2023-31P – Site Plan Approval: 5202-5250 Old Orchard Road
 Zeller OOT, LLC, on behalf of GW Property Group, LLC, requests to modify an existing site
 plan approval for a planned development in an OR Office Research zoning district in order to
 convert the 2 existing 7-story office buildings at 5202 and 5250 Old Orchard Road into an
 office and 245-unit residential mixed-use development, retain the existing clinic at 5230 Old
 Orchard Road, and convert the upper deck of the existing parking garage into a recreational
 space for use by the residential tenants, and any relief discovered during the review of this
 case.
 PIN: 10-09-102-063-0000

 Developers and contract purchasers, Mitch Goltz, of GW Property Group and Tom Drake, of
 The Drake Group presented the case. They are proposing to add new housing stock on Old
 Orchard Road by adapting and re-using a mostly vacant office development into a residential
 + limited office development. They commented that the staff report was very thorough and
 complete. Current drawings and proposed renderings were displayed. The signage sizes will
 stay the same as will some of the ground floor entryways.



# 616289 Plan Commission meeting minutes December 7, 2023
 The north and south towers are basically identical with a mix of studio, one, two, and three-
 bedroom units. The north tower will have a limited number of residential units on the ground
 floor along with offices which have long-term leases. There will be recessed balconies and
 some operational windows. They will also be making improvements to the garage adding
 new signage and EV charging stations. Guest parking will be located on the ground floor of
 the garage as well as outdoor spaces. They spoke of re-purposing the top deck of the
 parking garage into recreational and amenities space for a pool, games, yoga, pickleball, and
 bocce ball.

 Chairman Luke inquired about the mix of office space within a residential building. Mr. Goltz
 stated that the upper floors will be secured for the residential units and the ground floor
 spaces would be for the commercial uses. No retail spaces are being considered for this
 development.

 Commissioner Berman asked the total number of spaces in the garage. Mr. Goltz answered
 that they have 740 parking spaces available even after the garage roof transformation.

 Commissioner Franklin asked if they will be looking to add more office uses in the future.
 She questioned if the 1st floor is all commercial. Mr. Goltz responded saying that the north
 tower is a combination of 1st floor commercial (longer leaseholds) with some residential. In
 the future, both buildings will be totally residential once office leases expire.

 Commissioner Mathee noted that they are not required to include any affordable units and
 asked about rental rates. Mr. Goltz replied that it would depend on the market but would
 approximately be $2.60 to $3.00 per foot. The units would appeal to renters. Community
 Development Director Nyden added that the affordable housing ordinance was not approved
 by the Village Trustees and therefore the petitioners, although encouraged to include
 affordable housing units in the development, they are not compelled to. Commissioner
 Mathee concluded that the exception is that they are using an existing structure.

 Commissioner Berman inquired if the development group will retain ownership after
 construction. Mr. Goltz stated that they would turn over the operation to a professional
 building management company while keeping ownership.

 Paul Reise, Planning Manager requested that the report be entered into the record as
 written. Planning is in support of the project. He pointed out that some of the outdoor parking
 spaces at the north end of the north tower were removed to make way for private patios. He
 remarked that the generous setbacks and landscaping were a good buffer to neighboring
 Wilmette and Glenview. He concluded his overview stating that the current ordinances will be
 repealed.

 When asked, the applicant had nothing further to add.

(V) RECOMMENDATIONS AND VOTING
 A motion was made to approve the request to modify an existing site plan approval for a
 planned development in an OR Office Research zoning district in order to convert 2 existing
 office buildings (5202 & 5250 Old Orchard Road) into an office + residential mixed-use
 development, retain the existing clinic at 5230 Old Orchard Road, and convert the upper
 deck of the existing garage into recreational space for residents.



# 616289 Plan Commission meeting minutes December 7, 2023
 Motion: Burman Second: Franklin

 Ayes: 5
 Nays: 0


(VI) ITEMS FOR COMMUNICATION
 The next meeting on Dec. 21, 2023 has been cancelled due to lack of cases. The next
 regularly scheduled meeting will take place on January 4, 2024. Good Holiday wishes were
 exchanged.


(VII) ADJOURNMENT
 Chair Luke adjourned the meeting at 7:55 PM.

 Respectfully submitted,
 Marlene Bargamian,
 Administrative Assistant




# 616289 Plan Commission meeting minutes December 7, 2023
STAFF REPORT 2024-01P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, April 4, 2024


To: Paul Luke, Chairman, Skokie Plan Commission
From: Jose Acosta, Planning Coordinator
Re: 2024-01P: Special Use Permit
 4022 Main Street

 Related Case – 2024-02P: Special Use Permit (outdoor dining)

General Information
Location 4022 Main Street
Purpose To obtain approval for a special use permit for a limited-service
 restaurant
Petitioner Kristina Perez Thomas on behalf of MSP II LLC – Series B and Ira
 Neiman
Size of Site 2,376 Square Feet Gross Area (0.054 acres)
Existing Zoning & B1 Commercial – Currently vacant building in the B1 Commercial
Land Use Zoning District.
Adjacent Zoning & North R2 Single-Family – detached residences
Land Use
 South B1 Commercial – retail, drug store
 East R2 Single-Family – detached residences
 West B2 Commercial – personal service use, electronics
 repair business
Comprehensive Plan The site is designated as retail/service employment.


SITE INFORMATION
 The site contains a 1-story commercial building that houses a total of 3 commercial
 spaces, all of which are currently vacant.
 There are currently 12-onsite parking spaces
 The site is accessible from Keystone Avenue from the West, with frontage on Main
 Street.
 There is 90-minute parking along Main Street and Keystone Avenue, directly
 adjacent to the site.
 Overhead utilities run along the north property line, above the parking lot.


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 Complete Streets
  Public sidewalks are present along Main Street and Keystone Avenue.
  Bike lanes going in either direction are present along Main Street.
  Bicycle parking is proposed at the subject site.
  The site is within close proximity of the Pace 215 on Crawford Avenue
  The site is within walking distance of residential neighborhoods, services, and
 schools.
  Access to the building is available from Main Street.


PROPOSAL SUMMARY
The petitioner is proposing opening a limited service coffee shop at the corner of Main
Street and Keystone Avenue. The site of the coffee shop is a part of a bigger 8,090
square foot building with three proposed commercial spaces. The coffee shop will
occupy the vacant space on the west side of the building to include an outdoor dining
area directly adjacent. The size of the coffee shop is 2,376 square feet (.054 acres).
Business hours for the proposed limited service restaurant will be:
 Monday thru Sunday: 7:00 AM – 4:00 PM
3-4 employees will be present at any given time during business hours at this
restaurant, with a total of 10-12 employees overall.
“Soul Good Coffee is a neighborhood specialty coffee shop focused on serving high
quality and ethically sourced coffee and tea - while providing unique opportunities to
give back and support various non-profit organizations. We make hand crafted espresso
and coffee-based drinks along with tea beverages. We partner with licensed
bakeries/restaurants to offer a rotating menu of snacks and pastries. Examples of our
food menu will be: croissants, muffins, danishes, empanadas, samosas and breakfast
tacos. Our goal is to be a community gathering place for neighbors from all walks of life
to come together and enjoy great conversation over great coffee/tea.”
Soul Good expects that its peak hours of operation will be between 7 AM and 9 AM,
with most of its customers utilizing a grab-and-go option. It is expected there will be a
higher volume of customers in the warmer months when outdoor dining is available.
STAFF ANALYSIS
Petitioner’s Submittal



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The petitioner is requesting a special use permit for a new limited service restaurant at
4022 Main Street in a B1 Commercial district.
All pertinent departments and divisions were offered an opportunity to comment on this
case. Comments specific to this case were made by Traffic Engineering, Fire
Prevention, and Planning, which reviewed the submitted materials and generally
support the proposed special use permit requests.
 Traffic Engineering
 Traffic Engineering is supportive of the conceptual design.
 If during construction any lane closures or sidewalk closures are intended,
 owner/contractor must apply for Public Way Obstruction or Use permit with
 Engineering. Application may be obtained with Engineering or on Village website.
 Traffic control plan and fees will apply.
 Ensure that R7-8 and R7-I101 signs are placed in front of the accessible parking
 spaces.
 Fire Prevention Bureau
 Fire Sprinkler system is currently not required, however, if at any point any of
 the 4022 Main Street tenant space or other tenant spaces that occupy the
 building are combined to be more than 5,000 square feet, the hazard
 classification of the existing occupancies is increased, existing firewalls and
 separation walls between neighboring buildings are not maintained, a fire
 sprinkler system will be required throughout the building.
 Planning Division
 The Planning Division has reviewed the submitted materials and overall supports
 the request for a limited service restaurant at 4022 Main St. The proposed coffee
 shop is unique from other types of limited service restaurants due to their hours
 of operation, selection of food and beverages, and overall business plan. The
 proposed use is consistent with the land use designation in the Comprehensive
 Plan. Access to the subject site will be on Main Street and Keystone Avenue, with
 access to the rear parking lot from Keystone Avenue and the alley.
 Per the parking analysis, the building was constructed in 1955 with 12 parking
 spaces shared between the tenants. At the time, the 12 parking spaces in the
 rear accommodated the uses for the 3 units.
 By today’s Village Zoning code standards, Soul Good’s parking requirement for
 the single unit located at 4022 has increased and is now 15 spaces, which is the
 difference in the parking requirement between the previous use at this location
 and the new proposed coffee shop, as outlined by Section 118-203 of our Village
 Zoning Code. This section of our Zoning Code serves to grant relief of parking
 requirements for new uses going into older buildings that were constructed prior
 to March 2, 1965 and do not have the proper layout or infrastructure to
 accommodate the increased parking requirements for changing automobile

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 dependency and increasing populations. Soul Good, a limited service restaurant
 requires 1 parking space for every 100 feet of net floor area, totaling to 22
 parking spaces. The previous use at this location was a performing arts studio
 that required 1 parking space for every 300 square feet of net floor area, totaling
 7 spaces. The difference in the required parking between the previous use and
 the new use is 15 spaces.
 Since the site cannot accommodate 15 additional legal parking spaces on top of
 the 12 already provided on site, relief for Soul Good Coffee’s 15 parking space
 deficit is needed.
 Staff feels the relief is justified because in addition to the 12 shared parking
 spaces on-site, there is also 90-minute street parking on Main Street and
 Keystone Avenue and bike lanes running along Main Street, directly adjacent to
 the site. The proposed business plan also justifies the relief as a large number of
 Soul Good’s customers utilize carry-out (grab-and-go) or delivery services. The
 hours of the coffee shop, being 7 AM to 4 PM, help alleviate some of the parking
 demand as well.


APPEARANCE COMMISSION
The Appearance Commission approved case 2023-49A at the December 20, 2023
meeting. A Certificate of Appropriateness was awarded.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for a limited-
service restaurant at 4022 Main Street in a B1 Commercial district that includes an
outdoor dining area, and relief from §118-201(3) regarding the parking requirement of
existing structures prior to March 2,1965, be APPROVED, based upon the Proposed
Positive Findings of Fact and subject to the recommended and standard special use
permit conditions.
Staff recommends that the petitioner’s request for a special use permit for a limited-
service restaurant at 4022 Main Street in a B1 Commercial district that includes an
outdoor dining area, and relief from sec 118-201 (3) regarding the parking requirement
of existing structures

RECOMMENDED SPECIAL USE CONDITIONS
1. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site plans dated <insert date of final approved plan>,
 engineering plans dated <insert date of final approved plan>, landscape plans dated
 <insert date of final approved plan>, sign plans dated <insert date of final approved
 plan>, and building elevations dated <insert date of final approved plan>. (Standard)
2. Prior to the issuance of building permits, the petitioner shall submit for approval a

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 lighting photometrics plan, fully developed civil engineering plans that comply with
 the county WMO requirements and Village’s stormwater control provisions, and
 redevelopment engineering plans to address all aspects of private and public utility
 services. Any reconfigurations within state ROW will require an IDOT highway/utility
 permit. (Standard)
3. New parking lot and exterior lighting shall meet Illuminating Engineering Society of
 North America (IES) standards, be full cut-off design, and be directed away from
 adjacent properties, subject to the approval of the Engineering Division. (Standard)
4. All existing damaged public sidewalks or public sidewalks damaged due to the
 implementation of this plan shall be replaced. (Standard)
5. No objects are allowed within a 10' sight distance triangle in R1, R2, R3, and R4
 districts, or within a 15' sight distance triangle in all other districts, between 30" and
 84" in height from grade except traffic control devices listed in the Manual on
 Uniform Traffic Control Devices. (Standard)
6. Prior to the issuance of building permits, the petitioner shall submit a temporary
 pedestrian, bicycle, and transit circulation plan for the public right-of-way, including
 routing, signage, and barriers, to be in place prior to the commencement of
 construction, subject to the approval of the Engineering Division. If during
 construction any lane closures or sidewalk closures are intended in the public right-
 of-way, the owner/contractor must apply for Public Way Obstruction or Use permit
 with Engineering. The application may be obtained with Engineering or on Village
 website. Traffic control plan and fees will apply. (Standard)
7. All fencing, walls, sidewalks, driveways, curbs, wheel stops, parking areas, signage,
 landscaping, structures, and any other facilities or infrastructure on the Subject
 Property shall be maintained in a good state of repair, and when needed, be
 repaired or replaced in a timely manner. (Standard)
8. All private and public sidewalks shall be maintained free of snow, ice, sleet, or other
 objects that may impede travel. (Standard)
9. 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,
 except for waste receptacles. (Standard)
10. Waste receptacles shall be placed on the Subject Property for the use of customers,
 and that the Health Department shall determine the size, type, and location of these
 units. (Standard)
11. All off-street parking spaces shall be legibly striped and maintained. (Standard)
12. Any plan to modify parking lot striping must be approved by the Director of
 Engineering. (Standard)
13. The handicapped parking spaces shall be installed and maintained in compliance with
 State of Illinois Accessibility Standards and the Skokie Village Code, including required

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 signage. (Standard)
14. Vehicles shall not be allowed to be parked in or otherwise block common driveways,
 sidewalks, aisles, or other points of access at any time, shall only be parked in
 designated parking spaces, and shall not overlap the striped lines of designated
 parking spaces. (Standard)
15. The owner of the Subject Property and its tenants shall ensure that employees park
 on the Subject Property. (Standard)
16. No required parking space on the site may be for the exclusive use of any tenant.
 (Standard)

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

19. All overhead utilities on the Subject Property or in adjacent right-of-way shall be
 placed or relocated underground. The petitioner shall bear the full cost of any utility
 relocation and/or conflicts. (Standard)
20. The petitioner shall sign an "Agreement for Installation and Maintenance of
 Landscaping" to assure that the Subject Property and parkway landscaping is
 completed and maintained, including trimming, watering, and replacing of dead
 plant materials in a timely manner in accordance with the final approved landscape
 plan. A copy of said Agreement is attached hereto, marked Exhibit “A” and hereby
 made part of this Ordinance. This “Agreement for Installation and Maintenance of
 Landscaping" shall be recorded at the petitioner’s expense. (Standard)
21. All new construction, alterations, and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended. (Standard)
22. The petitioner shall obtain all required permits and approvals for improvements to
 County, State, or Federal rights-of-way from the governing jurisdiction. (Standard)
23. The Subject Property must conform to the Village's storm water control requirements
 as contained in the Skokie Village Code, including the disconnection of any
 downspouts. (Standard)
24. All signage shall conform to the Skokie Village Code, except as provided in this
 ordinance. Any sign on the Subject Property that is in violation of that Code must be
 removed or modified to conform with the Village Code prior to the issuance of an
 occupancy permit. (Standard)
25. All modifications to building elevations, signage, and landscaping shall be subject to

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


ATTACHMENTS
1. Proposed Positive Findings of Fact
2. Plat of Survey, dated November 15, 2023
3. Site Plan, dated February 13, 2024
4. Aerial and Zoning Map




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Proposed Positive Findings of Fact 2024-01P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, April 4, 2024


Consideration Finding
The request is consistent with the intent of the The request for a special use permit for a
Comprehensive Plan. limited service restaurant is consistent with
 the intent of the retail/service employment
 land use identified in the Comprehensive
 Plan.
The request will not adversely affect adjacent There should be no adverse effects created
properties. by the proposed use upon the adjacent
 properties or businesses.
The request is compatible with the existing or The request is compatible with the existing or
allowable uses of adjacent properties. allowable uses in the area.
The request demonstrates that adequate public Adequate public facilities, including roads,
facilities, including roads, drainage, utilities, drainage, utilities, and police and fire
and police and fire protection exist or will exist protection exist or will exist to serve the
to serve the requested use at the time such requested use at the time such facilities are
facilities are needed. needed.
The request demonstrates adequate provision Adequate provision for maintenance and use
for maintenance and use of the associated of the associated structures is demonstrated
structures. by the request.
The request has considered and, to the degree No adverse effects on the environment will
possible, addressed the adverse effects on the be created by the proposed use.
natural environment.
The request will not create undue traffic Staff does not envision any undue traffic
congestion. congestion created by the proposed use.
The request will not adversely affect public There should be no adverse effect upon
health, safety, and welfare. public health, safety, and welfare.
The request conforms to all applicable The request conforms to all applicable
provisions of this code, except where relief is provisions of this code, except where relief is
granted with the request. granted with the request.




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 SHARED TRASH & NOTE: RESURFACE ALLEYWAY
 RECYCLING CORRAL PARKING & TRASH ZONES, WITH EXIST WOOD
PARKING NOTES: FOR UNITS 1 & 2 NEW PAINTED PARKING LINES AS FENCE
 1. PARKING SPACES WILL BE RE-STRIPPED IN LOCATIONS AS SHOWN
 EXIST WOOD KATHRYN McRAY, AIA
 15'-0 SIGHT TRIANGLE

 16 FT. PUBLIC ALLEY
 SHOWN ON THE SITE PLAN 312.933.2024
 EXIST WOOD POLE
 2. TYPICAL PARKING SPACES SHALL BE 9'-0 WIDE BY 18'-0 LONG SET BACK 7812 KENNETH AVE
 3. ALL PARKING SPACES SHALL INCLUDE A CONCRETE WHEEL UTILITY POLE SKOKIE, IL 60076
 KATHRYN@MCRAYDESIGNLAB.COM
 STOP W/ ANCHORS EXIST ONE-WAY
 4. PROVIDE R7-8 AND R7-1101 SIGNS POSTED AT ACCESSIBLE SIGN (EAST) AT EXIST
 THE ALLEY
 (EXISTING CONCRETE PAVEMENT) OWNER
 PARKING SPACES INLET
 IRA NEIMAN
 5. NEW WALKWAY BETWEEN PARKING SPACES WILL BE STRIPPED 847-338-9044
 AS SHOWN ON THE SITE PLAN 3'-6" IRANEIMAN@GMAIL.COM
 EXIST WOOD
 WALK
 POLE
ACCESSIBLE PARKING NOTE: 15'-0" MECHANICAL CONSULTANT
 1. IN PARKING SCHEME "A" THE ACCESSIBLE PARKING SPOT IS ZOETIC BUILDING CONSULTANTS
 LOCATED NEAR THE EXISTING UTILITY POLE TO ALLOW TRASH BRIAN RAYSKI
 EXIST
 2 YRD TRSH 2 YRD TRSH
 AND RECYCLING REMOVAL ACCESS. 9'-0" (312) 857-8546
 PARKING
 2. IN PARKING SCHEME "B" THE ACCESSIBLE PARKING SPOT IS 8'-0" 8'-0" TYP
 CONTROL
 LOCATED NEAR THE EXISTING UTILITY POLE TO ALLOW FOR ADA ADA GENERAL CONTRACTOR

 37" x 84"




 NEW PLANTER BED
 37" x 84"
 SIGN
 THE 12TH PARKING SPOT. RELOCATING THE ACCESSIBLE


 18'-0" TYP
 15'-0"
 PARKING TO BE CLOSER TO THE BUILDING ENTRANCE WOULD
 1 ADA
 REDUCE THE TOTAL PARKING IN THE ALLEY BY ONE SPOT DUE 1 SPACE 1 SPACE 1 SPACE PROPOSED 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE




 EXIST CONCRETE
 SPACE
 TO THE LOCATION OF THE UTILITY POLE. TRASH
 CORRAL


 2'-0" TYP
LANDSCAPING NOTES:
 2 YRD RECYL 2 YRD RECYL
 1. SEE LANDSCAPE PLAN 1-STORY
 BRICK VINYL

 37" x 84" 37" x 84"
 ADDITION
 3'-3"
 3'-11"
 3'-10" 3'-4"
 96 GAL 96 GAL 96 GAL
 TOTER TOTER TOTER
 2'-2" 40" x 36" 40" x 36" 40" x 36"
 ALLEY ALLEY ALLEY ALLEY
 NEW DOOR DOOR DOOR DOOR
 PLANTER
 BED

 72" LONG PLANTER
 30" ROUND LOCATION OF PARTITION WALL
 PLANTER
 BETWEEN UNITS




 SQUARE
 LOCATION OF PARTITION WALL

 72" LONG PLANTER
 PICNIC
 TABLES
 BETWEEN UNITS
 EXIST WOOD
 UTILITY POLE
 & GUIDE WIRE
 ONE STORY BRICK BUILDING
 EXIST GUTTER
 AT STREET
 (GROSS AREA
 72" LONG PLANTER
 SQUARE
 EXIST CONC PICNIC



 FOOTPRINT 8,090 SF)
 TABLES

 CURB
 1-STORY




 MAIN STREET
 20" RND
 PLANTER BRICK
 EXIST CONTROL COMMERCIAL
 ADDRESS:
 BOX & (3) POSTS
 NO CHANGE TO BUILDING PROPERTY
 NEW
 FOOTPRINT 4012 - 4024 W. MAIN STREET
 DOOR
 SKOKIE, IL 60076
 20" RND
 PLANTER




 72" LONG PLANTER
 36x36
 SQUARE
 SQUARE
 PROPOSED




 COMMERCIAL BUILD-OUT
 PICNIC
 PICNIC
 TABLES
 TABLES

 EXIST PARKING LOCATION OF SOUL
 CONTROL SIGN EXIST
 PARKWAY GOOD COFFEE:
 TREE
 EXIST




  KEYSTONE AVENUE
 72" LONG PLANTER
 PROJECT #:
 PUBLIC
 CONC
 36x36
 SQUARE
 SQUARE
 PICNIC
 4022 MAIN ST 4018 MAIN ST 4014 MAIN ST
 PICNIC

 23.004
 TABLES
 WALK TABLES




 (2,376 SF GROSS AREA) (3,789 SF GROSS AREA) (1,930 SF GROSS AREA)




 72" LONG PLANTER
 33'-0" TO CENTER LINE OF STREET
 36x36
 SQUARE
 SQUARE
 PICNIC
 PICNIC
 TABLES
 TABLES




 10'-0" NEW DOOR
 20" RND
 PLANTER
 NEW NEW
 60" LONG
 PLANTER
 DOOR DOOR




 BI-1 BI-1 BI-1 BI-1
 EXIST
 PARKWAY
 TREE



 NEW RAISED NEW CONCRETE 24'-11"
 9' X 9' PLAZA
 PLANTER

 5'-6"
 15'-0"


 7'-0"



 15'-0"
 EXIST CONC PUBLIC WALK WAY




 CONCRETE CURB AND GUTTER




 NOT FOR CONSTRUCTION
 15'-0 SIGHT EXIST PARKING     
 CLOSEST EXISTING FIRE HYDRANT
 TRIANGLE SET BACK CONTROL SIGN EXIST STREET PROPERTY LINE    
 TO THE PROPERTY LOCATED AT
 THE NORTH-WEST CORNER OF LIGHT     
 KEYSTONE & MAIN        
    

   




 W.MAIN STREET   
 PROPOSED
 SITE PLAN



 1
 PROPOSED SITE PLAN
 3/16" = 1'-0"
 N

 A-00
 2024-01P - Special Use Permit: 4022 Main Street
 Legend
 Zoning and Development

 Zoning

 B1: Service Commercial

 R2: Single Family Residential




 0 50 100 Print Date: 2/16/2024 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.
STAFF REPORT 2024-02P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, April 4, 2024


To: Paul Luke, Chairman, Skokie Plan Commission
From: Jose Acosta, Planning Coordinator
Re: 2024-02P: Special Use Permit for Outdoor Dining
 4022 Main Street

 Related Case – 2024-01P: Special Use Permit (limited service restaurant)

General Information
Location 4022 Main Street
Purpose To obtain approval for a special use permit for outdoor dining
Petitioner Kristina Perez Thomas on behalf of MSP II LLC – Series B and Ira
 Neiman
Size of Site 2,376 Square Feet Gross Area (0.054 acres)
Existing Zoning & B1 Commercial – Currently vacant building in the B1 Commercial
Land Use Zoning District.
Adjacent Zoning & North R2 Single-Family – detached residences
Land Use
 South B1 Commercial – retail, drug store
 East R2 Single-Family – detached residences
 West B2 Commercial – personal service use, electronics
 repair business
Comprehensive Plan The site is designated as retail/service employment.


SITE INFORMATION
 The site contains a 1-story commercial building that houses a total of 3 commercial
 spaces, all of which are currently vacant.
 There are currently 12 on-site parking spaces
 The site is accessible from Keystone Avenue from the West, with frontage on Main
 Street.
 There is 90-minute parking along Main Street and Keystone Avenue, directly
 adjacent to the site.
 Overhead utilities run along the north property line, above the parking lot.



 VOSDOCS-#617913-v1-Staff_Report_2024-02P_4022_Main_Street
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 Complete Streets
  Public sidewalks are present along Main Street and Keystone Avenue.
  Bike lanes going in either direction are present along Main Street.
  Bicycle parking is proposed at the subject site.
  The site is within close proximity of the Pace 215 on Crawford Avenue
  The site is within walking distance of residential neighborhoods, services, and
 schools.
  Access to the building is available from Main Street.


STAFF ANALYSIS
Petitioner’s Submittal
The petitioner is requesting a special use permit for outdoor dining for Soul Good
Coffee, a limited service restaurant at 4022 Main Street in a B1 Commercial district.
The outdoor dining area will be located on-site between the public walkway running
north-south along Keystone and the building. The outdoor dining area will contain 5
tables with seating for 4 persons each. The petitioner also intends to install planters
along the sidewalk on Keystone to create barriers between the outdoor dining area, the
parking in the rear and the public sidewalk on Keystone. A trash container will be
provided within the outdoor dining area for customer use.

Comments
Staff comments and review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Planning Division. All other
departments returned the sheets with no comments.

 Planning Division
 The Planning Division recommends approval of the special use permit for outdoor
 dining. The use will provide a seasonal alternative for patrons who wish to eat at the
 restaurant. Soul Good Coffee, the winner of the 2023 Skokie Business of the Year, is
 a favorite within the community, not only because of their excellent coffee and
 pastries, but also because of their partnerships with other local organizations, like
 the Niles Township Respite Center, and involvement within the community. The
 outdoor dining use pairs well with the revitalization plans on Main Street, making it a
 more pedestrian friendly environment and providing a space for people to meet and
 interact along Main Street.


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 All other conditions in §118-85(e) of the Skokie Village Code relating to the
 operation of the outdoor dining area must be adhered to as well.

 Traffic Engineering Division

 Traffic Engineering is supportive of the conceptual design.

 If during construction any lane closures or sidewalk closures are intended,
 owner/contractor must apply for Public Way Obstruction or Use permit with
 Engineering. Application may be obtained with Engineering or on Village website.
 Traffic control plan and fees will apply.

APPEARANCE COMMISSION
The Appearance Commission approved case 2023-49A at the December 20, 2023
meeting. A Certificate of Appropriateness was awarded.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner’s request for a special use permit for outdoor
dining at 4022 Main Street in a B1 Commercial district be APPROVED, based upon the
Proposed Positive Findings of Fact and subject to the recommended and standard
special use permit conditions.

RECOMMENDED SPECIAL USE CONDITIONS
1. Prior to the hearing of the subject case before the Board of Trustees, the petitioner
 must submit a landscape plan that identifies the variety of plant and tree species for
 the various planters throughout the exterior of the site.
STANDARD SPECIAL USE CONDITIONS
2. The petitioner shall operate and maintain the outdoor dining area in substantial
 conformance with the final Village approved outdoor patio dining plan dated <insert
 date of final approved plan>.
3. The owner of every occupied commercial premises used for the sale of packaged or
 prepared food and the sale of automotive products shall supply at least one
 approved covered container for litter at the main entrance to the premises for use
 by customers. The owner of the premises shall be responsible for the removal of
 litter every four hours.
4. Barriers, fencing, landscaping, and other features shall be utilized to define the
 outdoor dining area.
5. Use of the area shall be limited to the hours listed in Section 118-93 (e) of the
 Skokie Village Zoning Code, but not longer than the posted operational hours of the
 associated food service facility.


 VOSDOCS-#617913-v1-Staff_Report_2024-02P_4022_Main_Street
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6. Dates of operation shall be limited to what is allowed in Section 118-93 (e) of the
 Skokie Village Code.
7. Outdoor dining areas shall be exempt from the parking regulations if used or set up
 less than 7 months in a calendar year.
8. All food preparation must take place inside the associated food service
 establishment.
9. Adequate refuse disposal shall exist as determined by the Health and Human
 Services Department.
10. Advertising or promotional features shall be limited to the umbrellas or canopies.
11. All applicable Village and State health requirements shall be met.
12. Dining areas will be reviewed each year during the annual restaurant inspection. The
 outdoor dining permit may be revoked by the Village Manager at any time on 14
 days' notice for failure to comply with the regulations set forth in this subsection.
13. The outdoor dining area shall not be enclosed on more than two sides with walls if
 roofed over.
14. The outdoor dining area must be located on a surface approved by the Village
 Manager or designee.
15. The petitioners shall comply with all Federal and State statutes, laws, rules and
 regulations and all Village codes, ordinances, rules, and regulations.
16. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance, as well as any
 applicable business licenses, should be revised or revoked.
17. The petitioners shall pay all costs related to any hearings conducted as a result of
 non-compliance with any of the provisions of the enabling ordinance. The costs
 shall include but not be limited to court reporter fees, attorney fees, and staff time
 required researching and conducting said hearing.

ATTACHMENTS
1. Proposed Positive Findings of Fact
2. Site Plan, dated February 13, 2024
3. Aerial and Zoning Map




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Proposed Positive Findings of Fact 2024-02P: Special Use Permit
Community Development Department Council Chambers, 7:30 PM, April 4, 2024


Consideration Finding
The request is consistent with the intent of the The request for a special use permit for
Comprehensive Plan. outdoor dining is consistent with the intent of
 the retail/service employment land use
 identified in the Comprehensive Plan.
The request will not adversely affect adjacent There should be no adverse effects created
properties. by the proposed use upon the adjacent
 properties or businesses.
The request is compatible with the existing or The request is compatible with the existing or
allowable uses of adjacent properties. allowable uses in the area. The outdoor
 dining area is well-screened from the
 adjacent public sidewalk on Keystone avenue
 and the parking lot in the rear.
The request demonstrates that adequate public Adequate public facilities will exist to serve
facilities, including roads, drainage, utilities, the requested use.
and police and fire protection exist or will exist
to serve the requested use at the time such
facilities are needed.
The request demonstrates adequate provision Adequate provision for maintenance and use
for maintenance and use of the associated of the associated structures is demonstrated
structures. by the request.
The request has considered and, to the degree No adverse effects on the environment will
possible, addressed the adverse effects on the be created by the proposed use.
natural environment.
The request will not create undue traffic Staff does not envision any undue traffic
congestion. congestion created by the proposed use.
The request will not adversely affect public There should be no adverse effect upon
health, safety, and welfare. public health, safety, and welfare.
The request conforms to all applicable The request conforms to all applicable
provisions of this code, except where relief is provisions of this code.
granted with the request.




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 SHARED TRASH & NOTE: RESURFACE ALLEYWAY
 RECYCLING CORRAL PARKING & TRASH ZONES, WITH EXIST WOOD
PARKING NOTES: FOR UNITS 1 & 2 NEW PAINTED PARKING LINES AS FENCE
 1. PARKING SPACES WILL BE RE-STRIPPED IN LOCATIONS AS SHOWN
 EXIST WOOD KATHRYN McRAY, AIA
 15'-0 SIGHT TRIANGLE

 16 FT. PUBLIC ALLEY
 SHOWN ON THE SITE PLAN 312.933.2024
 EXIST WOOD POLE
 2. TYPICAL PARKING SPACES SHALL BE 9'-0 WIDE BY 18'-0 LONG SET BACK 7812 KENNETH AVE
 3. ALL PARKING SPACES SHALL INCLUDE A CONCRETE WHEEL UTILITY POLE SKOKIE, IL 60076
 KATHRYN@MCRAYDESIGNLAB.COM
 STOP W/ ANCHORS EXIST ONE-WAY
 4. PROVIDE R7-8 AND R7-1101 SIGNS POSTED AT ACCESSIBLE SIGN (EAST) AT EXIST
 THE ALLEY
 (EXISTING CONCRETE PAVEMENT) OWNER
 PARKING SPACES INLET
 IRA NEIMAN
 5. NEW WALKWAY BETWEEN PARKING SPACES WILL BE STRIPPED 847-338-9044
 AS SHOWN ON THE SITE PLAN 3'-6" IRANEIMAN@GMAIL.COM
 EXIST WOOD
 WALK
 POLE
ACCESSIBLE PARKING NOTE: 15'-0" MECHANICAL CONSULTANT
 1. IN PARKING SCHEME "A" THE ACCESSIBLE PARKING SPOT IS ZOETIC BUILDING CONSULTANTS
 LOCATED NEAR THE EXISTING UTILITY POLE TO ALLOW TRASH BRIAN RAYSKI
 EXIST
 2 YRD TRSH 2 YRD TRSH
 AND RECYCLING REMOVAL ACCESS. 9'-0" (312) 857-8546
 PARKING
 2. IN PARKING SCHEME "B" THE ACCESSIBLE PARKING SPOT IS 8'-0" 8'-0" TYP
 CONTROL
 LOCATED NEAR THE EXISTING UTILITY POLE TO ALLOW FOR ADA ADA GENERAL CONTRACTOR

 37" x 84"




 NEW PLANTER BED
 37" x 84"
 SIGN
 THE 12TH PARKING SPOT. RELOCATING THE ACCESSIBLE


 18'-0" TYP
 15'-0"
 PARKING TO BE CLOSER TO THE BUILDING ENTRANCE WOULD
 1 ADA
 REDUCE THE TOTAL PARKING IN THE ALLEY BY ONE SPOT DUE 1 SPACE 1 SPACE 1 SPACE PROPOSED 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE 1 SPACE




 EXIST CONCRETE
 SPACE
 TO THE LOCATION OF THE UTILITY POLE. TRASH
 CORRAL


 2'-0" TYP
LANDSCAPING NOTES:
 2 YRD RECYL 2 YRD RECYL
 1. SEE LANDSCAPE PLAN 1-STORY
 BRICK VINYL

 37" x 84" 37" x 84"
 ADDITION
 3'-3"
 3'-11"
 3'-10" 3'-4"
 96 GAL 96 GAL 96 GAL
 TOTER TOTER TOTER
 2'-2" 40" x 36" 40" x 36" 40" x 36"
 ALLEY ALLEY ALLEY ALLEY
 NEW DOOR DOOR DOOR DOOR
 PLANTER
 BED

 72" LONG PLANTER
 30" ROUND LOCATION OF PARTITION WALL
 PLANTER
 BETWEEN UNITS




 SQUARE
 LOCATION OF PARTITION WALL

 72" LONG PLANTER
 PICNIC
 TABLES
 BETWEEN UNITS
 EXIST WOOD
 UTILITY POLE
 & GUIDE WIRE
 ONE STORY BRICK BUILDING
 EXIST GUTTER
 AT STREET
 (GROSS AREA
 72" LONG PLANTER
 SQUARE
 EXIST CONC PICNIC



 FOOTPRINT 8,090 SF)
 TABLES

 CURB
 1-STORY




 MAIN STREET
 20" RND
 PLANTER BRICK
 EXIST CONTROL COMMERCIAL
 ADDRESS:
 BOX & (3) POSTS
 NO CHANGE TO BUILDING PROPERTY
 NEW
 FOOTPRINT 4012 - 4024 W. MAIN STREET
 DOOR
 SKOKIE, IL 60076
 20" RND
 PLANTER




 72" LONG PLANTER
 36x36
 SQUARE
 SQUARE
 PROPOSED




 COMMERCIAL BUILD-OUT
 PICNIC
 PICNIC
 TABLES
 TABLES

 EXIST PARKING LOCATION OF SOUL
 CONTROL SIGN EXIST
 PARKWAY GOOD COFFEE:
 TREE
 EXIST




  KEYSTONE AVENUE
 72" LONG PLANTER
 PROJECT #:
 PUBLIC
 CONC
 36x36
 SQUARE
 SQUARE
 PICNIC
 4022 MAIN ST 4018 MAIN ST 4014 MAIN ST
 PICNIC

 23.004
 TABLES
 WALK TABLES




 (2,376 SF GROSS AREA) (3,789 SF GROSS AREA) (1,930 SF GROSS AREA)




 72" LONG PLANTER
 33'-0" TO CENTER LINE OF STREET
 36x36
 SQUARE
 SQUARE
 PICNIC
 PICNIC
 TABLES
 TABLES




 10'-0" NEW DOOR
 20" RND
 PLANTER
 NEW NEW
 60" LONG
 PLANTER
 DOOR DOOR




 BI-1 BI-1 BI-1 BI-1
 EXIST
 PARKWAY
 TREE



 NEW RAISED NEW CONCRETE 24'-11"
 9' X 9' PLAZA
 PLANTER

 5'-6"
 15'-0"


 7'-0"



 15'-0"
 EXIST CONC PUBLIC WALK WAY




 CONCRETE CURB AND GUTTER




 NOT FOR CONSTRUCTION
 15'-0 SIGHT EXIST PARKING     
 CLOSEST EXISTING FIRE HYDRANT
 TRIANGLE SET BACK CONTROL SIGN EXIST STREET PROPERTY LINE    
 TO THE PROPERTY LOCATED AT
 THE NORTH-WEST CORNER OF LIGHT     
 KEYSTONE & MAIN        
    

   




 W.MAIN STREET   
 PROPOSED
 SITE PLAN



 1
 PROPOSED SITE PLAN
 3/16" = 1'-0"
 N

 A-00
 2024-02P - Special Use Permit: 4022 Main Street
 Legend
 Zoning and Development

 Zoning

 B1: Service Commercial

 R2: Single Family Residential




 0 50 100 Print Date: 2/16/2024 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.
STAFF REPORT 2024-03P: Special Use Permit
Community Development Department Council Chambers/ 7:30 PM, April A, 2024


To: Paul Luke/ Chairman/ Skokie Plan Commission
From: Mike Voitik, Planning Technician
Re: 2024-03P: Special Use Permit
 8229 Christiana Avenue


General Information
Location 8229 Chrlstiana Avenue
Purpose To obtain approval for a special use permit for an automotive
 repair facility
Petitioner Jose Rafael Munoz Olivares
Size of Site 3/695.70 square feet (0.084 acres) with frontage on Christiana
 Avenue

Existing Zoning & M3 Industrial - vacant industrial building
Land Use
Adjacent Zoning & North M3 Industry - automotive repair facility/ office and
Land Use administrative services
 South M3 Industry - automotive repair facilities
 East M3 Industry ~ printing materials business
 West M2 Light Industry ~ primary metal manufacturing
Comprehensive Plan The site Is designated as manufacturing/service employment.


SITE INFORMATION
• The site contains a one-story/ 2/362 s.f. Industrial building which most recently
 housed a printing business.

• Three striped parking spaces are currently located in front of the building.
• Overhead utilities are present on the west side of the north-south alley that runs to
 the east of the subject site.




 Compiete Streets

 • A public sidewalk is present along Chrlstiana Avenue.


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 • The nearest formal bicycle facilities are a bike route on Main Street and the
 North Shore Sculpture Park. Future bike ianes are/ or a multl-use path Is/
 planned for Oakton Street.
 • The site is indirectly served by the CTA 97 Skokie bus which runs along Oakton
 Street/ two and a half blocks to the south of the subject site. The site is within
 walking distance of residential neighborhoods/ services/ and schools.
 The site is accessible from Christlana Avenue as well as from the adjacent alley.


PETITIONER'S SUBMITTAL
The petitioner is requesting a special use permit for an automotive repair facility at
8229 Christiana Avenue in an M3 Industry district. The petitioner intends to operate
Rafa's Auto Repair from this location. The interior of the business will contain 2 service
bays with lifts/ an office, a customer waiting area/ and 2 bathrooms. Six outdoor
parking spaces wil! be located in front of the building and one accessible parking space
will be located behind the building. An existing overhead door on the rear wall of the
building will provide vehicular access from the adjacent public alley to the service bays.
The business/ which wili be operated by two employees/ wil! be open Monday through
Saturday from 7am to 6pm. No painting of vehicles wii! take place at the site.


STAFF ANALYSIS
Comments
Staff comment and review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Fire Prevention Bureau and the
Civil Engineering/ and Planning Divisions. All other departments returned the sheets
with no comments.

 Fire Prevention Bureau
 The Fire Prevention Bureau would like to make the petitioner aware that the
 following will be required of this development:
 1) Separation between the office space and the repair area that has a 2-hour fire
 rating with 90-minute doors.

 2) Revise the site and floor p!an to state that the occupant load for the office is 250
 s.f. gross per person and the Group F-l area is 200 s.f. gross per person.

 3) A fire alarm system
 4) A Knox Box




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 Civil Engineering Division
 The petitioner must verify if the repair shop floor drains or trench drains tie into any
 grease traps outside the building. A permit will be required if a new triple basin
 drain is installed or any existing system is altered.


 Planning_ Division
 The Planning Division recommends approval of the special use permit request for an
 automotive repair facility. The proposed use should be able to function within the
 subject site without adversely impacting the surrounding area because there is
 sufficient on-site parking. A total of 7 parking spaces are required for the proposed
 use and 7 are being provided. Due to the lack of on-stree£ parking and the
 establishment of tandem parking spaces within this industrlal-zoned neighborhood/
 the three parking spaces located within the Christiana Avenue right-of-way count
 toward meeting the parking requirement.
 The site and floor plans must be revised to depict the striping of the 3/ wide area
 between the southernmost row of the tandem parking spaces and the south
 property line as a no parking zone. This area will provide unobstrucfced pedestrian
 access to the front entrance of the building from the public sidewalk.
 Planning staff also requests that the accessible parking and loading areas be shifted
 further to the north so that the north edge of the loading area is adjacent to the
 north property line and avoid creating a situation where the parking space obstructs
 access to the rear man door. Additionally, access to the rear man door must be
 modified to become ADA-compliant.


APPEARANCE COMMISSION
Appearance Commission review is not required.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner's request for an automotive repair facility at 8229
Christiana Avenue in an M3 Industry district be APPROVED/ subject to the attached
positive findings of fact.


RECOMMENDED SPECIAL USE CONDITIONS
1. Prior to the hearing of the subject case before the Board of Trustees, the petitioner
 shall revise the site and floor plans to Include the following:
 a. The labeling of the occupant load for the office at 250 s.f. gross per person and
 the Group F-l area at 200 s.f. gross per person.

 b. The striping of the 3/ wide area between the tandem parking spaces and the
 south property line as a no parking zone.

VOSDOCS-#617876-vl-Staff_Report__-_2024-03P^^Special_Use^Permit_8229_Christiana_Avenue
 3 of 7
 c. The shifting of the accessible parking and loading areas further to the north so
 that the north edge of the loading area is adjacent to the north property line.
 d. The depiction of modifications that wil! enable the rear man door to be ADA-
 compliant.

2. The petitioner shall develop the Subject Property in substantial conformance with
 the final Village approved site and floor plans dated < insert date of final approved
 plan >.

3. A permit will be required if a new triple basin drain is installed or any existing
 system is altered.

4. Al! repair work must be performed within a building at all times except inspecting
 vehicles; adding fluids; and changing tires/ batteries/ windshield wipers/ or light
 bulbs.

5. Outside storage and display of items for sale or lease/ tools/ equipment/ vehicles/
 parts/ or suppiies is prohibited.
6. Vehicles and boats are prohibited to be sold/ advertised for sale/ or, other than
 operational licensed vehicles owned by the establishment/ remain outdoors on the
 property for more than 10 days.
7. All fencing/ walls/ sidewalks/ driveways, curbs/ wheel stops/ parking areas/ signage/
 landscaping/ structures/ and any other facilities or infrastructure on the Subject
 Property shall be maintained in a good state of repair/ and when needed/ be
 repaired or replaced in a timely manner.

8. All new construction/ alterations/ and remodeling shall meet current International
 Building and NFPA Life Safety Codes as amended.
9. All private and public sidewalks shall be maintained free of snow/ ice/ sleet/ or other
 objects that may impede travel.
10.All off-street parking spaces shall be iegibly striped and maintained.
11. Any plan to modify parking lot striping mus£ be approved by the Director of
 Engineering.
12.Vehicles shall not be allowed to be parked in or otherwise block common driveways/
 sidewalks/ aisles/ or other points of access at any time/ shall on!y be parked in
 designated parking spaces/ and shall not overlap the striped lines of designated
 parking spaces.

13.The owner of the Subject Property shall ensure that employees park on the Subject
 Property.

14.The petitioner shall obtain al! required permits and approvals for improvements to
 County, State/ or Federal rights-of-way from the governing jurisdiction.
15.All signage shall conform to the Skokie Village Code. Any sign on the Subject
 Property that is in violation of that Code must be removed or modified to conform

VOSDOCS-#617876-vl-Staff_Report^-_2024-03P^-^Spec!aLUse^Permit_8229^Christiana_Avenue
 4 of 7
 with the Village Code prior to the issuance of an occupancy permit.
16.All modifications to building elevations/ signage/ and landscaping shall be subject to
 the review and approval of the Skokie Appearance Commission.
17.The petitioner shall submit to the Planning Division electronic files of the plat of
 survey/ site plan/ and landscape plan in their approved and finalized form. The files
 shall be scaled 2-dimensionai drawing files on non-compressed/ non-read only CD-
 ROM *.dwg AutoCAD format.
18. Prior to the issuance of building permits, the petitioner shall submit to the Planning
 Division of the Community Development Department the name/ address/ and
 telephone number of the company and contact person responsible for site
 maintenance in compliance with the special use permit.
19. If work Is to be performed on public property or if public property is utilized or
 impacted during construction and/or development/ the owner shall provide/ or shall
 cause the developer and/or contractor to provide/ the Village of Skokie with a
 certificate of insurance naming the Village of Skokie as additionally insured for any
 and all claims related to any and all work. The owner shall hold/ and shall cause the
 developer and/or contractor to hold/ the Village of Skokie harmless and indemnif/
 the Village for any and all claims for property damage or personal injury related to
 work on or use of public property.
20.The petitioner shall comply with ail Federal and State statutes/ laws/ rules and
 regulations and all Village codes/ ordinances, rules/ and regulations.

21. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance/ as wel! as any
 applicable business licenses/ should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees/ attorney fees/ and staff time required researching and
 conducting said hearing.


ATTACHMENTS
1. Proposed Positive Findings of Fact
2. Site and Floor Plans/ dated January 22, 2024
3. Plat of Survey/ dated April 12, 2020
4. Aerial and Zoning Map




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Proposed Positive Findings of Fact 2024-03P: Special Use Permit
Community Development Department Council Chambers/ 7:30 PM, April 4, 2024


Consideration Finding
The request is consistent with the intent of The request for a special use permit for
the Comprehensive Plan. an automotive repair facility is consistent
 with the intent of the manufacturing/
 service employment land use identified in
 the Comprehensive Plan.
The request will not adversely affect The proposed use should be able to
adjacent properties. function within the subject site without
 adversely impacting the surrounding
 area.

The request is compatible with the existing The request Is compatible with the
or allowable uses of adjacent properties. existing or allowable uses in the area.
 There are currently severa! other legal
 and legal non-conforming auto repair and
 body shop businesses operating along the
 same side of the block as the proposed
 use.

The request demonstrates that adequate Adequate public facilities will exist to
public facilities/ including roads, drainage/ serve the requested use.
utilities/ and police and fire protection exist
or will exist to serve the requested use at
the time such facilities are needed.
The request demonstrates adequate Adequate provision for maintenance and
provision for maintenance and use of the use of the associated structures is
associated structures. demonstrated by the request.
The request has considered and/ to the The site is not large enough to
degree possible, addressed the adverse accommodate landscaping without losing
effects on the natural environment. parking spaces. A tree in the Christiana
 Avenue parkway is located just to the
 south of the parking lot in front of the
 building.
The request will not create undue traffic Undue traffic congestion will not be
congestion. created by the request.
The request will not adversely affect public There should be no adverse effect upon
health/ safety/ and welfare. public health/ safety/ and welfare.




VOSDOCS-#617876-vl-Staff_Report_-_2024-03P_^Spec!al^Use_Permit_8229^Christiana^Avenue
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The request conforms to all applicable The request conforms to alt applicable
provisions of this code/ except where relief provisions of this code.
is granted with the request.




VOSDOCS-#617876-vl-StaftReport_-^2024-03P_-_Special_Use_Permit___8229_Christiana^Avenue
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GISConSOrtium 2024-03P-Special Use Permit: 8229 Christiana Avenue
 Legend

 Zoning and Development

 Zoning

 • MZ: Light Industry
 M3: Industry




 Print Date: 2/29/2024



Disclaimer.'ffie GKConiortium and MGP Inc. are not liable for any use, msuse, modification or disclosure of any map provldeti under applkable law. This map is for general information purposes onty. Aithough the mfcrmattw Is believeti to be genemtly accumte, errors may
exist and the user should indepeniiently canpnn for accuracy. The map dties not ctimtitute a regulatary detemiinattan and a not a base tor engineering liesign. A Registereii Lanii Surveyor shoutd be consulted to devemine preme tocation bwndaries on thegfound.
STAFF REPORT 2024-04P: Special Use Permit
Community Development Department Counci! Chambers/ 7:30 PM, April 4/2024


To: Paul Luke/ Chairman/ Skokie Plan Commission
From: Mike Voitik/ Planning Technician
Re: 2024-04P: Special Use Permit
 8014 Lincoln Avenue


General Information
Location 8014 Lincoln Avenue
Purpose To obtain approval for a special use permit for a co-working
 office
Petitioner MDG 8000 North Owner/ LLC/ on behalf of Thomas H. Griseta
Size of Site Overall site area: 27/411.00 square feet (0.629 acres) with
 frontage on Lincoln Avenue/ Oakton Street/ and
 Floral Avenue
 Co-working office area: 3/309 square feet
Existing Zoning & CX Core Mixed-Use - vacant commercial space within a mixed-
Land Use use building containing multlfamily residences/ vacant
 commercial spaces/ and a full-service restaurant (under
 construction)
Adjacent Zoning & North CX Core Mixed-Use - tobacco establishment/ full"
Land Use service restaurant (temporarily closed)/ pubiic parking
 lot
 South CX Core Mixed-Use - public park/ vacant commercial
 space/ Skokie Village Hail
 East CX Core Mixed-Use - multitenant office building/
 upper-story residences over nonresidential uses/ real
 estate services

 West TX Transit Mixed-Use - public parking lot
 CX Core Mixed-Use - publlc/private parking garage,
 vacant commercial space

 R4 Multifamily Housing "" detached residences/
 multifamity residences
Comprehensive Plan The site is designated as pedestrian oriented mix.




VOSDOCS-#617946-vl-StafLReport_-_2024-04P^^Speciai^Use_Permit_8014^Lincoln^Avenue
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SITE INFORMATION
• The site contains a mixed-use building containing multifamily residences/ vacant
 commercial spaces/ and a full-service restaurant (under construction).

• A motor vehicle courtyard off Oakton Street provides delivery access and passenger
 drop off to the subject site.
• Public parking is available in the adjacent parking garage to the west of the subject
 site and in the parking lots to the north of the subject site. On-street parking is also
 available along both sides of Lincoln Avenue between Oakton Street and Warren
 Street.




 Complete Streets

 • Public sidewalks are present along Lincoln Avenue/ Oakton Street/ and Floral
 Avenue.

 " Lincoln Avenue and Floral Avenue are identified as Bike Routes/Shared Use
 Roadways in the Comprehensive Plan.
 « The site is served by the CTA 97 Skokie bus route/ the Pace 210 Lincoln Avenue
 bus route/ and the Pace 226 Oakton Street bus route. The site is within walking
 distance of residential neighborhoods/ services/ parks/ shopping/ schools/ and
 the CTA Oakton-Skokie Yellow Line station.
 • Village-installed bicycle parking racks are present In the public sidewalk in front
 of 8018 Lincoln Avenue and at the northeast corner of the public parking lot at
 8030 Lincoln Avenue.


PETITIONER'S SUBMITTAL
The petitioner is requesting a special use permit for a co-working office at 8014 Lincoln
Avenue in a CX Core Mixed-Use district. The petitioner intends to open a Skokie
location of the Enclave co-working business. The business will occupy a 3/309 square
feet space that will contain 11 offices and a conference room. Shared bathroom
facilities will be located off a common hallway that is located to the southwest of the
office space. Enclave members will have daily access to the office space from 6:00
a.m. to 2:00 a.m./ though the petitioner has indicated that the only late-night
occupants would consist of the cleaning and stocking crew.
With regards to the request, the petitioner explains that:
 Enclave is an established Chicagoland coworking business, already operating in G{en Ellyn/
 Downers Grove, Arlington Heights, Oak Park/ Highland Park, Wilmette, Lake Forest, and
 Naperville. Enclave is weeks away from opening in EvansSon/ Barrington, and Elmhurst. AH of
 Enclave's locations are located in a suburban "downtown/" providing an opportunity for residents



VOSDOCS-#617946-vl-Staff^eport_-_2024-04P_^Special^Use^erm!t_8014^Lincoln_Avenue
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 to spend their days out and about in their hometown instead of going to a Chicago office or
 staying in their own homes.

 Virtually all of our members reside in the suburb where each Enclave exists. Our survey efforts
 have taught us that these members would not otherwise spend the bulk of their weekdays in
 their respective downtown areas but for their membership at Enclave. We have cultivated
 relationships with surrounding restaurants and retail organizations/ have joined various chambers
 of commerce/ have hosted community events in our space, and have otherwise helped to build
 activity on main street everywhere we have gone.

 Because Enclave's goal is to be within 5-10 minutes of all of Its members' homes, most members
 walk or bike to Enclave. On a normal day/ 1-5 members may park a car downtown. And
 because Enclave's membership encourages filtering in and out of the spaces over the course of
 the day/ those cars rarely stay in town for more than a few hours.
 Enclave does not cook, serve food, manufacture any products/ or deal with hazardous materials.
 Because Enclave is an ofRce setting/ the operation of its business has no impact on public health
 [or] storm water detention, and it has no detrimental effect on the morals/ health/ or safety of
 Skokie residents.

 Finally/ Enclave understands that paragraph 118-183(a)(3) of Article IX of Skokie's zoning
 ordinance relating to mixed use zoning districts requires that a business located on a retail street
 remain open for 40 hours per week. Enclave is open for more than 40 hours per week. Its
 members are allowed to access the space after or before normal business hours to account for
 things like time changes on their calls or zoom meetings, or after hours in-person meetings or
 social or networking events. In fact, many members wili cycle in and out of the space on
 Saturdays and Sundays as well.

 We find that most members enjoy workspaces and other seating options near windows for
 natural light. As a result/ even on days when membership is not heavy, our store front reflects a
 busy and actively operating business for those folks walking by.

The petitioner describes the membership process as follows:
 A member buys a [monthly or annual] membership and each membership ranges in access.
 There are flex members who simply set up throughout the space the way someone would in a
 cafe/ [as well as] office flex members who share an office with other office flex members/ and
 dedicated office members who can actually set up an office with their own art/ furniture/ etc./
 and use it exclusively.


STAFF ANALYSIS
Comments

Staff comment and review sheets were sent to all pertinent departments. Staff
comments on the subject case were received from the Fire Prevention Bureau and the
Planning Division. Ail other departments returned the sheets with no comments.

 Fire Prevention Bureau

 The Fire Prevention Bureau would like to make the petitioner aware that the
 following will be required of this proposal:
 1) Revise the partition plan to show fire rated separation between occupancies.



VOSDOCS-#617946-vl-Staff^Report_-_2024-04P__-_SpeciaLUse^Permit^80i4^Lincoln^venue
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 2) Revise the partition plan to show common path and egress travel distance for the
 8014 Lincoln Avenue space.

 3) Emergency light installation in bathrooms and other work rooms.
 4) Fire alarm and fire sprinkler plans will be required to be submitted with
 alterations made to the 8014 Lincoln Avenue space.


 Planning Division
 The Planning Division recommends approval of the special use permit request for a
 co-working office at 8014 Lincoln Avenue. The proposed use wilt add street-level
 activity to downtown Skokie and will generate potential users of nearby businesses.
 The village requested to amend the Zoning Ordinance in 2023 to add co-working
 office as a specia! use on Retail Streets in the mixed-use zoning districts (case 2023-
 BOP). The request was part of a larger intent by the village to create a more
 walkable environment that would attract shoppers and businesses. Prior to this
 amendment/ co-working businesses fell under the "office not otherwise listed" land
 use classification and were not permitted to be located on the ground level of
 buildings facing retail streets.
 Due to its location on a designated retail street/ the proposed use shall be open to
 the public for a minimum of 40 hours a week. Additionally/ the surface of the
 windows and doors shall not be covered or obstructed by products/ window
 coverings (blinds/ drapes/ shades/ or the like)/ signs in excess of the requirements
 in the Signs chapter/ or other opaque materials placed behind the window


APPEARANCE COMMISSION
Appearance Commission review is not required.

STAFF RECOMMENDATIONS
Staff recommends that the petitioner's request for a co-working office at 8014 Lincoln
Avenue in a CX Core Mixed-Use district be APPROVED/ subject to the attached positive
findings of fact.


RECOMMENDED SPECIAL USE CONDITIONS
1. Prior to the hearing of the subject case before the Board of Trustees, the petitioner
 shall revise the partition plan to include the following:
 a. Fire rated separation between occupancies.

 b. Common path and egress travel distance for the 8014 Lincoln Avenue space.
 c. The labeling of the locations of all bathrooms within 8014 Lincoln Avenue.
2. The petitioner shali develop the Subject Property in substantial conformance with


VOSDOCS-# 617946-vi -StafLReport^-_2024-04P_-^SpeciaLUse^Permit_8014^Li ncoln^Avenue
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 the final Village approved partition plan dated < insert date of fina! approved plan >
 and Floor Plan - Floor 1 dated < insert date of final approved pian >.
3. The use shall be open to the public for a minimum of 40 hours a week.
4. The surface of the windows and doors shall not be covered or obstructed by
 products/ window coverings (blinds/ drapes/ shades/ or the like)/ signs in excess of
 the requirements in the Signs chapter/ or other opaque materials placed behind
 the window.

5. All fencing/ walls/ sidewalks/ driveways/ curbs, wheel stops/ parking areas/ signage/
 landscaping/ structures/ and any other facilities or infrastructure on the Subject
 Property shall be maintained in a good state of repair/ and when needed/ be
 repaired or replaced In a timely manner
6. All new construction/ alterations/ and remodeling shall meet current Internationa!
 Building and NFPA Life Safety Codes as amended.
7. All private and public sidewalks shall be maintained free of snow/ ice, sleet, or other
 objects that may impede travel.
8. The petitioner shai! obtain all required permits and approvals for improvements to
 County/ State/ or Federal rights-of-way from the governing jurisdiction.

9. Al! signage sha!l conform to the Skokie Village Code. Any sign on the Subject
 Property that is in violation of that Code must be removed or modified to conform
 with the Village Code prior to the issuance of an occupancy permit
10. Prior to the issuance of building permits/ the petitioner shall submit to the Planning
 Division of the Community Development Department the name/ address/ and
 telephone number of the company and contact person responsible for site
 maintenance in compliance with the special use permit.
11. If work is to be performed on public property or if public property is utilized or
 impacted during construction and/or development/ the owner shall provide/ or shall
 cause the developer and/or contractor to provide/ the Village of Skokie with a
 certificate of insurance naming the Village of Skokie as additionally insured for any
 and all claims related to any and all work. The owner shall ho!d/ and shall cause the
 developer and/or contractor to hold/ the Village of Skokie harmless and indemnify
 the Village for any and all claims for property damage or personal injury related to
 work on or use of public property.
12.The petitioner shall comply with ail Federal and State statutes, laws, rules and
 regulations and all Village codes/ ordinances/ rules/ and regulations.

13. Failure to abide by any and all terms of this Ordinance shall be cause for the Village
 to initiate hearings to determine whether the subject Ordinance/ as well as any
 applicable business licenses/ should be revised or revoked. The petitioner shall pay
 all costs related to any hearings conducted as a result of non-compliance with any of
 the provisions of the enabling ordinance. The costs shall include but not be limited
 to court reporter fees/ attorney fees/ and staff time required researching and

VOSDOCS-#617946-vl-Staff_Report_-_2024-04P_-_Special_Use_PermJt_80:4_Linco!n^Avenue
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 conducting said hearing.


ATTACHMENTS
1. Proposed Positive Findings of Fact
2. Partition Plan/ dated November 27, 2023
3. Floor Plan - Floor I/ dated September 21, 2018
4. ALTA / NSPS Land Title Survey/ dated October 23, 2020
5. Aerial and Zoning Map




VOSDOCS-#6i7946-vl-StafLReport^-^2024-04P_-_Specjal_Use_Permit_80l4_Lincoln_Avenue
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Proposed Positive Findings of Fact 2024-04P: Special Use Permit
Community Development Department Council Chambers/ 7:30 PM, April 4, 2024


Consideration Finding
The request is consistent with the intent of The request for a special use permit for a
the Comprehensive Pian. co-working is consistent with the intent of
 the pedestrian oriented mix land use
 identified In the Comprehensive Plan.
The request will not adversely affect There will be no adverse effect created
adjacent properties. by the proposed use upon adjacent
 properties.

The request is compatible with the existing The request is compatible with the
or allowable uses of adjacent properties. existing or allowable uses In the area.
 The proposed use will add street-level
 activity to downtown Skokie and will
 generate potential users of nearby
 businesses.

The request demonstrates that adequate Adequate public facilities exist to serve
public facilities/ including roads/ drainage/ the requested use.
utilities, and police and fire protection exist
or will exist to serve the requested use at
the time such facilities are needed.
The request demonstrates adequate Adequate provision for maintenance and
provision for maintenance and use of the use of the associated structures is
associated structures. demonstrated by the request.
The request has considered and/ to the It is not anticipated that the proposed
degree possible/ addressed the adverse use will have an adverse effect on the
effects on the natural environment. natural environment.

The request wil! not create undue traffic Undue traffic congestion will not be
congestion. created by the request.
The request will not adversely affect public There should be no adverse effect upon
health/ safety/ and welfare. public health/ safety/ and welfare.
The request conforms to al! applicable The request conforms to all applicable
provisions of this code/ except where relief provisions of this code.
is granted with the request.




VOSDOCS-#617946-vl-StafLReport^^2024-04P_-_Special_Use^ermit_8014_Lincoln_Avenue
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 ALTA / NSPS LAND TITLE SURVEY .
 Ce
 nte
 rR
 oad N
 OF Ave
 Nil
 eet
 Str
 oln
 es
 Linc
 Ch
 urc
 h



 Floral Ave.
 Laramie Ave. Niles Ave.
 20 10 0 20


 Lincoln Ave.
 SCALE: 1" =20' Warren Street


 Oakton Terrace

 LEGEND
 Oakton Street


 Manhole
 Catch Basin PROJECT LOCATION e.
 Av
 Inlet oln Louise Ave.
 Clean Out Lin Av
 c e.
 Fire Hydrant
 Fairview Ave. Ba
 Valve Vault bb
 Valve Box
 B-Box
 Well Head LOCATION MAP
 Light Pole NOT TO SCALE
 Traffic Signal
 Traffic Signal With Mast Arm
 Hand Hole
 Fence
 Pipe Bollard
 Sign
 Gas Valve
 Gas Meter
 Overhead Utility Line
 Electric Meter
 Utility Pole
 Telephone Manhole

 Handicapped Parking Stall

 Number of Parking Stalls
 Curb & Gutter
 Depressed Curb
 Retaining Wall
 PARCEL 2
 AREA = 1,966 S.F.
 = 0.04513 Ac.




 PARCEL 1
 AREA = 25,445 S.F.
 = 0.58414 Ac.




 Originally Prepared: 10/23/2020 Project No. 17017




 consulting engineers
 HAEGER ENGINEERING land surveyors
 100 East State Parkway, Schaumburg, IL 60173
 Ordered By: Village of Skokie Tel: 847.394.6600 Fax: 847.394.6608
 Order No.: 17-017 Illinois Professional Design Firm License No. 184-003152
 www.haegerengineering.com

Plot Date: Oct 23, 2020 - 3:19pm Plotted By: todd-s Layout: ALTA-NSPS-LTS
File Name: P:\2017\17017\Drawings\Final Survey\17017-ALTA-NSPS-LTS.dwg
 2024-04P - Special Use Permit: 8014 Lincoln Avenue
 Legend
 Zoning and Development

 Zoning

 CX: Core Mixed-use

 R4: Multifamily Housing

 TX: Transit Mixed-Use




 0 100 200 Print Date: 2/29/2024 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.